Attachment 4 - July 16 Planning Commission Staff Report, Resolution, and Attachments — Laguna Beach City Council, August 12, 2025 (part 1 of 2)

PLANNING COMMISSION STAFF REPORT
July 16, 2025
Agenda Item No. 5.3
Case No: Design Review 25-1044
Coastal Development Permit 25-1045
Project Location: 1040 South Coast Highway | APN: 644-087-12 Applicant: Anders Lasater, Architect
(949) 497-1827 | [email protected]
Property Owner: Pacific Coast LLC
Prepared By: Community Development Department
Shaveta Sharma, Acting Principal Planner
(949) 715-0958 | [email protected]
Planning Commissioners
within a 500’ Radius: None
RECOMMENDATION:

By motion, adopt a resolution (Attachment 1) approving Design Review 25-1044 and Coastal Development Permit 25-1045, and finding said action exempt from CEQA.

EXECUTIVE SUMMARY:

The Applicant, Anders Laster, Architect, is requesting design review (“DR”) and a coastal development permit (“CDP”) for a new mixed-use structure (major remodel to an existing singlestory commercial building with additions exceeding 50%, including upper-level additions to establish four new apartment units) in the C-1 (Local Business District) zone. The vacant commercial space was most recently occupied by a laundromat with dry cleaning services and is proposed to be remodeled to accommodate a commercial use. Site improvements include parking lot modifications and landscaping. Design review is required for the new structure (major remodel to an existing structure with additions exceeding 50%), elevated decks, remodel of the commercial building façade, landscaping, HVAC equipment, and site improvements including parking lot modifications and trash storage. A coastal development permit is required for development within PC Staff Report
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the coastal zone. Additionally, pursuant to Laguna Beach Municipal Code (“LBMC”) Section

25.52.006(G)(3), the Planning Commission will make a recommendation to the City Council on Conditional Use Permit (“CUP”) 25-1043 and CDP 25-1202 for a request to reduce the number of required off-street parking spaces based on the implementation of a parking and transportation demand management (“TDM”) plan (the “Project”).

Staff has analyzed the Applicant’s request and believes that all of the findings of fact necessary for approval can be made for the requested entitlements. As a result, staff is recommending conditional approval of the proposed Project.

BACKGROUND:

General Location: 1040 South Coast Highway
Assessor’s Parcel Number: 644-087-12
Environmental Determination: The proposed Project is categorically exempt pursuant to the California Environmental Quality Act Guidelines, Section 15303 - New Construction or Conversion of Small
Structures
Related Cases: Concept Review 21-10931
Existing General Plan Land
Use Designation:

Zoning Designation:

Use of Property:

Commercial Tourist Corridor (CTC)
Local Business District (C-1)
Vacant commercial building (previously laundromat and
dry cleaners)
Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties:

Direction General Plan Land Use Zoning Use
North Commercial Tourist Corridor Local Business District Commercial - Office and Retail
South Commercial Tourist Corridor Local Business District Mixed-Use - Café, Residential, and
Personal Service
East Local Business- Professional Local Business- Professional Residential West Commercial Tourist Corridor Local Business District Commercial – Retail and auto repair

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Figure 1 - Existing Project Street Frontage

Figure 2 - Location Map
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DISCUSSION/ANALYSIS:

Prior Hearing
On July 2, 20251, the Commission considered the project and received public testimony from members of the public expressing support for the project as well as concerns related to the parking impacts, rooftop mounted HVAC equipment, and potential impacts to their privacy. During the Commission’s deliberation, the Commission largely supported the project design, but due to the 21-day staking required for the revised upper-level residential units, the Commission continued the project to July 16, 2025. In addition, the Commission directed the applicant to address design concerns regarding the dark bronze material proposed for the fascia, which has been substituted in favor of a lighter bronze color that was presented to the Commission during the hearing.

In response to Commission direction, the applicant revised the previous design to include an additional 2’-4” extension to the rear of the previous upper-level building design along the alley and replaced the dark bronze color on the fascia and roof material with a lighter color, Figures 7 and 8.

Importantly, each of the four proposed residential units remain below 700 sq. ft. in size and are eligible for infill housing incentives, pursuant to LBMC Section 25.96.030(C). A project-specific condition of approval has been included in the Resolution, Attachment 1, to ensure units cannot be converted to short-term lodging, as required when an Applicant elects to take advantage of the infill housing incentives.

Background
The Project site is currently developed with a single-story commercial building and is located within the C-1, Local Business District. The property was developed with a commercial building in 1949 and has not undergone any improvements since that time. A laundromat and dry-cleaning establishment appears to have been continuously operated at the site between 1964 and 2021 and has been vacant since. The 2,308-square-foot single-story structure fronts South Coast Highway with a six-car surface parking lot accessible from the alley at the rear. The subject property is located on the inland side of South Coast Highway between Anita Street to Oak Street.

The block is comprised of regular, rectangular lots, each totaling approximately 5,000 square feet in area. 1040 South Coast Highway is unencumbered by environmental constraints and maintains an average slope of approximately one percent.

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Commissioners also provided direction to preserve views and privacy with the design. There were concerns regarding tandem parking, which has been eliminated from the project scope. Based on the comments from the general public and the Commissioners at the hearing, the project has been revised to align with the feedback and direction provided by the Commissioners and neighbors, particularly with respect to improved design articulation and increased setbacks at the upper level to protect privacy and views for adjoining properties.

Additionally, to implement the required programs of the City’s certified 2021-2029 Housing Element, the City adopted an Ordinance No. 1712, which was subsequently certified by the California Coastal Commission on May 7, 2025 (LCP-5-LGB-24-0026-1). Among other changes, the ordinance modifies the development standards for residential uses in various commercial zones, in part by bringing the residential development standards into parity with the setbacks required for non-residential uses. These Code updates allow for the project to move forward without the previously requested density bonus incentives and without any variances for the Project.

Proposed Project
The Applicant seeks approval of Design Review 25-1044 and Coastal Development Permit 25- 1045. The Project is located within a non-appealable area of the Coastal Zone. The C-1, Local Business District is intended for the local retail business and commercial needs of the City, including certain highway-related uses, and single- and multi-family residential as part of a mixeduse site. Properties in the vicinity are generally developed with a range of commercial uses along the highway frontage and residential across the alley, with a small but notable concentration of resident-serving businesses including a café, gym, nail salon, and an auto repair shop. The proposed remodel and addition are intended to update the building’s appearance and create a mixed-use opportunity with an upper-level addition. The planned improvements include: (1) a 2,427 square-foot upper-level addition configured with four one-bedroom apartment units; (2) interior remodel of the 2,318 square-foot ground-floor commercial space to accommodate the future needs of a commercial use; (3) exterior façade improvements to update the building appearance; (4) site improvements to the parking lot including four new bicycle lockers, trash storage, and landscaping; (5) elevated decks for the second floor residential area; and (6) HVAC equipment.

The proposed project is consistent with the vision for this zone and will comply with all applicable development standards if the parking requirements are reduced based on the implementation of a parking and TDM plan. The City Council is the decision-making body for the CUP for reduction of the required off-street parking spaces. Construction of the building and site improvements that would be authorized under DR 25-1044 and CDP 25-1045, which are subject to Planning Commission approval, are contingent on City Council approval of the parking and TDM plan. This requirement has been included as a condition of approval for the Project. 2 The Planning
Commission’s recommendation for reduced parking requirements is a prerequisite for the City 2 See Attachment 1, Condition No. 14.

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Council’s final approval of the Project. As demonstrated by Table 1 below, parking requirements for the proposed Project will be satisfied should the City Council approve the parking and TDM plan.

The Project will incorporate TDM strategies to reduce the number of required parking spaces by one space or 14%, from seven to six spaces. The Applicant has submitted a Transportation Demand Management (TDM) study prepared by RK Engineering Group, dated March 28, 2025, for the Project. The TDM study has been peer reviewed and supports the request to reduce the required number of parking for the development by one parking space by facilitating access to transit to support the goals of a trip reduction program for the project’s operational needs. See Table 1 below for a parking analysis for the project.

Table 1. Parking Requirements
Parking Analysis Square Footage Required Ratio Total Spaces Commercial/Retail 1 space/250 sq. ft. 5 spaces 5 spaces Residential (4 units) 0.5 space/unit 2 spaces 2 spaces
Total Spaces Required 7 spaces
Parking Provided -6 Spaces
TDM Reduction -1 Spaces
Total Required 1 Space
The proposed project will implement the following TDM strategies to lessen the parking demand and prevent overflow parking for the project:
• Eight (8) Secure Bicycle Lockers (4 On-Site & 4 Off-Site) • Encouraging Bike Commuting Through Education
• Local Transit Information Bulletin
• Public Transit Vouchers
Implementation of the TDM strategies described above is the responsibility of the Project's commercial tenants only, and not residential tenants. Compliance will be ensured via inclusion of a condition of approval to the associated CUP by resolution of the City Council.

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Figure 3 - Proposed Site Plan.

Figure 4 - Proposed Parking Layout.

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The final project design is shown below in Figures 5-8:

Figure 5 - 3-D Rendering of South Coast Highway frontage

Figure 6 - Proposed west building elevation.

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Figure 7 - Proposed east building elevation.

Figure 8 - Proposed Colors and Materials
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ENTITLEMENT REVIEW PROCESS:

Design Review
The proposed residential addition requires the approval of design review. (See LBMC Section

25.05.040(B)(1).) Specifically, design review is required for the new 2,427-square-foot upper-level addition configured with four one-bedroom apartment units, exterior façade improvements to update the building appearance, site improvements to the parking lot including four new bicycle lockers and landscaping, and six roof-mounted air conditioner units. Design review is governed by Laguna Beach Municipal Code Section 25.05.040. Design review is considered by the Planning Commission at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section

25.05.040(H), as set forth below:

1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.

No changes are proposed to the vehicular access to the site and off-street parking would continue to be provided at the rear of the property, from the alley. The Project includes four new bicycle lockers, which promote alternative transportation and help reduce vehicular traffic by encouraging cycling. This supports non-vehicular access and reduces conflicts between cars and bicycles. The parking lot upgrades will improve circulation by including clearly designated paths for vehicles and pedestrians, reducing potential conflicts. Additionally, site improvements are subject to compliance with the Americans with Disabilities Act (“ADA”), which will ensure appropriate handicapped access to the retail and residential components. Access to the residential second floor will be provided with a new exterior staircase and a lift adjacent to the parking lot.

2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.

The proposed project conveys a well-articulated appearance at the primary elevation while maintaining a strong urban edge appropriate to the commercial highway corridor. The urban edge where street and property meet would be defined by corner-to-corner fenestration comparable to the existing condition, promoting a pedestrian-oriented environment with window-shopping opportunities. The 12’-2” setback to the upper-level residential units from South Coast Highway, and three feet on each side, combined with the variation in materials and forms creates a wellarticulated appearance overall, and allows the apartment units at the second floor to relate to street life. The rear elevation along the alley is articulated through horizontal offsets and the PC Staff Report
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integration of a projecting stairwell element, which provides visual relief and disrupts the building’s massing to avoid a monolithic façade.

3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.

The color and material board includes a dark bronze metal finish and a contrasting color scheme of ivory painted stucco exterior and grey stone veneer. Staff finds the colors, materials, and textures consistent with the contemporary architectural style and contributing to the building’s high-quality appearance. The neutral tones are suitable to the building, and the existing flag stone cladding is appropriately replaced with a light grey stone veneer to harmonize the existing and proposed building elements.

4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.

The Project proposes improvements within an existing developed site and neighborhood. The proposed upper-level addition and interior remodel utilize the existing building footprint and foundation, eliminating the need for grading or alteration of the existing terrain. The scope of work does not involve removal of heritage trees, modification of ridgelines, or encroachment on watercourses. Thus, the project preserves and enhances the City’s scenic natural setting by concentrating development where infrastructure already exists.

5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.

The Project complies with all applicable policies in the City’s General Plan and Local Coastal Program. The project site is not located within any Specific Plan.

HE-2.13: Encourage the expansion of rental housing opportunities in the City.

The Project proposes the addition of four new apartment units within an existing commercial site, resulting in an increase in the City’s rental housing inventory. This directly supports Policy HE-2.13 by expanding rental housing opportunities through the addition of a second floor over an existing single-story commercial building.

HE-2.17: Foster opportunities for small scale infill development as a means to expand housing opportunities and incrementally provide affordable housing.

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The proposed project is a small-scale infill development that will add four residential units to an existing commercial building within an established commercial corridor. The project aligns with Policy HE-2.17 by utilizing an underutilized site and introducing new housing without requiring significant expansion of infrastructure or services.

This type of infill development increases the City’s overall housing supply by supporting a mix of uses in an area already served by transit, utilities, and public services. With the incremental addition of four units, the project contributes to a more diverse housing stock that supports affordability by increasing availability and expanding options for a range of household types.

HE-3.6: Promote the expansion of housing opportunities throughout the City.

The Project will add four apartment units to an existing commercial structure, resulting in a net increase in the City’s housing supply. By incorporating residential units into a mixed-use corridor, the project expands housing availability in a manner that is compatible with surrounding land uses and existing infrastructure. The proposed infill development supports the City’s objective to increase housing production throughout the City and helps meet demand for additional residential options.

Land Use Element Policy 2.9 Require the use of appropriate landscaping, special architectural treatments, and/or siting considerations to protect public views for projects visible from major highways and arterial streets.

The proposed design incorporates architectural treatments with simple forms, wood and masonry elements, dark bronze metal trim, contrasting ivory painted stucco exterior and grey stone veneer, and clean lines. Contrasting colors and use of wood details help the building blend into its surroundings. The two-story element of the proposed structure is consistent with the existing pattern of development and has minimized the visual impact from the street or surrounding properties due to the setbacks on both sides to maintain view corridors for adjoining properties.

Land Use Element Policy 3.8 Encourage pedestrian access and orientation in all commercial areas.

The Project will maintain the existing pedestrian access through the commercial district and will provide bifold doors into the remodeled commercial building to accommodate pedestrians in the area.

Land Use Element Goal 6 Provide a diversity of land uses that enhance the community.

Land Use Element Policy 6.12 Promote mixed-use development in commercial zones, where appropriate, to encourage the provision of lower-cost housing and to reduce traffic trips.

Encourage ground floor uses to be commercial and where appropriate, visitor serving.

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The Project adds an upper-level residential use to an existing commercial building and will provide new housing opportunities and trip reduction through incorporation of TDM strategies.

Land Use Element Policy 6.14 Encourage art-related uses and art in public places in appropriate zones.

The project is subject to the art in public places requirement pursuant to LBMC Chapter 1.09.

6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

N/A. There are no historic resources on the property or that would be impacted by the proposed project, and this criterion does not apply. The existing structure is not listed on the City’s Historic Register and is not known to be associated with events or persons important to local, regional, or national history. The structure also does not represent the work of a master, nor does it exhibit high artistic values. Finally, the building does not embody the distinctive characteristics of a particular type, period, region, or method of construction

7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.

Yes. The proposed landscaping is integrated into the design of the Project, such as the planting of landscaping to soften and add visual interest to the surface parking lot. The Applicant proposes to incorporate four trees into the parking lot area, where none exist today. The proposed landscaping will incorporate low water use plants which are well-suited for the local environment. The proposed planting on the upper-level addition will break up the building massing along the street façade with the use of vines that will cascade over the façade.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

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fixtures to minimize light trespass onto adjacent properties. The project does not include skylights or glossy roofing materials.

9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.

Of the six highway-fronting properties along the 1000-block of South Coast Highway, four are improved with two-story buildings. These two-story buildings mostly extend across the full lot width and appear to provide limited views to the residential properties east of the site. A fifth building at the north end of the block (Active Culture) is raised above the highway sidewalk and therefore attains a similar overall height as the adjacent two-story commercial building. Within the context of the development pattern, the subject property has a comparatively low profile and is a similar maximum height with the proposed second-floor addition with the existing structures.

Additionally, the proposed roof-mounted HVAC equipment is appropriately screened while not creating visual bulk and mass to the overall structure. This equipment is also being centrally located on the second-floor roof and will be required to comply with the City’s noise standards in accordance with LBMC Chapter 7.25. Furthermore, roof-mounted equipment is common for commercial and mixed-use buildings along the 1000-block of South Coast Highway. The contemporary architectural style will positively contribute to the eclectic architecture along the block. Vehicular access will continue to be provided along the alley, consistent with other highwayfronting properties on the same block.

10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.

Parking would continue to be accessed from the rear alley, allowing the building façade to continue to give shape to the primary street and reducing pedestrian/vehicle conflicts. The Project will improve pedestrian access along the South Coast Highway frontage with the incorporation of a bifold door system into the commercial space. The site is conducive to urban infill housing due to the property’s proximity to several resident-serving amenities, such as retail, dining, and shopping destinations.

11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.

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along the northern property line. The Project does not include any decks or ceremonial rooms in areas that will result in a loss of privacy for adjoining neighbors. There is sufficient distance between the project and existing development to minimize any privacy impacts from the development.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

The Project is subject to the art in public places requirement pursuant to LBMC Chapter 1.09. The Project’s public art contributions may be provided as an in-lieu fund, or the Applicant may commission an artwork for the property at a location visible and accessible to the public. Condition No. 15 has been included in the draft resolution to ensure compliance with this requirement

13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.

N/A. The Project does not include any signs. A tenant for the vacant commercial space has not been identified at this time.

14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.

Yes. The proposed Project will be required to meet Title 24 requirements related to energy efficiency and to recycle at least 65 percent of construction materials per the California Building Code

15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where:
(a) geology conditions allow;
(b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.

N/A. The proposed Project does not include any pools, spas, or water features.

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to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.

The abutting property to the north (The Shop and The Agency, 1020 S. Coast Hwy.) appears to be the only commercial/mixed-use building on this block to provide a possible view corridor opportunity, with a narrow corridor created along the south side property line over a second-floor deck. It should also be noted that with the exception of the subject property, the commercial block appears to be relatively uniform in height. The upper-level addition has three-foot setbacks along the northern and southern property lines to minimize view obstructions and provide view corridors through the site. These setbacks are greater than those provided by a majority of the two-story commercial buildings on the same block on the inland side of South Coast Highway.

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

N/A. No additional design guidelines are applicable to the project site.

Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.

The proposed building scale and height are an appropriate scale for this portion of South Coast Highway. The proposed building has been designed to meet zoning requirements and the design review guidelines as described above and is compatible with the neighborhood, which similarly feature two-story development.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

N/A. There is no specific plan or other specific zoning design review criteria for the project area.

Coastal Development Permit
The proposed upper-level addition requires the approval of a coastal development permit. (See LBMC Section 25.07.004.) Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07. A Coastal Development Permit is considered by the Planning Commission at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:

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1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.

Yes. The Project is located inland of the first public roadway and does not directly affect any existing or proposed coastal accessways. The site is not adjacent to public coastal access routes or trails, and there are no public easements or coastal access points on or near the property that would be impacted by the development. As such, the Project will not encroach upon or obstruct any existing or planned public accessways.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

Yes. The Project primarily involves alterations to already disturbed areas and no improvements are proposed that would adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources. The property is fully improved with an existing commercial building and surface parking lot, and no grading is proposed.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

Yes. The project will not affect recreational or visitor-serving facilities or coastal scenic resources in that the existing use does not currently provide a visitor-serving amenity. Additionally, no public view impacts will result from the proposed project due to existing development and as there are no public viewing areas near the proposed project.

4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.

Yes. The proposed development is located on a developed parcel and previously disturbed property and is surrounded by improved streets and a fully developed neighborhood. The Project site is not located near any environmentally sensitive habitats or adjacent to parks and recreation areas that contain significant scenic resources. The Project not create any adverse impacts to scenic resources located in adjacent parks and recreation areas, as there are none in the Project vicinity.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

Yes. The Project will not result in any undue risks from geological or flood and fire hazards. The proposed Project does not incorporate any grading, as discussed under the Environmental Context design review criterion. The site is inland of the coastline and is not subject to erosion. The Project PC Staff Report
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is required to comply with Building Code life safety standards, and the California Fire Code to safeguard life and property from fire hazards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

Yes. The proposed design is visually compatible with the varied commercial building architecture along South Coast Highway. The design incorporates architectural treatments with simple forms, wood and masonry elements, dark bronze metal trim, contrasting ivory painted stucco exterior and grey stone veneer, and clean lines. Contrasting colors and use of wood details help the building blend into its surroundings and are compatible with several other buildings in the area and within the Project vicinity. The building mass is also consistent with other two-story buildings fronting South Coast Highway. Consistent with these existing buildings, the Project incorporates building offsets and varied architectural finishes and elements to reduce the perceived building mass.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

Yes. The proposed development is located on a developed parcel and previously disturbed property and is surrounded by improved streets and fully developed neighborhood. The Project site is not located near any or known archeological or paleontological resources, and no grading is proposed.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The existing access via South Coast Highway and the alley at the rear of the project site provide adequate access for the project. Additionally, the site is already serviced with all required utilities and drainage, as both the site and immediately surrounding area are improved with residential and commercial uses. Adequate utilities will be provided to support the residential addition.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

The proposed trash storage located within the parking lot is adequate for the proposed development. Additionally, South Coast Highway is a designated Major Arterial Highway that has adequate roadway capacity for the additional trips generated from the Project.

Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.

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The Project is not located between the sea and the first public road paralleling the sea and, therefore, this finding is inapplicable. Nevertheless, the Project will not conflict with the public access and recreation policies of Chapter 3 of the Coastal Act.

Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.

The Project is exempt from CEQA pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Here, the proposed Project consists of alterations to an existing commercial building, including an upper-level addition, modifications to façade materials and colors, new roofmounted mechanical equipment, and associated parking lot and landscape improvements.

Therefore, the Project is exempt under Class 3.

Innovative Parking Solutions – TDM Strategies
Pursuant to LBMC 25.52.006(G)(3), the parking standards may be reduced when the proposed use incorporates innovative parking solutions. Any proposed innovative parking solution shall provide parking mitigation measures at an equivalent ratio to the parking spaces required by Section

25.52.012(G) for the proposed intensification of use. As demonstrated by Table 1 below, the proposed mixed-use project will satisfy the parking requirement for the proposed uses through the implementation of the TDM strategies including the inclusion of bicycle parking and promotion of public transit use for the commercial tenant. For these reasons, staff recommends that the Planning Commission recommend City Council approval of the reduction of one parking space through inclusion of TDM strategies for the Project.

Table 2. Parking Requirements
Parking Analysis Square Footage Required Ratio Total Spaces Commercial/Retail 1 space/250 sq. ft. 5 spaces 5 spaces Residential (4 units) 0.5 space/unit 2 spaces 2 spaces
Total Spaces Required 7 spaces
Parking Provided -6 Spaces
TDM Reduction -1 Space
Total Required 0 Space
ENVIRONMENTAL IMPACT:

The Project is exempt from CEQA pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Examples of this exemption include, but are not limited to multi-family residential structure, totaling no more than six dwelling units in urbanized areas. Here, the proposed Project consists of minor alterations to an existing commercial building, including an upper-level addition establishing four one-bedroom apartment units, modifications to façade PC Staff Report
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materials and colors, new roof-mounted mechanical equipment, and associated parking lot and landscape improvements. Therefore, the Project is exempt under Class 3.

Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The Project site does not contain any environmentally sensitive areas in that the site is fully developed with an existing commercial building, is surrounded on all sides by public streets and developed properties, and the City’s environmentally sensitive areas maps do not identify any such areas onsite or within the immediate Project vicinity. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time, as the current request is limited to improvements to an existing commercial structure, including an upper-level addition, within the existing developed site and associated site improvements, including parking and landscaping improvements, and two-story structures are common within the urbanized project area. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The Project will not result in significant adverse impacts to historical resources as defined by CEQA because there are no historic resources on the subject property and none in the Project vicinity that would be impacted by the remodel and addition.

Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

If the Planning Commission agrees, staff will cause to be filed a Notice of Exemption (NOE) with the County Recorder’s Office and State Clearinghouse should the Project receive final approval.

RECOMMENDATION:

By motion, adopt a resolution (Attachment 1) approving Design Review 25-1044 and Coastal Development Permit 25-1045, and find said action exempt from CEQA.

NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice has been mailed in accordance with LBMC Section 25.05.065(D) and in accordance with LBMC Section 25.07.014 for CDPs. In addition, a public hearing notice has been posted on the project site in accordance with LBMC Section 25.05.065(E). Further, a public hearing notice has been published in a newspaper of general circulation in accordance with LBMC Section 25.05.065(F).

ATTACHMENT(S):

Attachment 1 – Resolution No. 25-1044
Attachment 2 – Application
Attachment 3 – Plans
Attachment 4 – TDM Study
PC Staff Report
July 16, 2025

Page 21 of 21 ends

Attachment 5 – Color and Materials, 3-D Renderings, and Colored Elevations Attachment 6 – February 2, 2022 Planning Commission Agenda Report and Meeting Minutes Attachment 7 – July 2, 2025 Planning Commission Agenda Report and Supplemental Report RESOLUTION NO. 25-1044

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF LAGUNA BEACH, CALIFORNIA APPROVING
DESIGN REVIEW 25-1044 AND COASTAL DEVELOPMENT
PERMIT 25-1045 LOCATED AT 1040 SOUTH COAST

HIGHWAY AND FINDING THE PROJECT CATEGORICALLY

EXEMPT FROM CEQA PURSUANT TO STATE CEQA
GUIDELINES SECTION 15303
WHEREAS, on January 3, 2023, an application was filed by the owner of property located at 1040 South Coast Highway (“Applicant”), requesting Design Review and Coastal Development Permit for a new mixed-use structure (major remodel to an existing single-story commercial building with additions exceeding 50%, including upper-level additions to establish four new apartment units) in the C-1 (Local Business District) zone. The vacant commercial space was most recently occupied by a laundromat with dry cleaning services and is proposed to be remodeled to accommodate a commercial use. Site improvements include parking lot modifications and landscaping. Design review is required for the new structure (major remodel to an existing structure with additions exceeding 50%), elevated decks, remodel of the commercial building façade, landscaping, HVAC equipment, and site improvements including parking lot modifications and trash storage. A coastal development permit is required for development within the coastal zone (the “Project”); and
WHEREAS, the Planning Commission conducted a duly-noticed public hearing on July 2, 2025, pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code. The Planning Commission has considered all public testimony on the proposed Project and all relevant public comments, and all documents and evidence submitted, including but not limited to the staff report, attachments, and materials submitted and continued the hearing to allow the Applicant to redesign the Project; and WHEREAS, the Planning Commission conducted a duly-noticed public hearing on July 16, 2025, pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code. The Planning Commission has considered all public testimony on the proposed Project and all relevant public comments, and all documents and evidence submitted, including but not limited to the staff report, attachments, and materials submitted by the Applicant; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, the Planning Commission of the City of Laguna Beach does hereby find, determine, and resolve as follows:

SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.

Planning Commission Resolution 25-1044
July 16, 2025

Page 2 ends

SECTION 2. The Project is exempt from CEQA pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Examples of this exemption include, but are not limited to multi-family residential structure, totaling no more than six dwelling units in urbanized areas. Here, the proposed Project consists of minor alterations to an existing commercial building, including an upper-level addition to establish four one-bedroom apartment units, modifications to façade materials and colors, new roofmounted mechanical equipment, and associated parking lot and landscape improvements. Therefore, the Project is exempt under Class 3.

Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The Project site does not contain any environmentally sensitive areas in that the site is fully developed with an existing commercial building, is surrounded on all sides by public streets and developed properties, and the City’s environmentally sensitive areas maps do not identify any such areas on-site or within the immediate Project vicinity. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time, as the current request is limited to improvements to an existing commercial structure, including an upper-level addition, within the existing developed site and associated site improvements, including parking and landscaping improvements, and two-story structures are common within the urbanized project area. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The Project will not result in significant adverse impacts to historical resources as defined by CEQA because there are no historic resources on the subject property and none in the Project vicinity that would be impacted by the remodel and addition. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

SECTION 3. The Planning Commission hereby makes the following findings with respect to Design Review 25-1044:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section

25.05.040(H), as set forth below:

1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation.

Handicapped access shall be provided as required by applicable statutes.

Page 3 ends

paths for vehicles and pedestrians, reducing potential conflicts. Additionally, site improvements are subject to compliance with the Americans with Disabilities Act (“ADA”), which will ensure appropriate handicapped access to the retail and residential components.

Access to the residential second floor will be provided with a new exterior staircase and a lift adjacent to the parking lot.

The proposed project conveys a well-articulated appearance at the primary elevation while maintaining a strong urban edge appropriate to the commercial highway corridor. The urban edge where street and property meet would be defined by corner-to-corner fenestration comparable to the existing condition, promoting a pedestrian-oriented environment with window-shopping opportunities. The 12’-2” setback to the upper-level residential units from South Coast Highway, and three feet on each side, combined with the variation in materials and forms creates a well-articulated appearance overall, and allows the apartment units at the second floor to relate to street life. The rear elevation along the alley is articulated through horizontal offsets and the integration of a projecting stairwell element, which provides visual relief and disrupts the building’s massing to avoid a monolithic façade.

4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock outcropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.

The Project proposes improvements within an existing developed site and neighborhood. The proposed upper-level addition and interior remodel utilize the existing building footprint and foundation, eliminating the need for grading or alteration of the existing terrain. The scope of work does not involve removal of heritage trees, modification of ridgelines, or encroachment Planning Commission Resolution 25-1044
July 16, 2025

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on watercourses. Thus, the project preserves and enhances the City’s scenic natural setting by concentrating development where infrastructure already exists.

The Project complies with all applicable policies in the City’s General Plan and Local Coastal Program. The project site is not located within any Specific Plan.

HE-2.13: Encourage the expansion of rental housing opportunities in the City.

HE-2.17: Foster opportunities for small scale infill development as a means to expand housing opportunities and incrementally provide affordable housing.

HE-3.6: Promote the expansion of housing opportunities throughout the City.

The Project will add four apartment units to an existing commercial structure, resulting in a net increase in the City’s housing supply. By incorporating residential units into a mixeduse corridor, the project expands housing availability in a manner that is compatible with surrounding land uses and existing infrastructure. The proposed infill development supports the City’s objective to increase housing production throughout the City and helps meet demand for additional residential options.

Planning Commission Resolution 25-1044
July 16, 2025

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Land Use Element Policy 3.8 Encourage pedestrian access and orientation in all commercial areas.

The Project will maintain the existing pedestrian access through the commercial district and will provide bifold doors into the remodeled commercial building to accommodate pedestrians in the area.

Land Use Element Goal 6 Provide a diversity of land uses that enhance the community.

Land Use Element Policy 6.12 Promote mixed-use development in commercial zones, where appropriate, to encourage the provision of lower-cost housing and to reduce traffic trips. Encourage ground floor uses to be commercial and where appropriate, visitor serving.

The Project adds an upper-level residential use to an existing commercial building and will provide new housing opportunities and trip reduction through incorporation of TDM strategies.

Land Use Element Policy 6.14 Encourage art-related uses and art in public places in appropriate zones.

The project is subject to the art in public places requirement pursuant to LBMC Chapter

1.09. The project’s public art contributions may be provided as an in-lieu fund, or the applicant may commission an artwork for the property at a location visible and accessible to the public. The public art component is subject to Arts Commission approval.

6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

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regional, or national history. The structure also does not represent the work of a master, nor does it exhibit high artistic values. Finally, the building does not embody the distinctive characteristics of a particular type, period, region, or method of construction

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

As part of the site improvements to the parking lot and building exterior, the project includes 33 building and 23 landscape lighting fixtures to meet safety standards, and are shielded or downcast fixtures to minimize light trespass onto adjacent properties. The project does not include skylights or glossy roofing materials.

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structures. Additionally, the proposed roof-mounted HVAC equipment is appropriately screened while not creating visual bulk and mass to the overall structure. This equipment is also being centrally located on the second-floor roof and will be required to comply with the City’s noise standards in accordance with LBMC Chapter 7.25. Furthermore, roof-mounted equipment is common for commercial and mixed-use buildings along the 1000-block of South Coast Highway. The contemporary architectural style will positively contribute to the eclectic architecture along the block. Vehicular access will continue to be provided along the alley, consistent with other highway-fronting properties on the same block.

The proposed upper-level addition of the project is sited 19’-9.25” from the residential apartments across the alley along the southern property line of the site and 30’-1.75” from the residential uses along the northern property line. The Project does not include any decks or ceremonial rooms in areas that will result in a loss of privacy for adjoining neighbors. There is sufficient distance between the project and existing development to minimize any privacy impacts from the development.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

The Project is subject to the art in public places requirement pursuant to LBMC Chapter 1.09.

The Project’s public art contributions may be provided as an in-lieu fund, or the Applicant may commission an artwork for the property at a location visible and accessible to the public.

Condition No. 15 has been included in the draft resolution to ensure compliance with this requirement
Planning Commission Resolution 25-1044
July 16, 2025

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N/A. The Project does not include any signs. A tenant for the vacant commercial space has not been identified at this time.

Yes. The proposed Project will be required to meet Title 24 requirements related to energy efficiency and to recycle at least 65 percent of construction materials per the California Building Code

N/A. The proposed Project does not include any pools, spas, or water features.

16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.

The abutting property to the north (The Shop and The Agency, 1020 S. Coast Hwy.) appears to be the only commercial/mixed-use building on this block to provide a possible view corridor opportunity, with a narrow corridor created along the south side property line over a secondfloor deck. It should also be noted that with the exception of the subject property, the commercial block appears to be relatively uniform in height. The upper-level addition has three-foot setbacks along the northern and southern property lines to minimize view obstructions and provide view corridors through the site. These setbacks are greater than those Planning Commission Resolution 25-1044
July 16, 2025

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provided by a majority of the two-story commercial buildings on the same block on the inland side of South Coast Highway.

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

N/A. No additional design guidelines are applicable to the project site.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

N/A. There is no specific plan or other specific zoning design review criteria for the project area.

SECTION 4. The Planning Commission hereby makes the following findings with respect to Coastal Development Permit 25-1045:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

Planning Commission Resolution 25-1044
July 16, 2025

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3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

Yes. The project will not affect recreational or visitor-serving facilities or coastal scenic resources in that the existing use does not currently provide a visitor-serving amenity.

Additionally, no public view impacts will result from the proposed project due to existing development and as there are no public viewing areas near the proposed project.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

The Project is required to comply with Building Code life safety standards, and the California Fire Code to safeguard life and property from fire hazards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

Yes. The proposed design is visually compatible with the varied commercial building architecture along South Coast Highway. The design incorporates architectural treatments with simple forms, wood and masonry elements, dark bronze metal trim, contrasting ivory painted stucco exterior and grey stone veneer, and clean lines. Contrasting colors and use of wood details help the building blend into its surroundings and are compatible with several other buildings in the area and within the Project vicinity. The building mass is also consistent with Planning Commission Resolution 25-1044
July 16, 2025

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other two-story buildings fronting South Coast Highway. Consistent with these existing buildings, the Project incorporates building offsets and varied architectural finishes and elements to reduce the perceived building mass.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.

The Project is exempt from CEQA pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Here, the proposed Project consists of alterations Planning Commission Resolution 25-1044
July 16, 2025

Page 12 ends

to an existing commercial building, including an upper-level addition, modifications to façade materials and colors, new roof-mounted mechanical equipment, and associated parking lot and landscape improvements. Therefore, the Project is exempt under Class 3.

SECTION 5. The Planning Commission hereby approves Design Review 25-1044 and Coastal Development Permit 25-1045, subject to conditions of approval in Exhibit A, which is attached hereto and incorporated herein by reference.

SECTION 6. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 505 Forest Avenue Laguna Beach, CA 92651. The custodian of the record of proceedings is the Director of Community Development.

SECTION 7.If any provision of this Resolution is held invalid, the remainder of this Resolution shall not be affected by such invalidity, and the provisions of the Resolution are severable.

ADOPTED this 16th day of July, 2025.

AYES: Commissioner(s) DUBIN, GOLDMAN, KELLENBERG, SADLER, WHITIN

NOES: Commissioner(s)
ABSENT: Commissioner(s)
ATTEST:

Steven Kellenberg, Chairperson
Planning Commission
City of Laguna Beach, California
Anthony Viera
Planning Manager
City of Laguna Beach, California
Planning Commission Resolution 25-1044
July 16, 2025

Page 13 ends

EXHIBIT A
RESOLUTION NO. 25-1044
(CONDITIONS OF APPROVAL)
Standard Conditions –Community Development Department

1. Design Review 25-1044 and Coastal Development Permit 25-1045 granted for a new mixed-use structure (major remodel to an existing single-story commercial building with additions exceeding 50%, including upper-level additions to establish four new apartment units) in the C-1 (Local Business District) zone. Site improvements include parking lot modifications and landscaping. Design review is required for the new structure (major remodel to an existing structure with additions exceeding 50%), elevated decks, remodel of the commercial building façade, landscaping, HVAC equipment, and site improvements including parking lot modifications and trash storage. A coastal development permit is required for development within the coastal zone. Approval is granted based on the development plans and landscape plans submitted by Anders Lasater and cleared by and stamped by City on July 9, 2025. Said plans are approved as submitted and conditioned herein and shall not be altered unless reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.

2. That the conditions of approval contained herein, shall be made part of the construction drawings for the proposed development. Construction drawings shall not be accepted for Plan Check without the conditions of approval incorporated into the construction drawings.

3. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail. If there are any disparities between these conditions and the plans or final revised plans that are approved for any subsequent phase, the conditions and/or plans as stipulated in the later approval shall prevail.

4. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so.

5. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements.

6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Laguna Beach, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Laguna Beach concerning this Project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Design Review Board, Community Development Director, or City Planner. The Planning Commission Resolution 25-1044
July 16, 2025

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City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter.

7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the Laguna Beach Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.

8. The Applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant.

9. Failure to comply with any of these conditions of approval is grounds for revocation of the entitlement(s) and is subject to any other available remedies to the City.

10. The Certificate of Occupancy and/or Certificate of Use, as applicable, shall not be issued until City staff has verified compliance with all conditions of approval.

11. The effective date of the entitlements granted herein do not commence until all appeals, including those to the California Coastal Commission, have been exhausted, statutes of limitation have expired, and any lawsuits, filed within the statutes of limitation, have concluded.

12. In the event any of the conditions of approval are infeasible, the decision-making body hereby authorizes the Community Development Director to modify those conditions in the most conservative manner possible, in accordance with the limitations of the City’s Municipal Code, to allow for the completion of the project.

Standard Conditions of Approval for CDP –Community Development Department

13. The approvals granted by this Resolution shall lapse and automatically become void two years following the effective date if the privileges authorized by the approvals are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion, unless an extension of time is granted pursuant to the provisions of the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements.

Planning Commission Resolution 25-1044
July 16, 2025

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Project Specific Condition of Approval for Design Review – Community Development Department

14. Approval of DR 25-1044 and CDP 25-1045 is explicitly contingent upon City Council approval of a Conditional Use Permit to reduce the number of required off-street parking spaces based on the implementation of a parking and transportation demand management plan. If the City Council does not approve said parking reductions, this Resolution shall be null and void and of no force or effect. It shall be as if the Resolution had never been adopted.

15. Prior to the issuance of a building permit, the applicant must be in compliance with the Art in Public Places Ordinance (LBMC Chapter 1.09).

16. Prior to the Issuance of building permits for the residential units, the property owner shall enter into a recorded covenant with the City, prohibiting the conversion of the residential units to short-term lodging units as defined in Chapter 25.23 of the Laguna Beach Municipal Code. The covenant shall be in a form approved by the City Attorney and binding upon all future owners and successors in interest.

17. Light trespass that results in glare is prohibited.

18. The permittee shall obtain a sign permit prior to installing any permanent or temporary signage in accordance with the City’s sign permit procedures and design standards (Laguna Beach Municipal Code Chapter 25.54). Signage may also be subject to the granting of a building permit.

Standard Conditions of Approval – Building Department

19. The project shall be required to comply with the City’s Construction hours, which are: 7:30 a.m. to 6:00 p.m. weekdays only; Hauling Hours: 9:00 a.m. to 3:00 p.m. Construction activity shall not be permitted on weekends or any Federal Holiday. Construction hours for the Diamond Crestview Specific Plan area may vary.

20. The project must comply with the California Green Building Code (Title 24: Part 11) and include Best Management Practices (BMPs) throughout the construction phase, including but not limited to dust and sediment control, erosion control, and other measures as required by the Building Official.

21. Prior to the issuance of a building permit, a construction staging plan shall be submitted to the Building Official for review and approval. The plan shall include a site plan that identifies construction material storage areas, construction parking, site access, etc. Refer to the informational guide for Construction Staging:
https://www.lagunabeachcity.net/home/showpublisheddocument/8878/637515890430300 Planning Commission Resolution 25-1044
July 16, 2025

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000. Any recommendations made by the Design Review Board, Planning Commission, or City Council, as applicable, regarding staging plans or construction management will be forwarded to the Building Official for review and consideration.

Project Specific Conditions of Approval – Building Department

22. Prior to the issuance of a building permit, the contractor of record shall have a pre-construction meeting with the Building Official. The purpose of the meeting shall be to review the requirements for parking, construction hours, fencing, dust control, monitoring, any documentation from engineers, geologists, or other qualified licensed professionals.

23. Prior to the issuance of a building permit, the applicant may be required to present to the Building Official an asbestos abatement plan and appropriate documentation.

RK1234 // 1234-2024-01
1040 South Coast Highway
Parking & Transportation Demand
Management Plan
City of Laguna Beach, California
March 28, 2025
RK1234 // 1234-2024-01
1040 South Coast Highway
Parking & Transportation
Demand Management Plan
City of Laguna Beach, California
Prepared for:

PACFIFIC COAST, LLC
1200 South Coast Highway, Suite 204
Laguna Beach, CA 92660
Prepared by:

RK Engineering Group, Inc.
1401 Dove Street, Ste. 540
Newport Beach, CA 92660
Rogier Goedecke, President
RK18056.2 // 3088-2023-01
Table of Contents Page

1.0 Introduction................................................................................................................. 1-1

1.1 Project Description ............................................................................................................. 1-1

1.2 Field Review......................................................................................................................... 1-2

1.3 City of Laguna Beach Municipal Code Parking Requirements...................................... 1-2

1.4 TDM Plan & Objectives....................................................................................................... 1-2

2.0 Alternative Transportation Methods............................................................................ 2-1

2.1 Public Transit Options (Exhibit D) ..................................................................................... 2-1

2.2 Motorcycle & Bicycle Use (Exhibit E) ................................................................................. 2-2

3.0 TDM Recommendations (Exhibits F-1, F-2).................................................................. 3-4

3.1 Secure Bicycle Lockers ....................................................................................................... 3-5

3.2 Encouraging Bike Commuting Through Education........................................................ 3-5

3.3 Local Transit Information Bulletin...................................................................................... 3-6

3.4 Public Transit Vouchers ...................................................................................................... 3-6

3.5 Effectiveness of TDM on Parking Reduction.................................................................... 3-6

4.0 Conclusion ................................................................................................................... 4-1 RK18056.2 // 3088-2023-01
List of Attachments
Exhibits
Location Map.......................................................................................................................................... A Site Plan First Floor ................................................................................................................................ B-1 Site Plan Second Floor........................................................................................................................... B-2 Off-Site Parking Structure – Lower-Level ............................................................................................. C Existing Transit Stops............................................................................................................................. D City of Laguna Beach Bike Map............................................................................................................ E TDM On-Site Recommendations ......................................................................................................... F-1 TDM Off-Site Recommendations ......................................................................................................... F-2 Tables
City of Laguna Beach Municipal Parking Code .................................................................................. 1 Effectiveness of TDM Features ............................................................................................................. 2 Appendices
Photographs ........................................................................................................................................... A City of Laguna Beach Municipal Code Parking Requirements......................................................... B Orange County Transportation Authority (OCTA) Bus Schedules................................................... C City of Laguna Beach Trolley Map ....................................................................................................... D Bicycle Locker Vendor Brochure.......................................................................................................... E RK18056.2 // 3088-2023-01 1-1

1.0 Introduction

1.1 Project Description
The proposed mixed-use development (hereinafter called the “project”) is located at 1040 South Coast Highway in the City of Laguna Beach. A laundromat previously occupied the existing singlestory building. Representatives of the project would like to convert the 2,318 square feet (SF) building into retail use and add a second floor (2,394 square feet) consisting of four (4) one-bedroom multifamily residential dwelling units. The project site currently provides six (6) on-site parking spaces. The square footage breakdown of the proposed uses is as follows:

First Floor Retail (Existing): 2,318 SF
Second Floor 4 Residential Units (Proposed): 2,394 SF
Total: 4,712 SF
The project site is currently designated as commercial in the City of Laguna Beach General Plan and is zoned as a local business (C-1). No changes are proposed to those existing designations.

The project has finished its first round of zoning plan checks with the City of Laguna Beach and is required to address the parking required by the proposed intensification of use. The city has suggested the following:
“Based on the project’s location within a walkable, mixed-use area, we believe that with sufficient incentive, employees, and residents at 1040 S. Coast Hwy. could be encouraged to use alternative modes of transportation to lessen the parking demand of the project. A traffic engineer could propose a transportation demand management plan to encourage transit and bicycle use. The strategies may include employee showers and lockers, individual bicycle lockers that encourage the use of more expensive e-bikes which are quickly growing in popularity and can feasibly replace vehicle trips within a 3-6-mile range, and funding of public transit passes for residents and employees. If the bicycle lockers were to be located at the Pottery Place, where you might have more room to provide this amenity while remaining within short walking distance of the project, you may also be able to offer this amenity to employees at the Pottery Place to further reduce the parking impacts on nearby residential neighborhoods. These are the ideas we brainstormed this morning, and we encourage you to work with a qualified expert to evaluate others.”
It is essential to highlight that the project's location is tailored to meet the local community's needs.

Situated within walking distance of established residential areas, retail establishments, restaurants, public transit stops, and other amenities, the project offers convenient accessibility to these existing facilities. This location plays a crucial role in minimizing the project's parking demands. By providing easy walking access to nearby destinations, the project aims to reduce the reliance on vehicles and promote a more pedestrian-friendly environment.

RK18056.2 // 3088-2023-01 1-2
To ensure adequate parking, the lower level of the Old Pottery Place parking structure will be utilized for secure off-site bicycle lockers. Please note that the vehicle parking spaces within the parking structure will not be used to compensate for the parking deficiency associated with the proposed project.

The Old Pottery Place is approximately two (2) blocks southeast of, or a 2-minute walking distance, the project site and includes a parking structure with a surface lot and a lower level.

Exhibit A shows the location of the project site as well as the location of the off-site parking structure.

Exhibits B-1 and B-2 show the proposed project site plan, and Exhibit C shows the lower level of the off-site (Old Pottery Place) parking structure.

1.2 Field Review
On March 11, 2023, a representative of RK Engineering Group, Inc. (Rogier Goedecke, President) visited the project site and the Old Pottery Place parking structure to conduct an on-site field review of the existing conditions.

Appendix A provides photographs of the project site, the parking areas, and the project's vicinity.

1.3 City of Laguna Beach Municipal Code Parking Requirements The parking requirements for the proposed project have been calculated based on the City of Laguna Beach Municipal Code, Section 25.52.012—Parking Spaces Required, and Ordinance 1701, as shown in Table 1 below. The parking requirements are provided in Appendix B.

It is essential to note that, according to the City of Laguna Beach Municipal Code, five (5) parking spaces are required for the 2,318 square feet of retail use (based on the previous 1958 approval), and two (2) parking spaces are required for the four apartment units. Because the property complies with the 1958 parking requirement (1 space per 500 sq. ft.), the project is deemed a “legal nonconforming condition.” The project’s parking requirements are identified in Table 1.

RK18056.2 // 3088-2023-01 1-1
Table 1 | Laguna Beach Parking Requirements
Floor Land Use Quantity Units2 Parking
Rate1
Parking
Spaces
Required
Parking
Spaces
Provided
1st Retail1 2,318 Square
Feet
1 Space
per 250 SF 5 4
2nd 1-Bedroom Apartment2 4 Dwelling
Units

0.5 Spaces
per DU 2 2
Total Parking Spaces Required Per Municipal Code 7
Total Parking Spaces Provided On-Site 6
Deficient Parking Spaces Per Municipal Code -1
Percent Deficient Per Municipal Code -14% 1 The parking requirement (1 space per 500 square feet) for the commercial/retail space is "grandfathered," based on the requirement established when it was approved in 1958.
2 Parking rates are obtained from the City of Laguna Beach Municipal Code, Section 25.52.012 - Parking Spaces Required.

The apartment parking ratio of 0.5 spaces per unit is based on Ordinance 1701.

As indicated in Table 1 above, the project requires seven (7) parking spaces, as per the municipal parking code. Since the project provides six on-site parking spaces, there is a parking deficiency of one (1) space.

The four one-bedroom residential dwelling units require two (2) parking spaces, per Ordinance No. 1701. As illustrated in the on-site recommendations exhibit referenced in Chapter 3.0 of this report, these designated parking spaces will be conveniently located closest to the building (farthest from the alley). These spaces will be marked or signed to indicate their exclusive use for residents. As such, the parking requirement for the project's residential component is fully accommodated on-site.

The remaining four (4) on-site parking spaces, located closest to the alley, will be available for retail use. Since retail requires five (5) parking spaces, a parking deficiency of one (1) space is calculated.

The project aims to address the parking deficiency of one (1) parking space associated with the proposed retail uses by offering an alternative solution. Specifically, it proposes providing secure bicycle lockers on-site and at the Pottery Place parking structure and utilizing TDM strategies to reduce the project's parking demand. These measures aim to offset the existing parking shortage associated with the proposed project.

As identified in the City of Laguna Beach Municipal Code Section 25.52.012 (E) - Parking Spaces Required, “eight bicycle spaces or two motorcycle spaces count for one standard size parking space, not to exceed ten percent of the required parking.” To address the parking shortfall, the project will include eight (8) bicycle parking spaces.

RK18056.2 // 3088-2023-01 1-2
The project incorporates transportation demand management (TDM) strategies and recommendations. These measures are designed to encourage and promote the utilization of alternative modes of transportation. By implementing TDM strategies, the project seeks to minimize parking demand and encourage sustainable transportation options for retail uses.

In summary, representatives of the project aim to reduce the parking standards required by the municipal code, promoting alternative transportation use and innovative parking solutions, as outlined in City of Laguna Beach Municipal Code Section 25.52.006(G)(3).

1.4 TDM Plan & Objectives
This parking and transportation demand management (TDM) plan aims to lessen the proposed project's parking demand and prevent parking spillback in the residential areas northeast of the project site.

The City of Laguna Beach Municipal Code Section 25.52.006(G)(3) contains special provisions related to parking incentives for development projects. The City Council may approve a permit to reduce the parking standards required by Section 25.52.012 of the municipal code (i.e., five (5) total required parking spaces for the retail component of the project as shown in Table 1) where the proposed project provides for and promotes the use of alternative modes of transportation such as ride-sharing, carpools, vanpools, public transit, bicycle and walking; where the reduced parking requirement will not adversely impact public access to beaches, parks, open spaces, and trails; and where the proposed project incorporates innovative parking solutions, otherwise referred to as TDM strategies.

This TDM plan includes innovative parking solutions that translate into reductions, offsetting the parking deficiency as per the municipal code.

The primary objective of the TDM plan is to reduce the number of single occupancy vehicle (SOV) trips to and from the project site. To reduce vehicular traffic, the number of people driving alone to the site can be reduced by diverting the portion of visitors and employees to alternative modes of transportation. Common vehicle trip reduction strategies include walking, public transit, bicycling, carpooling, vanpooling, and monetary incentives. This TDM plan incorporates strategies that can facilitate convenient access to transit, provide a pedestrian-friendly environment, promote nonautomobile travel, and support the goals of a trip reduction program.

The project's location enables employees to utilize the existing public transit network. The City of Laguna Beach offers extensive public transit provided by the Orange County Transportation Authority (OCTA) and the City of Laguna Beach Trolley. The project site is located along the South Coast Highway; as a result, the project can utilize existing public transit services with three (3) bus/trolley stops in the vicinity of the site. Class III Bike Routes are also conveniently provided near the project site along Glenneyre Street.

RK18056.2 // 3088-2023-01 2-1

2.0 Alternative Transportation Methods
This parking and transportation demand management (TDM) plan contains interrelated strategies to reduce the number of work-related SOV trips to and from the site. The primary objective of the TDM plan is to make more efficient use of existing transportation facilities to reduce traffic congestion and air pollution. Apart from increasing vehicle occupancy, the TDM strategies proposed to be implemented by the mixed-use development have great potential to promote and encourage the use of alternative transportation methods by employees and visitors. A key to increasing the use of alternative transportation is informing and educating employees and visitors about the availability and benefits of alternative transportation modes. Furthermore, it is encouraged that the project hires locally to promote and facilitate alternative modes of transportation for its employees further.

2.1 Public Transit Options (Exhibit D)
The proposed project's location along the South Coast Highway allows the site to be quickly served by public transit. Bus transit and trolley services operate within walking distance and are a viable option for employees and visitors.

Public transit use is the most ideal of the TDM strategies. It completely removes a vehicle trip from the roadways and the need for a parking space rather than merely shifting the time of a vehicle trip.

Making public transit services more readily available to the site's employees would allow them more opportunities to take advantage of public transit to commute to work. Utilizing public transit would also reduce parking demand and traffic impacts.

Using public transit also results in savings for people who start using it. They save money on fuel and the mileage on their cars. They also gain time to use when riding public transit to read, sleep, or work.

Bus Service
Public transit bus service in the City of Laguna Beach is provided by the Orange County Transportation Authority (OCTA) and runs on major arterial and collector streets. The following one (1) bus line operates within the vicinity of the project site, as shown in Exhibit D:
 Route 1: Long Beach – San Clemente
o Service is provided from approximately 4:30 AM – 11:00 PM at 1-hour intervals Monday – Friday.
o Service is provided from approximately 5:30 AM – 9:30 PM at 1-hour intervals Saturday – Sunday and holidays.

OCTA Route 1 has three (3) existing bus stops near the project site, as described below and shown on Exhibit D. The three (3) existing transit stops simultaneously serve the City of Laguna Beach Trolley.

RK18056.2 // 3088-2023-01 2-2

1. Bus Stop #3812 (Trolley Stop #55) is located at the northeast corner of South Coast Highway and Anita Street and serves OCTA Route 1. Service is provided northbound along the South Coast Highway.

2. Bus Stop #3843 (Trolley Stop #16) is located at the southwest corner of South Coast Highway and Oak Street and serves OCTA Route 1. Service is provided southbound along the South Coast Highway.

3. Bus Stop #3811 (Trolley Stop #54) is located at the northeast corner of South Coast Highway and Brooks Street and serves OCTA Route 1. Service is provided northbound along the South Coast Highway.

The project will provide bus service maps, schedules, and information to all employees, further promoting local transit use.

Transit schedules for OCTA Route 1 are provided in Appendix C.

Trolley Service
The City of Laguna Beach offers a free trolley service, which primarily runs a “Coastal Route” along South Coast Highway (Monday through Sunday) but also runs a more limited “Canyon Route” along Laguna Canyon Road (Saturday and Sunday only). The trolley service has a 20-30-minute frequency and many transit stops along South Coast Highway. This alternative mode of transportation is free and convenient for local employees to travel to and from the project site.

Exhibit D shows the three (3) existing trolley stops near the project site and the coastal trolley route.

The City of Laguna Beach trolley map is provided in Appendix D.

2.2 Motorcycle & Bicycle Use (Exhibit E)
Although the automobile is the most common vehicle used for commuting in Southern California, other vehicle types exist that accomplish the same purpose with less traffic and pollution impact.

Motorcycles and bicycles have the narrowest profile of all vehicles and cause the least traffic impact.

Motorcycles provide the same mobility as cars yet produce low traffic and parking impact. They occupy less than half the space of a car, even less compared to a sports utility vehicle (SUV). In traffic, a motorcycle easily bypasses traffic congestion due to its small size. Although motorcycles have some drawbacks compared with automobiles, growing traffic congestion in the region may make motorcycle use more desirable.

Biking is encouraged since it has a low traffic impact, is non-polluting, and is healthy for the commuter.

Southern California is particularly well-suited for bicycle commuting due to its temperate climate, and research has indicated that a commute distance of 1-7 miles can quickly be done on a bicycle. In RK18056.2 // 3088-2023-01 2-3
addition, all OCTA buses have bicycle racks, making commuting very convenient and extending the range of a bicycle commuter.

Bicycle facilities have been implemented throughout the city, which make bicycling safer and more convenient. The closest existing bicycle facility to the project site is the Class III on-road bike route along Glenneyre Street. The City of Laguna Beach Bike Map is shown in Exhibit E.

RK18056.2 // 3088-2023-01 3-4

3.0 TDM Recommendations (Exhibits F-1, F-2)
Transportation demand management uses strategies to efficiently use existing transportation facilities to reduce traffic congestion and air pollution. This includes strategies to increase vehicle occupancy (the number of occupants per vehicle) during the AM/PM peak hour commutes, divert drivers to alternative transportation, and reduce lunchtime vehicle trips. It also involves providing opportunities to reduce driving alone and providing incentives for alternative modes of transportation.

By the City of Laguna Beach Municipal Code Section 25.52.006(G)(3), the City Council may approve a permit to reduce the parking standards required by Section 25.52.012 of the municipal code for development projects, where the proposed project incorporates innovative parking solutions, otherwise referred to as TDM strategies, that translate into parking credits and offset the parking deficiency per the municipal code.

The proposed project will implement the following TDM strategies to lessen the parking demand and prevent overflow parking in the project site's residential areas.  Eight (8) Secure Bicycle Lockers (4 On-Site & 4 Off-Site)  Encouraging Bike Commuting Through Education
 Local Transit Information Bulletin
 Public Transit Vouchers
Implementing the TDM strategies described in the following sections is the responsibility of the proposed project's retail and office tenants, not the residential tenants.

The project is near residential areas, retail establishments, restaurants, public transit stops, and various amenities. This advantageous location is vital in minimizing the project's parking demands. The project aims to reduce vehicle reliance and foster a more pedestrian-friendly environment by offering easy walking access to nearby destinations.

Furthermore, the project is encouraged to hire locally to promote and facilitate alternative modes of transportation, boosting the effectiveness of the TDM strategies for its visitors and employees.

RK18056.2 // 3088-2023-01 3-5

3.1 On-Site and Off-Site Secure Bicycle Lockers
As identified in the City of Laguna Beach Municipal Code Section 25.52.012 (E) - Parking Spaces Required, the project will provide secure bicycle lockers for retail employees and visitors who commute to the site by bicycle. Four (4) single-bicycle lockers will be located on-site, at the back of the building near the back entrance to the first-floor retail use, as illustrated in Exhibit F-1.

The project will also provide four (4) secure bicycle parking spaces at the lower level of the Old Pottery Place parking structure. The bicycle spaces will be on-site, near the staircase in the back of the parking lot, as illustrated in Exhibit F-2. They will also be open to the public.

As a result, the proposed eight (8) secure bicycle lockers can accommodate all standard bicycles, whether single or double bicycles.

This TDM strategy will encourage local project employees and visitors to commute to the site by bicycle and reduce the number of SOV trips and parking demand at the rate of one (1) vehicle parking space per eight (8) bicycle parking spaces which is consistent with City of Laguna Beach Municipal Code Section 25.52.012 (E).

A vendor brochure for secure bicycle lockers is provided in Appendix E.

This TDM strategy will encourage local project employees and visitors to commute to the site using their privately owned bicycles rather than privately owned vehicles. It could reduce the number of SOV trips and parking demand for the project.

3.2 Encouraging Bike Commuting Through Education
The project recognizes the importance of promoting bicycle commuting for employees and visitors to the site. To encourage this sustainable transportation option, the project intends to collaborate with local bike retailers. Through this partnership, various initiatives can be implemented, such as offering classes to promote road safety, organizing bike repair workshops, and providing other related amenities.

Moreover, these bicycle-friendly amenities can be prominently highlighted when advertising job openings. This proactive approach ensures potential employees know the project's commitment to supporting and facilitating bicycle commuting. By offering these opportunities during recruitment, the project aims to attract individuals who value and prioritize sustainable transportation options like biking. The education program should provide classes and workshops at least once per year.

RK18056.2 // 3088-2023-01 3-6

3.3 Local Transit Information Bulletin
The project will provide a local transit information bulletin. The bulletin will be located on-site, in the back parking lot near the building's stairs, as illustrated in Exhibit F-1. This on-site location is ideal for residents, employees, and visitors to access quickly. The project's retail and office tenants will be responsible for the upkeep and restocking of the bulletin's material.

The local transit information bulletin will include, but not limited to, the following:
 Current maps, routes, and public transit schedules (OCTA and Laguna Beach Transit Trolley).  Local transit promotional material; and
 Bicycle route and facility information, including rental and sales locations, local bicycle maps, and safety information.

This TDM strategy will encourage and promote the use of alternative modes of transportation, especially local transit and bicycles.

3.4 Public Transit Vouchers
The project will provide public transit vouchers to its employees weekly, monthly, or regularly, removing the employees’ financial cost of riding public transit. The project's retail and office tenants must purchase monthly bus passes from OCTA for employees who use transit to commute to the site.

This TDM strategy will encourage project employees to take advantage of the public transit options near the project at no financial cost.

3.5 Effectiveness of TDM on Parking Reduction
As previously mentioned, per the City of Laguna Beach Municipal Code Section 25.52.006(G)(3), the City Council may approve a permit to reduce the parking standards required by Section 25.52.012 of the municipal code for development projects where the proposed project incorporates innovative parking solutions, otherwise referred to as TDM strategies, that translate into parking credits and offset the number of deficient parking spaces required for the proposed project per the municipal code (i.e., one (1) deficient parking space).

The parking deficit can effectively be reduced by implementing the following strategies:

1. Based on the strategies identified in this TDM plan, the project can offset the parking deficit of one (1) parking space.

2. The TDM features in this report include a total of eight (8) bicycle storage options that visitors and employees of the project can utilize:
 4 Secure Bicycle Lockers On-Site
RK18056.2 // 3088-2023-01 3-7
 4 Bicycle Spaces Old Pottery Place Parking Structure (Lower Level)

3. The project's location meets the needs of the local community. Situated within walking distance of established residential areas, retail establishments, restaurants, and other amenities, the project offers convenient accessibility to these existing facilities without the need to park a vehicle. As a result, the parking demand for the project has been reduced.

Table 2 below outlines the strategy and corresponding parking credit (number of reduced parking spaces).

Table 2 | Effective TDM Measures
Innovative Parking Solution Credit Calculation Parking
Credits
Eight (8) Secure
Bicycle Lockers
Eight bicycle spaces or two motorcycle
spaces count for one standard-size
parking space, not to exceed ten
percent of the required parking.1
1 Total Parking Credits 1
Project Parking Deficiency (See Table 1) 1
Parking Deficiency Mitigated? Yes
1 Consistent with City of Laguna Beach Municipal Code Section 25.52.012 (E).

The project is located in an urban area with access to local attractions, public transportation, ridesharing services, and bicycle options, which help reduce parking demand. This aligns with findings from the ULI Shared Parking Manual, Third Edition, regarding driving adjustments (based on public transit, ridesharing, walking, bicycling, etc.) and non-captive parking (parkers visiting multiple amenities and land uses while parking once). All of these features reduce the project's parking demand.

Although it is difficult to determine an exact reduction in required parking spaces due to the absence of published data, guidelines from local jurisdictions and other sources are utilized to quantify parking credits linked to the project’s proposed TDM features. The parking credit calculations are summarized below.

1. A parking credit of one (1) space is provided by providing eight (8) secure bicycle lockers as consistent with the City of Laguna Beach Municipal Code Section 25.52.012 (E).

2. The project applies to TDM Strategies based on the City of Laguna Beach Municipal Code. The project is in an urban setting that encourages pedestrian and bicycle transportation while decreasing dependence on single-occupancy vehicles. As noted, the project anticipates hiring RK18056.2 // 3088-2023-01 3-8
locally for commercial purposes, thereby reducing the reliance on employees to park vehicles on-site.

3. Access to various public transit options within walking distance reduces the site's reliance on single-occupancy vehicles. Additionally, it benefits from its proximity to local attractions like public beaches, retail use, restaurants, and other popular commercial establishments. Visitors are likely to park once and explore multiple amenities during their stay.

Furthermore, according to the City of Laguna Beach Municipal Code Section 25.52.006(G)(3), a parking study shall be prepared by a qualified engineer retained by the entity whose parking requirement has been reduced. The study shall review the efficiencies, effectiveness, and/or problems of the approved innovative parking solutions at one (1) year and five (5) years from their approval; the study shall be provided to the City for review and assessment.

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4.0 Conclusion
The proposed mixed-use development at 1040 South Coast Highway has an existing parking deficiency of one (1) parking space, making it subject to a Parking and Transportation Demand Management (TDM) Plan, as per City of Laguna Beach Municipal Code Section 25.52.006(G)(3).

This TDM plan includes innovative parking solutions that translate into a parking credit, offsetting the parking deficiency for the proposed project. Implementing the recommended TDM features adequately mitigates the project's existing parking deficiency of one (1) space. As noted, the project will not utilize off-site parking spaces to reduce the parking requirement deficiency.

RK ENGINEERING GROUP, INC. (RK) appreciates this opportunity to work on this project with PACIFIC COAST, LLC, and the City of Laguna Beach. If you have any questions regarding this study, please do not hesitate to contact us at (949) 474-0809.

Respectfully Submitted,
RK ENGINEERING GROUP, INC.

Rogier Goedecke
President

Legend
N
= Project Site (1040 South Coast Highway)
= Off-Site Parking Structure (Surface Lot & Lower Level)

ENGINEERING
GROUP INC.

Exhibit A
Location Map
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH

ENGINEERING
GROUP INC.

Exhibit B-1
Site Plan - First Floor
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH

ENGINEERING
GROUP INC.

Exhibit B-2
Site Plan - Second Floor
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH

ENGINEERING
GROUP INC.

Exhibit C
Old Pottery Place Off-Site Parking Structure
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH Legend
N
= Project Site (1040 South Coast Highway)
= Off-Site Parking Structure (Surface Lot & Lower Level)

ENGINEERING
GROUP INC.

Exhibit D
Existing Transit Stops
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH Coast-Anita
OCTA Stop #3812 / Trolley Stop #55
Street: South Coast Highway
Routes: 1, Trolley
Coast-Brooks
OCTA Stop #3811 / Trolley Stop #54
Street: South Coast Highway
Routes: 1, Trolley
Coast-Oak
OCTA Stop #3843 / Trolley Stop #16
Street: South Coast Highway
Routes: 1, Trolley
= Existing Bus/Trolley Stop
= Bus Route #1
= Coastal Trolley Route

ENGINEERING
GROUP INC.

Exhibit E
City of Laguna Beach Bike Map
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH

ENGINEERING
GROUP INC.

Exhibit F-1
TDM On-Site Recommendations
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH Legend
= Secure Visitor Bicycle Lockers (4 Bikes)
= Local Transit Information Bulletin
= Designated Residential Parking Spaces (2 Spaces)

ENGINEERING
GROUP INC.

Exhibit F-2
Old Pottery Place TDM Off-Site Recommendations
3088-2023-01
1040 SOUTH COAST HIGHWAY PARKING & TRANSPORTATION DEMAND MANAGEMENT PLAN // CITY OF LAGUNA BEACH Legend
= Secure Employee Bicycle Lockers (4 Bikes)

GLENNEYRE STREET BROOKS STREET
46 3/13/23, 11:45 AM 25.52.012 Parking spaces required. https://library.qcode.us/lib/laguna_beach_ca/pub/municipal_code/item/title_25-chapter_25_52-25_52_012 1/5 Laguna Beach, California Municipal Code
Title 25 ZONING
Chapter 25.52 PARKING REQUIREMENTS

25.52.012 Parking spaces required.
(A) Minimum Parking Spaces. At least the minimum number of parking spaces required shall be provided pursuant to the requirements specified under Municipal Code Section 25.52.012(G), unless otherwise specified in this Ordinance.

Exception: Where an interior division is proposed within an existing commercial structure, the result of division shall not create more than three additional individual tenant spaces or be less than 500 square feet in size. Subject to Planning Commission review and approval of a Conditional Use Permit and a coastal development permit where required, division of an existing commercial structure may exceed three additional tenant spaces when each space is less than 500 square feet. At the discretion of the Director of Community Development, an engineered parking impact assessment may be required as a component of the Conditional Use Permit and/or Coastal Development Permit application for a tenant space division. When required, the engineered parking impact assessment must identify measures to offset adverse impacts due to lack of parking.
(B) Parking Requirements for Unspecified Uses. Parking requirements for structures and uses not specifically set forth in this section shall be determined by the director of community development, and such determinations shall be based on the requirements for the most comparable structure or use specified.
(C) Parking Calculations. Methods of measurement used to determine the number of required parking spaces shall be based upon the following:
(1) The number of employees for a business shall be equal to the greatest number of employees during any shift of work. (2) Gross floor area shall be as defined in Section 25.08.012. (3) Twenty-four inches of bench, pew or other seating space shall be counted as one seat. (4) Outdoor “display area” shall be measured by the sum of the footprint area underneath the objects on exhibit for sale plus the pedestrian viewing area(s), which shall be a minimum of two and one-half feet times the length of the viewing area in front of or around the display. Outdoor display areas of one hundred square feet or less shall not require additional parking. (5) Delivery Trucks. Parking calculations are based on the number of spaces required for the public and employees of the proposed use. The number of required parking spaces shall include those required in Section 25.52.012(F) plus any spaces required for their vehicles, such as delivery trucks.
(D) Fractional Parking Space. Whenever the computation of the number of parking spaces required by this section results in a fractional parking space, the fractional number shall be rounded up to the nearest whole number.

Exception: In buildings or complexes (group of two or more commercial establishments, planned, developed, owned and managed as a unit) where the common or joint use of parking areas is proposed and an approved parking allocation plan has been accepted, calculations may result in fractional numbers. When the sum total results in a fractional number, the fractional number shall be rounded to the nearest whole number.
(E) Compact, Motorcycle and Bicycle Stalls. In every parking area and garage containing six or more stalls, fifty percent of the stalls provided may be designed as compact spaces. Bicycle and motorcycle parking spaces are encouraged and will count towards required parking. To count toward required parking, eight bicycle spaces or two motorcycle spaces count for one standard size parking space, not to exceed ten percent of the required parking.
(F) Parking Spaces Required for Specific Uses. No structure or use shall be permitted or constructed unless off-street parking spaces, with adequate provisions for safe ingress and egress, are provided in accordance with the provisions of this chapter. The following is a categorization of the various types of uses and their associated minimum parking requirements which may be increased by the approval authority if it is determined that the parking standards are inadequate for a specific project. (G) Number of Required Spaces.

Structures and Uses Required Off-Street Parking
Residential Uses
Dwelling, single-family or two-family 2 covered spaces per dwelling unit plus an additional space when the gross floor area of each residence is 3,600 or more square feet. The required additional parking space shall be provided as uncovered parking unless the applicant can provide justification that the additional covered parking space will not increase the appearance of mass and bulk. Subject to approval authority’s approval, the required parking may be provided as tandem parking. See Section 25.52.008(D).

Dwelling, multi-family 1 1/2 spaces for every studio or 1-bedroom unit; 2 spaces for every unit with 2 or more bedrooms and 1 additional guest space for 4 units and every 4 thereafter. At least 50% of the spaces must be covered. Of the covered and uncovered spaces, 50% of each may be compact-sized. Exception: (1) Artist’s joint living and working quarters need not provide covered spaces; (2) The city may reduce or waive parking requirements for housing projects with units committed to long-term, low-income or senior citizen’s housing, e.g., as defined under the Federal Government Section 8 Housing or its equivalent. 3/13/23, 11:45 AM 25.52.012 Parking spaces required.
https://library.qcode.us/lib/laguna_beach_ca/pub/municipal_code/item/title_25-chapter_25_52-25_52_012 2/5 Structures and Uses Required Off-Street Parking
Mobilehome 2 covered spaces for each mobilehome with an additional space for 4 or more bedrooms, which spaces may be uncovered and/or in tandem.

Mobilehome in mobilehome zone 2 spaces for each mobilehome, 1 of which must be covered and may be in tandem but not located in any setback area.

Artist’s joint living and working quarters See type of dwelling unit above.

Bed and breakfast inn The required number of spaces shall be 2 covered spaces per residence, plus 1 parking space for each guest unit. The guest spaces may be uncovered and/or in tandem.

Guesthouse, guest room 1 space for each guesthouse or guest room, which space may be uncovered and/or in tandem.

Rooming house 2 spaces for each rooming house, plus 1 space for each room to be rented.

Health Uses
Animal hospital or veterinary office 1 space for each 250 square feet of gross floor area.

Hospital 1 space for each patient bed.

Clinics, medical, etc. with more than one professional; emergency service provider
1 space for each 150 square feet of gross floor area.

Office for a single doctor, chiropractor or optometrist 1 space per 250 square feet of gross floor area.

Dentist, one or more 1 space per 150 square feet of gross floor area.

Rest home, home for the aged, nursing home and
recovery center
1 space for each 3 beds.

Group counseling/meetings 1 space for each 100 square feet of gross floor area.

Educational and Cultural Uses
Child care center, nursery school, preschool, large
family day care home (parking requirements shall be
determined based on maximum build out/capacity)
1 space for each employee, plus, 1 space for each 5 children, or 1 space for each 10 children where a circular driveway or its equivalent, designed for the continuous flow of passenger vehicles for the purpose of loading and unloading children and capable of simultaneously accommodating at least 2 such vehicles, is provided on the site.

Elementary or junior high school 2 spaces for each teaching station.

High school 7 spaces for each teaching station.

College or university 1 space for each full-time equivalent student, less the number of spaces provided to serve on campus housing in accord with this schedule or as approved by a Conditional Use Permit in conjunction with a shared parking study as specified in Section 25.52.006(C).

Business, professional or trade school 7 spaces for each teaching station.

Dance school or studio 1 space for each 100 square feet of gross floor area.

Library/museum 1 space for each 300 square feet of gross floor area.

Art, music or recording studio (no retail sales) 1 space for each 250 square feet of gross floor area.

Art galleries (indoor or outdoor display and retail
sales), except as provided in Section 25.52.012(C)(4)
1 space for each 250 square feet of gross floor and display area.

Places of Assembly and Recreational Uses
3/13/23, 11:45 AM 25.52.012 Parking spaces required.
https://library.qcode.us/lib/laguna_beach_ca/pub/municipal_code/item/title_25-chapter_25_52-25_52_012 3/5 Structures and Uses Required Off-Street Parking
Auditorium, assembly hall, dancehall, stadium,
conference facility, theater, spectator area, club, lodge, church, chapel or mortuary
1 space for each 3 fixed seats and/or 1 space for every 35 square feet assembly area, whichever is more restrictive. Additional parking, if any, for all other related uses/buildings shall be established through a Conditional Use Permit application and shared parking study as specified in Section

25.52.006(C) for any new or remodeled building, when the remodel project involves 10% or more cumulative addition to the original square footage of all the structures on the site.

Skating rink, roller or ice 1 space for each 25 square feet of gross skating area, plus 1 space for each 5 seats or fraction thereof in spectator’s area, or 1 space for every 150 square feet of public area not available to skaters, whichever is greater.

Pool/billiards parlor, entertainment center or arcade 1 space for each 150 square feet of gross floor area.

Bowling alley 5 spaces for each lane.

Tennis court/racquetball court 3 spaces for each court plus any required for other uses.

Health clubs, exercise areas, rooms, aerobics studios 1 space for each 100 square feet of gross floor area, plus any spaces required for other uses.

Golf driving range 1 1/2 spaces for each 10 linear feet of driving range width.

Golf course 8 spaces for each hole.

Miniature or “Par 3” golf course 3 spaces for each hole.

Swimming pool, commercial public (open to members
or nonmembers)
1 space for each 100 square feet of water surface, but not less than 10 spaces for any such use.

Office Uses
Commercial bank, savings and loan offices, other
financial institutions, public or private utility office, mutual ticket agency or similar window service offices 1 space for each 250 square feet of gross floor area. Parking spaces shall include those spaces provided for any drive-up service lanes.

General office and other business, technical, service,
administrative or professional offices
1 space for each 250 square feet of gross floor area.

Business and Commercial Uses
Hair salon or barbershop 1 space for each 1 1/2 chairs or 1 space for each 250 square feet of gross floor area, whichever is greater.

Other personal service establishments including
tanning salons, nail salons, massage services or uses
of a similar nature
1 space for each 250 square feet of gross floor area.

General retail stores, including outdoor display, except as provided in Section 25.52.012(C)(4)
1 space for each 250 square feet of gross floor area.

Shopping center Number of spaces subject to a shared parking study as specified in Section 25.52.006(C).

Hotel/motel 1 space for each room (as defined in Chapter 25.08), which opens to a public way or corridor, yard or court, plus 1 space for each 15 rooms or fraction thereof, plus 2 spaces per each residence. Additional parking may be required based on operational information such as the number of employees for shifts, when the greatest number of employees is on duty, the hours of operation and the amount of area devoted to particular uses.

Hotel/motel with integrated restaurant uses or
conference facilities
A 20% reduction from the total parking required for ancillary uses may be granted subject to approval authority’s approval. A greater reduction may be allowed, if a traffic study, conducted by a licensed traffic engineer, is submitted and approved by the approval authority.
3/13/23, 11:45 AM 25.52.012 Parking spaces required.
https://library.qcode.us/lib/laguna_beach_ca/pub/municipal_code/item/title_25-chapter_25_52-25_52_012 4/5 Structures and Uses Required Off-Street Parking
Food store, grocery store, supermarket or similar use
including outdoor display except as provided in
Section 25.52.012(C)(4); and caterer
1 space for each 250 square feet of gross floor and outdoor display area, exclusive of any delivery trucks, as required in Section 25.52.012(C)(5).

Convenience store or mini-market, including outdoor
display, except as provided in Section 25.52.012(C)(4)
10 spaces, plus 1 space for each 250 square feet of gross floor and display area.

Entertainment, including bar, cocktail lounge and night club
1 space for each 100 square feet of gross floor area including outdoor serving area.

Food services including, but not limited to restaurants, drive thru, take-out, fast-food and full-service; bakery, ice cream store; juice bar; and delicatessen
1 space for each 100 square feet of gross floor area, including outdoor seating area(s), or 1 space per 3 seats whichever is greater. Full service restaurants shall provide no fewer than 5 spaces. Additional parking may be required based on operational information such as the number of employees for shifts, when the greatest number of employees is on duty, the hours of operation and the amount of area devoted to particular uses.

The minimum number of spaces for drive-thru restaurants shall be 10 spaces. Parking spaces may include those spaces allocated in drive-thru lane(s). Note: If a proposed use consists of a combination of a retail component and a restaurant and/or entertainment component, each component shall be calculated separately, with the entertainment and restaurant area’s component of the gross floor area calculated using the above standards, except that the restaurant’s minimum of 5 spaces shall not be required when the restaurant component is clearly ancillary.

Commercial laundry facility (coin-operated) 1 space for each three washing machines or 1 space for each 250 square feet of gross floor area, whichever is greater.

Automobile service station (excluding the retail sale of beverage and food items)
1 space for each 250 square feet of gross floor area, plus 2 spaces for each lubrication stall or rack.

Automobile service station (inclusive of the retail sale of beverage and food items)
10 spaces, plus 1 space for each 250 square feet of gross floor area, plus 2 spaces for each lubrication stall, rack or pit.

Auto detailing 2 spaces for each washing station.

Car wash, self-service 2 spaces per washing bay. (The washing bays may not be counted as parking spaces.)
Car wash, full-service A parking reservoir area shall be provided which equals in size the area required for parking three (3) times the number of parking spaces provided inside the car wash facility. These spaces may be parked in tandem.

Automobile, truck, boat or similar vehicle sales or
rental establishments
1 space for each 350 square feet of office area, plus 1 space for each 1,000 square feet of indoor/outdoor auto sales/display, plus 1 space for each 300 square feet of gross floor area for repair/service areas.

Automobile/motor vehicle repair garages 1 space for each 300 square feet of gross floor area, but not less than 5 per tenancy.

Furniture store, appliance store, machinery rental or
sales store (excluding motor vehicle rental or sales)
and similar establishments which handle only bulky merchandise 1 space for each 500 square feet of gross floor area, excluding floor area used exclusively for storage or loading but no less than 4 per tenancy.

Commercial service establishments, such as shoe
repair, tailor, dry cleaning, TV repair or other uses of a similar nature
1 space for each 500 square feet of gross floor area, but no less than 2 per tenancy.

Wholesale distributor, mail order house, wholesale
printing and publishing establishment
1 space for each 250 square feet of office area, plus 1 space for each 1,000 square feet of indoor/outdoor storage area.

Lumberyard, home builder supply 1 space for each 250 square feet of indoor office/sales/display area, plus 1 space for each 1,000 square feet of indoor/outdoor storage area.

Contractor’s storage yard 1 space for each 250 square feet of office area, plus 1 space for each 1,000 square feet of indoor/outdoor storage area, but no less than 5 spaces for any such use.

Retail plant nursery, garden shop, including
greenhouse, lath house or similar sales and display
establishment
1 space for each 250 square feet of office or indoor sales and display area, plus 1 space for each 1,000 square feet of outdoor and greenhouse display or storage area.
3/13/23, 11:45 AM 25.52.012 Parking spaces required.
https://library.qcode.us/lib/laguna_beach_ca/pub/municipal_code/item/title_25-chapter_25_52-25_52_012 5/5 Structures and Uses Required Off-Street Parking
Flower stand 1 space for each 250 square feet of sales or display area with a minimum of 2 spaces.

Manufacturing or industrial establishment 1 space for each 500 square feet of gross floor area, including ancillary offices.

Laboratory and research establishment 1 space for each 300 square feet of gross floor area, including ancillary offices.

Warehouse or storage building 2 spaces, plus 1 space for each 1,000 square feet of gross floor area.

Public utility facility, including electric, gas, water, telephone and telegraph facility, not having business
offices on the premises.
1 space for each employee, but not less than 2 spaces for such facility. (Ord. 1657 §§ 7, 8, 2021; Ord. 1652 §§ 7, 8, 2021; Ord. 1551 § 3, 2011; Ord. 1501 § 3, 2009; Ord. 1485 § 9, 2008; Ord. 1472 § 1 (Exh. A), 2007; Ord. 1463 § 1, 2006; Ord. 1462 § 1, 2006; Ord. 1416 § 21, 2002; Ord. 1415 § 3, 2002; Ord. 1354 § 5, 1999; Ord. 1346 § 6, 1998; Ord. 1333 § 1, 1997; Ord. 1306 § 2, 1995; Ord. 1282 § 1, 1994).

Contact:

City Clerk: 949-497-0309
Published by Quality Code Publishing, Seattle, WA. By using this site, you agree to the terms of use.

Laguna Beach, California Municipal Code
Title 25 ZONING
Chapter 25.52 PARKING REQUIREMENTS

25.52.006 Special provisions.

Common Parking Areas. Common parking facilities may be provided to satisfy the on-site requirements contained herein if the sum of the spaces in the common facility equals the sum of the spaces required for the individual developments/uses, subject to the following minimum conditions:
(A)
(1) A parking allocation plan shall be approved by the approval authority showing all common parking areas and shall be kept on file in the department of community development. (2) Where more than one business occurs and common parking areas are utilized, each business must have access to its proportional allotment of the spaces, i.e., no allocation or validation program will be allowed which prevents any tenant from the use of his or her proportionate allocation of parking.
(3) A reciprocal parking easement in a form satisfactory to the city shall be executed by the parties involved and by the owner of the property where the parking spaces are located and shall be kept on file in the department of community development. Such agreement shall ensure the continued availability of the number of spaces allocated to each use. (B) Joint Use of Parking Spaces. Two or more uses with different hours of operation may utilize the same parking spaces to satisfy their respective parking requirements subject to the granting of a conditional use permit and the following minimum conditions:
(1) There shall be no conflict or overlap between the hours of operation for each use utilizing the same parking spaces;
(2) A parking allocation plan showing all jointly used parking shall be submitted prior to approval of the conditional use permit by the approval authority and shall be kept on file in the department of community development;
(3) A reciprocal parking easement in a form satisfactory to the city shall be executed by the parties involved and by the owner of the property where the spaces are located and shall be kept on file in the department of community development. Such agreement shall ensure the continued availability of the number of spaces designated for joint use at the periods of time indicated; (4) Non-required parking spaces leased by an existing business at an off-site location for use by customers and/or employees of that business that does not conflict with the business hours of the uses, if any, located at the off-site location shall be exempt from these provisions. (C) Shared Parking. A reduction from parking space requirements as specified in Section

25.52.012, may be allowed for certain mixed use developments which have different peak hours of operation or intensity of use subject to the granting of a conditional use permit and the following minimum conditions:
(1) A shared parking study prepared by a licensed traffic engineer with experience in performing shared parking studies shall be submitted which demonstrates that the development will result in a more efficient use of proposed or provided parking because the combined peak parking demand is less than the normal standards due to different, offsetting parking activity or intensity patterns of the businesses in the development, or there is a relationship among the uses that results in the attraction of patrons or customers to two or more uses with a single auto trip to the development.

A shared parking allocation plan showing all shared parking shall be submitted as part of the conditional use permit application. The number of spaces required for an approved shared parking plan shall be based on the number of spaces estimated to be the combined use peak parking demand. In addition, a well balanced mixture of uses within the development must be demonstrated.
(2)
(D) Valet Parking. Valet parking on a lot, whether proposed on-site or off-site to fulfill parking requirements, or off-site for non-required parking requirements, requires approval of a conditional use permit. The application shall include a parking plan and program providing the following minimum information:
(1) Parking space layout, dimension of spaces, drive aisles and valet routes (if the proposed parking is located off-site). Parking lot layout and drive aisle widths shall be subject to review and approval by the fire department;
(2) Operation information of the lot including whether the valet parking is for the use of employees or customers, including the number of the employees, shift hours and hours that the parking lot would be in use;
(3) A plan to minimize noise, loitering and trash adjacent to the off-site valet parking lot; (4) The drop-off and pick-up areas must be safe from traffic hazards and be adequately posted;
(5) Valet parking must be off-street and comply with the provisions of Section 25.52.006(A) and (B), regarding common or joint parking areas;
(6) If the valet parking includes off-site spaces, the property providing the off-site parking spaces shall be restricted by a form satisfactory to the City (such as a reciprocal parking easement), binding the off-site parking location to the use for the duration of the use; If an existing approved off-site valet parking area(s) becomes unavailable for any reason, the associated business license, conditional use permit and certificate of use and occupancy shall automatically become null and void;
(7)
(8) Existing off-site valet parking operations not conforming to the provisions of this subsection (D) shall, within six months after receiving appropriate written notice from the community development department, either obtain approval of a conditional use permit or abate such operations. Valet parking currently operating on-site operations as of June 1, 2007, shall continue to be legal nonconforming unless there is a change in intensity or use. (E) Special Parking Districts—In-Lieu Parking Certificates. For areas designated by the City Council to be hardship areas and for which special districts are formed for the purpose of providing central or common parking facilities and/or improving public transit, the City Council may grant relief from the requirements of this section, to the extent that an individual property owner or lessee participates in or contributes to parking in the central facility and/or improving public transit by acquiring in-lieu parking certificates equivalent to the number of spaces required for his or her individual development, up to a maximum of three certificates for any one site, except as described below.

The issuance of parking certificates shall be subject to the following:

For any request of four or more in-lieu parking certificates, a parking demand study shall be completed to evaluate the proposed intensification, potential neighborhood impacts and available nearby off-site and on-street parking when considering issuance of parking certificates and the number thereof. In lieu parking certificates in excess of three, shall not be approved unless the parking demand study conclusively demonstrates that the proposed intensification will not negatively impact adjacent residential neighborhoods, commercial areas and/or coastal access.

Mitigations to offset potential parking impacts shall be described in detail in the parking demand study, and incorporated into and implemented with the project for which the in-lieu certificates are allowed. The maximum number of in lieu parking certificates for any one use shall not exceed 50% of the number of parking spaces required (fractional numbers shall be rounded up). A coastal development permit shall be required with issuance of parking in lieu certificate(s). (1)
(2) Fees and schedule of payment for such in-lieu parking certificates shall be established by resolution of the city council. The timing of the payment of in-lieu parking certificates shall be paid prior to the issuance of the first business license or building permit unless specified differently by the City Council.
(F) Spaces for Bicycles. The approval authority may require the provision of bicycle racks or bicycle parking facilities in any development submitted for development review. If such bicycle parking facilities are required, the location and design of such facilities shall be shown on the site plans and shall be subject to approval.
(G) Incentives. The City Council may approve a conditional use permit and a coastal development permit when required, upon recommendation by the approval authority, to reduce the parking standards required under this chapter where the proposed use provides for and promotes the use of alternative modes of transportation such as ride-sharing, carpools, vanpools, public transit, bicycle and walking; and where the reduced parking requirement will not adversely impact public access to beaches, parks, open spaces, and trails and one or more of the following conditions apply:
(1) The proposed use is a very low or low income, or disabled housing project; The proposed use is a sidewalk cafe having outdoor seating available to restaurant customers, and when the outdoor seating is located on public property or right-of-way, to the general public as well, which contributes positively to the local pedestrian environment. The parking reduction may be granted on a temporary or seasonal basis and shall be limited to a maximum of five spaces; and
(2)
The proposed use incorporates innovative parking solutions, such as a shuttle service program provided by the entity whose parking requirement has been reduced. Any proposed innovative parking solution shall provide parking mitigation measures at an equivalent ratio to the parking spaces required by Section 25.52.012(G) for the proposed intensification of use. An innovative parking solution shall be described in a detailed program which includes, but is not limited to, the number of otherwise required parking spaces that will not be provided, a detailed description of the proposed innovative solution, a detailed description of how the innovative solution provides an equivalent ratio to the number of parking spaces that would have been required without the innovative solution, and a detailed description of how the proposed solution is expected to offset impacts from the reduction in required parking spaces, supported by studies and/or examples. An example of a program for innovative parking solutions might include, but not be limited to, a shuttle service program provided by the entity whose parking requirement has been reduced that indicates the number and capacity of shuttle vehicles, the range of shuttle services, where shuttle vehicles are stored and the hours of shuttle service operation. At the discretion of the Director of Community Development, peer review of such a program may be required and paid by the applicant. (3)
A parking study shall be prepared by a qualified engineer, retained by the entity whose parking requirement has been reduced, that reviews efficiencies, effectiveness and/or problems of the approved innovative parking solutions at one year and at five years from the date of their approval; and the study shall be provided to the City for review and assessment.

This Subsection 25.52.006(G)(3) shall expire five years from the date of effective certification of LCP-5-LGB-19-0139-1. If innovation solutions have been implemented pursuant to this section, and the required engineered parking studies demonstrate the effectiveness of those innovative parking solutions, a Local Coastal Program amendment may be requested to retain this subsection for an extended period. Such an LCPA shall include all necessary supporting documentation with submittal of the LCP amendment request.
(H) Off-Site Parking Spaces. Additional parking that is required for an intensification of nonresidential uses, not involving floor area additions to an existing building envelope, may be satisfied by providing off-site parking spaces subject to the approval of a conditional use permit and coastal development permit where required and compliance with the following minimum standards:
(1) The property providing the off-site parking spaces shall be located on one site and within six hundred feet of the establishment and shall be deed restricted in a form satisfactory to the City (such as a reciprocal parking easement), binding the off-site parking to the use; and (2) The off-site parking spaces shall be available at all times during which the business or commercial use is open or operating;
(3) The proposed off-site parking spaces are not necessary to satisfy the parking requirements of the property on which the parking spaces are located; (4) The applicant, as part of the application for the conditional use permit, shall submit a detailed parking plan indicating the location of the proposed off-site parking spaces. The off-site parking spaces shall be located so that they safely and adequately serve the purpose for which they are intended. The following factors, among others as deemed appropriate, shall be considered:
(a) Proximity of the off-site parking spaces,
(b) Traffic circulation to and from the off-site parking spaces, (c) Ease and safety of pedestrian access to and from the off-site parking spaces, and (d) The type of use of the property on which the off-site parking spaces are located (for example, off-site parking may not be appropriate for high turnover uses such as fast food restaurants and may be problematic);
Appropriate signage shall be required at both the business or commercial use and the offsite parking area. Each off-site parking space shall be individually and permanently signed indicating the name of the business or commercial use and the operating hours of such use for which those spaces shall be available;
(5)
(6) The off-site parking spaces shall be available at no cost to employees, patrons, customers or business-used vehicles of the business or commercial use that is requiring those spaces. The off-site parking spaces may not be used for paid parking purposes during the operating hours of the business or commercial use that is requiring those spaces; and The applicant and owner of the affected properties (if someone other than the applicant) shall execute and enter into a written agreement in a form satisfactory to the city, and kept on file in the department of community development. The agreement shall ensure the continuous availability of the number and location of the off-site parking spaces required for the duration of the business or commercial use and for the operating hours of such use. Annual proof of the validity of the lease shall be filed with the community development department. The term for the business lease and the off-site parking shall be the same time period. The agreement shall contain an acknowledgment by the applicant that the conditional use permit and any associated business license and/or certificate of use shall automatically be revoked and become null and void if any of the required off-site parking spaces becomes unavailable for any reason without the provision of an equivalent number of replacement on-site parking spaces or approved other off-site parking spaces. Any such revocation shall be effective upon the applicant’s receipt of written notification by the city. (7)
(I) Commercial Parking Lots. Any commercial parking lot (to mean and include a place maintained for parking of vehicles where such parking is permitted upon payment of a fee), including those that are part of a commercial development and/or center and charging a fee for use of required off-street parking, shall obtain approval of a conditional use permit subject to the following minimum requirements:
(1) A parking study prepared by a licensed traffic engineer with experience in performing parking studies shall be submitted that includes the following minimum information:
(a) Demonstrate that the commercial parking lot will result in a more efficient use of proposed or provided parking;
(b) Demonstrate that the combined peak parking demand is equal to or less than the normal standards due to different, off-setting parking activity or intensity patterns of the businesses in the development.
(2) Parking spaces determined to be in excess of those required for the existing uses on-site, if any, may be leased to persons other than those visiting the commercial business at the site. The spaces for the businesses and the spaces leased to others must be clearly identified on the plan.

All existing commercial pay lots and businesses offering parking for a fee not conforming to the provisions of this subsection (I) shall, within six months after receiving appropriate written notice from the community development department, either obtain approval of a conditional use permit or cease the operation. (Ord. 1657 §§ 3—6, 2021; Ord. 1652 §§ 3—6, 2021; Ord. 1551 § 1, 2011; Ord. 1501 § 2, 2009; Ord. 1485 § 9, 2008; Ord. 1472 § 1 (Exh. A), 2007; Ord. 1415 § 1, 2002; Ord. 1361 § 1, 1999; Ord. 1305 § 2, 1995; Ord. 1282 § 1, 1994). (3)
Contact:

City Clerk: 949-497-0309
Published by Quality Code Publishing, Seattle, WA. By using this site, you agree to the terms of use. (A)
(B)
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(1)
City of Laguna Beach, CA
Thursday, March 27, 2025
Title 25. Zoning
Chapter 25.52. PARKING REQUIREMENTS
§ 25.52.004. General provisions.

Minimum Requirements. The parking requirements established are to be considered as the minimum necessary for such uses permitted within the respective zones and where discretionary permits are required. These requirements may be increased upon determination that the parking standards are inadequate for a specific project because that project requires an intense parking demand including, but not limited to, increased use of employees or operational standards. The submission of operational information of a proposed use, such as the number of employees for shifts, when the greatest number of employees is on duty, the hours of operation and the amount of area devoted to particular uses shall be submitted with all conditional use permit applications.

These requirements may be decreased subject to the provisions of Section 25.52.006(G).

Location of Parking.

Required parking spaces for residential uses shall be located on the same building site and shall be directly accessible from a street or alley improved to subdivision standards or from a usable vehicular right-of-way of record.

Required parking spaces for nonresidential uses, including hotels, shall be provided on-site unless approved according to Subsection 25.52.006(H) regarding off-site parking.

Property within the right-of-way of a street (either public or private) shall not be used to provide the minimum parking requirements or loading facilities.

Accessibility and Usability.

All required parking spaces for commercial and industrial uses shall be designed and maintained so as to be fully and independently usable and accessible during hours of operation. Required parking areas, including residential parking, shall not be used for any purpose which would preclude the use of the area for the parking of motor vehicles. The storage of materials, motor vehicles for sale, recreational vehicles, wrecked or inoperable vehicles or the repair of vehicles in areas designated for off-street parking is prohibited.

No required parking area or parking space shall be eliminated, reduced or converted in any manner unless equivalent facilities approved by the city are provided elsewhere in conformity with this chapter.

Parking Spaces for the Physically Handicapped. Handicapped parking spaces shall be provided in accordance with the requirements set forth in the state building code and other applicable laws and regulations and shall be counted in fulfilling parking requirements.

Intensification of Use.

When a new building is constructed or when a major remodel is proposed, or a use is changed to a use which has a greater parking requirement, or when the floor area of an existing building is enlarged, then the property owner or applicant shall provide parking or purchase in-lieu (a)
(b)
(c)
(d)
(2)
(3)
(4)
parking certificates equivalent to the number of parking spaces required by current parking regulations (up to the maximum allowed in Section 25.52.006(E) for the proposed use having a greater parking requirement, or for the entire building which is enlarged less credit for the following:

The actual number of parking spaces provided on-site, if any; The number of any parking credits granted as described in Section 25.52.006(G); The number of previously paid for in-lieu parking certificates for the subject premises, if any; and
The number of parking spaces that would have been required by the parking regulations in effect in 1958 for the use currently existing on the property, if the building was built prior to that time, minus the actual number of parking spaces provided on-site, if any.

When an enlargement results in the creation of no more than ten percent additional square footage of floor area and does not exceed five hundred square feet, additional parking shall be required for the enlarged area only.

When an intensification of use is proposed, and when such use and/or building is a portion of a larger premises for which parking spaces are already provided and/or in-lieu parking certificates have been issued and paid for, then any credit for such parking and/or certificates shall be allocated proportionately on a gross square footage basis.

In-lieu parking certificates, referenced above, are allowed only as described in Section

25.52.006(E), Special parking districts—In-lieu parking certificates. (Ord. 1282 § 1, 1994; Ord. 1434 § 10, 2003; Ord. 1472 § 1 (Exh. A), 2007; Ord. 1485 § 9, 2008; Ord. 1501 § 1, 2009; Ord. 1652 § 2, 2021; Ord. 1657 § 2, 2021)

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NORTHBOUND To: Long Beach El Camino & Santa Margarita El Camino Real & Avd Pico Pacifc Coast Hwy & Del Obispo Pacifc Coast Hwy & Crown Valley Pacifc Coast Hwy & Viejo Newport Transportation CenterPacifc Coast Hwy& SuperiorCoast Highway & HuntingtonWarner &Pacifc Coast HwyPacifc Coast Hwy & Balboa7th & Channel 4:37 4:49 5:03 5:12 5:28 5:46
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9:24
10:33
6:30
7:00
7:30
7:57
8:34
9:08
9:39
10:39
11:37
12:34
1:33
2:33
3:35
4:05
4:35
5:05
5:37
6:04
6:33
7:33
8:33
9:35
10:44
6:44
7:14
7:44
8:11
8:48
9:22
9:53
10:53
11:51
12:48
1:47
2:47
3:49
4:19
4:49
5:19
5:51
6:18
6:47
7:47
8:47
9:49
10:58
5:37 5:49 6:03 6:12 6:28
6:30 6:42 6:56 7:07 7:28
7:25
8:25
9:23
10:20
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12:03
1:05
7:40
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9:53
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1:36
8:06
9:06
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11:46
12:46
1:48
8:28
9:28
10:26
11:23
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1:12
2:14
2:05 2:20 2:36 2:48 3:14
3:03 3:17 3:34 3:47 4:14
4:11
5:11
6:11
7:31
8:40
4:26
5:26
6:26
7:44
8:53
4:42
5:42
6:42
7:59
9:08
4:53
5:53
6:53
8:09
9:18
5:17
6:17
7:17
8:27
9:36

SERVICE TO / SERVICIO A
Long Beach Corona del Mar
- VA Hospital - Emerald Bay
- Cal State Long Beach Laguna Beach
Seal Beach - Laguna Beach High School
- Seal Beach City Hall - Laguna Beach Civic Center
Sunset Beach - Monarch Bay
Huntington Beach - Mission Hospital
- Ethel Dwyer Middle School Dana Point
- Huntington Beach Pier - Salt Creek Beach
Newport Beach - Dana Point Harbor
- Horace Ensign Intermediate School Capistrano Beach
- Newport Harbor High School San Clemente
- Newport Center/Fashion Island - Shoreclifs Middle School - Newport Transportation Center - San Clemente High School - Newport Civic Center and Park - San Clemente (Metrolink Station) - Hoag Hospital
Effective February 9, 2025 | www.octa.net

1 Long Beach to San Clemente
via Pacific Coast Hwy
Monday-Friday
SOUTHBOUND To: San Clemente 7th & Channel Pacifc Coast Hwy & 12th Warner & Pacifc Coast Hwy Pacifc Coast Hwy & 1st Pacifc Coast Hwy & Balboa-Nwpt Bch Newport Transportation CenterPacifc Coast Hwy & ClifPacifc Coast Hwy & Monarch BayPacifc Coast Hwy & Dana Point HarborEl Camino Real & Avd PicoEl Camino &Santa Margarita 4:56 5:07 5:17 5:28 5:38 5:56
6:40
7:18
7:47
8:18
8:58
9:26
10:23
11:23
12:20
1:18
2:18
3:18
3:48
4:18
4:48
5:20
5:48
6:20
7:20
8:20
9:20
6:13
7:01
7:39
8:08
8:39
9:19
9:47
10:42
11:42
12:39
1:37
2:37
3:41
4:11
4:41
5:11
5:43
6:11
6:37
7:37
8:37
9:37
6:31
7:21
7:59
8:28
8:59
9:39
10:07
11:02
12:02
1:00
1:58
2:58
4:03
4:33
5:03
5:33
6:05
6:33
6:56
7:56
8:54
9:54
6:41
7:32
8:10
8:39
9:10
9:50
10:18
11:14
12:14
1:14
2:12
3:12
4:17
4:47
5:17
5:47
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6:47
7:07
8:07
9:04
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6:55
7:46
8:24
8:53
9:24
10:05
10:33
11:29
12:29
1:30
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3:28
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5:02
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8:39
9:08
9:39
10:24
10:52
11:48
12:48
1:50
2:48
3:48
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5:21
5:51
6:21
6:53
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7:36
8:36
9:32
10:32
6:16 6:27 6:37 6:48 7:00
7:13 7:24 7:36 7:48 8:00
8:19
9:17
10:17
11:14
12:12
1:12
2:07
8:30
9:28
10:28
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12:23
1:23
2:19
8:42
9:39
10:39
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12:33
1:33
2:30
8:56
9:53
10:53
11:50
12:48
1:48
2:44
9:08
10:05
11:05
12:02
1:00
2:00
2:57
3:07 3:19 3:30 3:44 3:57
4:09 4:21 4:32 4:46 4:59
5:16
6:16
7:18
8:18
5:28
6:28
7:29
8:29
5:39
6:39
7:39
8:39
5:52
6:52
7:52
8:52
6:03
7:03
8:03
9:03
www.octa.net | Effective February 9, 2025
Long Beach to San Clemente
via Pacific Coast Hwy 1
Saturday, Sunday & Holiday
NORTHBOUND To: Long Beach El Camino & Santa Margarita El Camino Real & Avd Pico Pacifc Coast Hwy & Del Obispo Pacifc Coast Hwy & Crown Valley Pacifc Coast Hwy & Viejo Newport Transportation CenterPacifc Coast Hwy & SuperiorCoast Highway & HuntingtonWarner &Pacifc Coast Hwy Pacifc Coast Hwy & Balboa7th & Channel 5:38
6:30
7:30
8:21
9:21
10:21
11:11
12:11
1:10
2:13
3:15
4:17
5:17
6:17
7:27
5:50
6:42
7:42
8:36
9:36
10:36
11:26
12:26
1:25
2:28
3:30
4:32
5:32
6:32
7:40
6:04
6:56
7:56
8:51
9:51
10:51
11:42
12:42
1:41
2:44
3:46
4:48
5:48
6:48
7:55
6:13
7:06
8:06
9:03
10:03
11:03
11:55
12:55
1:54
2:57
3:58
5:00
6:00
7:00
8:07
6:26
7:26
8:26
9:23
10:23
11:23
12:19
1:19
2:20
3:23
4:22
5:22
6:22
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6:43
7:43
8:43
9:41
10:41
11:41
12:39
1:39
2:40
3:43
4:43
5:43
6:43
7:43
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7:56
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9:57
10:57
11:57
12:55
1:55
2:56
3:59
4:59
5:59
6:59
7:59
7:08
8:08
9:09
10:10
11:10
12:10
1:08
2:08
3:09
4:12
5:11
6:11
7:11
8:11
7:21
8:21
9:24
10:25
11:25
12:25
1:23
2:23
3:24
4:27
5:26
6:25
7:24
8:24
7:29
8:29
9:32
10:34
11:34
12:34
1:34
2:34
3:35
4:38
5:37
6:36
7:35
8:35
7:43
8:43
9:46
10:48
11:48
12:48
1:48
2:48
3:49
4:52
5:51
6:50
7:49
8:49
Saturday, Sunday & Holiday
SOUTHBOUND To: San Clemente 7th & Channel Pacifc Coast Hwy & 12th Warner & Pacifc Coast Hwy Pacifc Coast Hwy & 1st Pacifc Coast Hwy & Balboa-Nwpt Bch Newport Transportation CenterPacifc Coast Hwy & ClifPacifc Coast Hwy & Monarch BayPacifc Coast Hwy & Dana Point HarborEl Camino Real & Avd PicoEl Camino &Santa Margarita 5:20 5:30 5:39 5:50 6:00 6:15 6:31 6:49 7:01 7:15 7:33
6:20 6:30 6:39 6:50 7:00 7:15 7:31 7:49 8:01 8:15 8:33
7:20 7:30 7:39 7:50 8:00 8:15 8:31 8:49 9:01 9:15 9:33
8:14 8:25 8:34 8:48 9:00 9:15 9:34 9:52 10:04 10:19 10:40 9:14 9:25 9:34 9:48 10:00 10:15 10:34 10:52 11:04 11:19 11:40 10:14 10:25 10:34 10:48 11:00 11:15 11:34 11:52 12:04 12:19 12:40 11:08 11:21 11:30 11:46 11:58 12:15 12:34 12:56 1:10 1:25 1:45 12:08 12:21 12:30 12:46 12:58 1:15 1:34 1:56 2:10 2:25 2:45 1:08 1:21 1:30 1:46 1:58 2:15 2:34 2:56 3:10 3:25 3:45
2:08 2:21 2:31 2:47 3:00 3:18 3:40 4:03 4:16 4:30 4:49
3:08 3:21 3:31 3:47 4:00 4:18 4:40 5:03 5:16 5:30 5:49
4:09 4:21 4:31 4:47 5:00 5:18 5:40 6:03 6:16 6:30 6:49
5:14 5:26 5:35 5:50 6:00 6:15 6:33 6:48 6:58 7:12 7:29
6:14 6:26 6:35 6:50 7:00 7:15 7:33 7:48 7:58 8:11 8:28
7:13 7:25 7:34 7:49 7:59 8:15 8:33 8:48 8:58 9:11 9:28

PROPAR K® SERIES

CYCLESAFE BICYCLE LOCKER SYSTEMS
Setting
the
Standard
for
Secure
Bicycle
Parking
What is a CycleSafe Bicycle Locker?
About CycleSafe, Inc.

CycleSafe is the #1 choice of cyclists and facility managers worldwide.

CycleSafe serves planners for transit, education, corporate, government, and healthcare facilities by providing bicycle parking solutions with the best in quality, innovation, and reliability. Our products help achieve healthy and sustainable communities and increase employee productivity, recruitment, and retention.

Founded over 35 years ago, CycleSafe has locker installations in many international locations including the United States, Japan, Canada, Ireland, Scotland, England, The Netherlands, and France still in use. Our high manufacturing quality standards and engineered materials make our lockers the top choice of facility planners worldwide.

Sponsors of:

Bikes Belong Coalition
League of American
Bicyclists
People for Bikes
Safe Routes to School Association for Commuter
Transportation
Space efficient bike lockers are
angular compartments to back a
bike into a pie shaped stall
accessed by an individual locked
door.

Fitting all standard bicycles,
dimensions are 4’ (1.2m) high X
6’ 6” (2.0m) deep X 3’ 3” (0.9m)
wide. Double-Tier units increase
capacity with a reduced footprint.

CycleSafe supports several organizations that promote bicycle advocacy and alternative transportation.

We’re committed to being an active participant in creating a safer, healthier environment and society.

US Green Building Council
Association of Pedestrian
and Bicyclist Professionals
2 [email protected] 888-950-6531 www.cyclesafe.com
A bicycle locker is like a garage for your bicycle. Bicycle lockers provide excellent, secure bicycle parking by providing protection from theft, vandalism and inclement weather. The lockers are designed to accommodate one bicycle per door along with gear such as panniers, lights, helmets, etc.

CycleSafe creates long lasting products with high quality materials that support sustainable solutions, manufactured to ISO 9001/14000 quality and environmental standards. Products that last longer enable society to conserve resources with a lower impact on the environment with energy efficiencies and raw material management.

Users receive one key that opens one locker. Each locker has a unique lock and key to provide maximum security. Key duplication is restricted to authorized users only.

Keyless bicycle parking is available with CycleSafe SmartlocTM Wireless System. This innovative technology allows wireless management of multiple lockers with existing proximity card or keypad access.

Cyclists reserve a locker with a rental application for long or short term use from your local Bike Parking Administrator. Locker management recommendations with sample rental agreements, marketing programs and database management are available to implement your program.

CycleSafe enhances communities with green building products to provide peace of mind for the cyclist and the owner.
3 The bicycle locker pioneer: CycleSafe lockers are engineered with high strength poly-resin composites with the high impact resistance of structural steel. The benchmark in secure bicycle parking, CycleSafe offers the most secure, versatile and cost effective bicycle locker to outperform and outlast the competition.

Our quality manufacturing standards produce a rigid structure that ships knocked down in kit form for ease of assembly for reduced freight, or preassembled and shipped upon request.

Product Overview
The ProPark® series by CycleSafe is a modular, interlocking locker system that stores bikes and gear in a weatherproof, fire-retardant, vandal-deterrent structure.

A standard unit has a door on each side with a diagonal interior partition, creating two triangular stalls to stow bikes horizontally with handlebars near the door. This modular system can be configured to meet any site’s specifications, designed to be flexible, to accommodate future expansion. Models and features may include:
• Single-Sided Access (limited access)
• Double-Sided Access (standard model)
• CycleSafe Electronic Access Door (long term/short term keyless entry) • Double-Tier Locker (high capacity)
• Display Side Panels (marketing and communications)
• Storage Bins (cyclists gear)
Setting the Standard for Secure Bicycle Parking
• Awarded the first bicycle storage patent issued in the U.S. • Industry’s most durable locker, with a 30-plus year proven product life • Selected by more North American transit agencies, corporations, and institutions than any other cycle storage unit
• Five-year limited warranty
• Manufactured to ISO 9001 and 14000 international quality • Contributes to LEED certification
• Made in the USA
Versatile System Solutions
At a transit hub, on campus, or at the office, CycleSafe lockers promote community health and fitness. [email protected] 888-950-6531 www.cyclesafe.com
Know the CycleSafe Difference
CycleSafe takes pride in engineering products for the best performance—both for the locker owner and for the cyclist.

Security Versatility
• Unmatched durability. CycleSafe ProPark® series lockers are made of high-density polyester SMC (sheet molding
compound) with long-glass fiber reinforcement. This
impact-resistant, flame-retardant composite material will not crack, dent, warp, corrode, or sustain UV degradation.

With more than 70 percent mineral content, our proprietary composite is one of the strongest structural materials
available and the most durable composite used in the
locker industry. Hardware is also selected for quality, with all exposed metal made of stainless steel.
• Secure design. The patented interlocking design
incorporates structural features that make it secure
against pry bars, knives, weather, and fire—problems that often plague other bike storage products.
• Superior locks. The standard lock is a pop-out T-handle mechanism with an Abloy® high-security locking cylinder— one of the best exterior locksets on the market. Abloy
locks use a key-control system that prohibits key copying except through a certified service center. (Other brands available upon request only)
• Appearance. Clean lines, neutral colors, and custom
design options and finishes make CycleSafe lockers
compatible with any architectural setting.
• Space. Efficient interior space of only 10 sq. ft. per locker accommodates even large bikes, scooters, or personal
mobility transporters. Promotes site sustainability – as many as 20 bikes can be stored in the area of a single
parking space using our double tiered system.
• Options. A wide variety of configuration, lock, and
accessory options provide solutions for any site.
• For the future. Modular system flexibility allows for future relocation, expansion, or upgrade. Double your capacity by adding a double tier or upgrade to electronic access.

Beyond conventional materials, thermoset composites
unique properties are engineered for demanding
applications.

Lowest Lifecycle Cost
• Durable. While other bike lockers warp, crack, rust, fade, and sag, our industrial-grade lockers look and perform like new after decades of use.
• Flame-resistant. Some lockers on the market go up in
flames when ignited; ours are rated self-extinguishing. A very important feature to know that even an isolated fire will not travel to surrounding lockers.
• Low-maintenance. Maintenance is as simple as an
occasional cleaning, and our coating has graffiti-resistant properties to allow for easy removal and restoration to original finish.
• Smart investment/Cost sharing Programs. Leverage
your return on investment in CycleSafe through locker
rental, leasing programs and advertising on display end panels.

Contact CycleSafe for specifications and certifications on our engineered products.
4 [email protected] 888-950-6531 www.cyclesafe.com
5 CycleSafe Systems are selected by more Agencies and
Companies worldwide than any other bicycle storage unit. [email protected] 8 8 8-9 5 0-6 53 1 www.cyclesafe.com I’ve had years of experience with five or six other bike locker brands, and CycleSafe provides the best quality.

Angela Rae,
Trip Reduction Administrator,
Apple Computer
Engineering /Architectural /
Contracting
Adolfson & Peterson Construction
Austin Tao & Associates
Hilderman Thomas Frank & Cram
Peter A. Basile Sons Inc.

Johnson Mirmiran & Thompson
Education/Universities
Ellisville State School
UC Santa Barbara
University of Vermont
University of Michigan
Oregon Health and Science University
University of Oregon
McMaster University
California State University
Edinburgh University (UK)
Rutgers University
Sacramento State University
San Francisco State University
Stanford University
State University of New York
University of Minnesota
University of San Francisco
University of Washington
University of Wisconsin
Corporate
Lockheed Martin
Marnell Carrao
WSI
Rockville Town Square
Salt River Project
Victoria Airport Authority
Eaton Corporation
Hines Corporation
2000 Tower Oaks Development
Rockville Town Square
Apple Computer
Bayer Corporation
GlaxoSmithKline
Hewlett Packard
IBM Corp.

Intel
Merck & Co.

Siemens
Government/Municipal
U.S. Dept. of Energy
U.S. Environmental Protection Agency
U.S. Air Force, Army, Navy
City of Phoenix
City of Indianapolis – Bikeport LLC
Mid-America Regional Council
Missoula In Motion
City of Toronto
Cincinnati Police Department
City of Upland
Dakota County
City of Grand Rapids
CID Corry Station
OKI Regional Council of Governments
Regional Municipality of Waterloo
City of Blue Springs
City of Amsterdam (NL)
City of San Francisco
Transit
Vancouver Translink
Pierce Transit
King County Metro
Washington Metro Area Transit Agency
New Jersey Transit
Glendale, AZ Park and Ride Facility
Sound Transit
Chicago Area METRA
LA County METROLINK
Minnesota Rideshare
Seattle Metro Transit Authority
State of Connecticut DOT
State of Maryland DOT
Surrey County Council (UK)
Medical/Healthcare/Fitness
National Institute of Fitness
BikePort LLC
Northwestern Memorial Hospital
VA Medical Hospital – San Francisco
South Central Foundation Health Care
Organization
Palomar Pomerado Health
Barnsley General Hospital (UK)
BJC Health Center, St. Louis
Blackpool Victoria Hospital (UK)
Montreal General Hospital
Nottingham City Hospital (UK)
San Francisco General Hospital
Stanford Medical Hospital
Property Management
MCG Development
Oakhurst Capital Partners
Dana B. Kenyon Company
McKinley Properties
Cousins Properties
Standard Pacifi c Homes
AMLI Residentia
Structural Options
6 Since facility needs and requirements vary, CycleSafe offers a full range of models, upgrades, and accessories for our locker system.

Standard Model (SM)
The industry standard for bicycle commuters, this system accommodates two bicycles, one per door. This Standard model is the basis for all the CycleSafe models and supports the Security and Quality claims. Units are modular and may be expanded or upgraded to accommodate site or program requirements.

Standard Model SM/M10
10 Bike Capacity
Standard Model SM/M02
2 Bike Capacity

[email protected] 8 8 8-9 5 0-6 53 1 www.cyclesafe.com Door-View Model (DV)
The Door View model provides managers the ability to monitor locker contents or usage without allowing a full public view. It features a framed 11” x 11” polycarbonate window in the door.

Side-View Model (SV)
The end panels on the Side View model have weatherproof, shatterproof polycarbonate inserts 23” x 60” that make the locker contents instantly visible for security purposes – and for locating an available locker. A polycarbonate interior partition allows a clear view through a row of lockers. Perforated metal or other architectural materials may be specified.

View-Thru Model (VT)
This model offers full view thru, combining a window in the door, end panels and interior partitions to allow full public view of contents and locker availability. Polycarbonate is the standard material for viewing, perforated metal inserts can be substituted for minimizing visibility.

Double-Tier Model (DT)
The Double Tier model offers maximum space efficiency to double the bike parking capacity by stacking a second locker on top of a lower locker. Similar to lifting a bike on a car roof rack, twice as many lockers can be added without increasing the footprint. The lock mechanism is located at the base of the upper door for easy access. A door check holdback mechanism props the door open for ease of entry. A retrofit kit is available to add double tier units to existing locations. Double Tier units measure approximately 101” in height, and can be specified with Door View windows.

DV/M02
SV/M02
VT/M02
DT/M04
SM/S01
Standard
Model
Single Side
Access
1-Door
1 or 2 Bike
Capacity
SM/M02
Standard
Model
Double Side
Access
2-Door
2 Bike
Capacity
7 Display Panel Options
Interior Partition Options
The standard interior partition is made of SMC
or Poly resin composite 3/16th thickness.

Other available options include: coated metal
partitions or clear polycarbonate.

SM/S01
Single-Sided Access Option
SM/M08 with Promotional panel
CycleSafe’s display end panels give users
unlimited options for integrated communications or architectural enhancements. • Communications: The recessed portion of
the end panel (24” x 60”) allows you to
incorporate promotional messages, including
custom logos and transit maps, or to sell
revenue-generating ad space. Our most
popular design incorporates an aluminum
poster grip frame, making it easier to
interchange promotional formats. Other
display formats include adhesive labels,
backlit panels, and programmable LED
displays.

SM/M06 with Wayfinding panel
[email protected] 8 8 8-9 5 0-6 53 1 www.cyclesafe.com SmartlocTM CycleSafe
Keyless Access
This CycleSafe Smartloc design
provides cyclists user access to
lockers with a plethora of benefits.

Smartloc Electronic Access facility
manager Benefits:
• Administrative monitoring &
reporting
• Revenue generating via hourly, daily,
or even monthly use rentals.
• Further revenue opportunities
through bike or personal mobility
device rentals.
• Automated credit/debit card billing
directly to the end user.
• Increased locker occupancy rates by
enabling multi-user access to each
locker.
• Identify and track users through
online membership database.
• Eliminates need for management of
door key distribution and locker
assignment.

Smartloc Electronic Access end user
Benefits:
• Keyless access, on demand use.
• Safe secure and flexible program for
parking bikes.
• 24/7 online availability and reservation capabilities. • Unique key code combinations for
each access event.
• Convenient & inexpensive means to
protect your valuable bicycle
transportation.

For further information contact
[email protected] or your local
representative for detals.

Interior partition
Single-Side Access Option
If your site plan requires lockers to be placed
against a wall due to limited space, choose the
Single Sided Access option. Each locker
provides parking for one or two bikes, with a
fixed rear panel with no interior partition.

This model can also be specified with or
without windows for viewing contents or
locker availability. See chart on page 11 for
ordering details.
8 Loc k Options
CycleSafe offers a full line of locking options to fulfill your locker access control & key management needs. Solutions include:

Without hesitation
we recommend
CycleSafe as the
best bike locker
on the market.

Michael Williams,
Manager of Transportation
Systems, University of
Washington
[email protected] 8 8 8-9 5 0-6 53 1 www.cyclesafe.com #10605 Standard T-Handle removable plug
lock to Abloy® Exec Series Maximum Security
vending cylinder lockset (UL 437 rated) with
factory restricted keys, w/3 keys provided,
keyed different. Disc tumbler cylinder contains
few moving parts and offers picking and
environmental resistance. The steel bolt
provides maximum
resistance against
attack by pulling.

Nickelsilver key
with heavy duty
polymer key bow.
#10607 Upgrade T-handle removable plug
lock to Abloy® Exec Series cylinder
w/Masterkeying. Abloy’s® unique rotating disk
locking mechanism provides master-keying
possibilities and superior resistance to
corrosion, manipulation and attack.
#11680 Exterior mount GE
Key Safe Box: Stores keys
for short term on-demand
use with programmable
coded access per door.
#10720 Padlockable
Handle with spring return
includes bracket to
secure user supplied
padlock or bicyclist
U-Lock (cyclists or owner
to provide lock) to replace
T-Handle. Zinc
coated/heavy duty
construction handle or
stainless steel handle upon request. Intended
for open- access bicycle lockers.
#15600 ProPark Door with
Trilogy Lock by Alarm Lock
(PDL 6100) with proximity
Smart Card (HID) or Pin
combination to replace
T-Handle. Intended to provide
restricted access for
allocated use.
#15740/15741 ProPark
Door with Bluetooth Cellular
Access that integrates with a
management app to locate, reserve,
rent and pay for bike locker usage
on demand. Includes key fob
override with Auxiliary Power Pack.

QR code entry optional.
#15745 Retrofit Kit for existing
installation for Bluetooth
Cellular Access system.
#15855/15856 KeyInCode
Locker Door with manually
programmable keypad,
master key override and
internal egress.

ADA Compliant.
#15720/15721 Marks Locker Door
with Bluetooth Cellular Access that
integrates with a management
app to locate, reserve, rent
and pay for the bike
locker usage on
demand.

Includes Master
Key override, Internal
Egress and optional QR Code
entry.

ADA Compliant.
#10792 Exterior Lock Weather
Shield – protects lock in high
moisture or low temperature
environments shown w/door ID
plate option
9 #10635 Door check/holdback kit
for propping door open, allowing
unrestricted access
#10790 Coat hook, partition
mounted, for hanging personal
items – (2 double hooks per order)
#19901 - 24” x 60”
#19905 - 44” x 72”
PosterGrip® snap-in aluminum
frame for displaying ads, maps, etc.
on display end panel:
#10789 Door-mounted
storage bin for non-View Thru
models only
#10689 Aluminum mounting plate.
#10755 Interior door brace
for asphalt/non-concrete surface
# 10670 Floor panel, for SM/02
#10709 Bicycle parking decals
Available by special order
• Solar panel kit for electric bike charging station
• #10020 CycleManager® CD-ROM for locker program administration Accessories
Outfit your lockers with any number of special features based on site/ user demands. Options include:
[email protected] 8 8 8-9 5 0-6 53 1 www.cyclesafe.com #15800 Power Center – GFI
electrical outlet for charging Electric
Bikes or other accessories
#10768 Door mounted 4-1/2” x 5” stainless
steel louvered vent to reduce heat, mold,
mildew in extreme climates.

Fastener detail
Sample Configurations
10 Services
At CycleSafe, we complement
our world-class products with a
range of services to meet our
clients’ needs.
• Technical assistance:

Provided at no extra charge
by our customer service
representatives.
• Customization: Custom
locker colors, custom design
features, integration of
customer logo, etc.
• Delivery: Via common
carrier, palletized and ready
to assemble. Units may be
delivered fully assembled
upon request; freight charges
will apply.
• Installation: Complete step
by step installation manual
is provided with all orders.

Installation referrals are
available in some areas.
• Consulting: Site planning
and product layout services
available for cost efficient
maximized bicycle parking
upon request.

For more information, call us at
888-950-6531.

Model Styles
SM – Standard two door, a free standing and anchored locker allows access from both sides for optimum individual security. (One of our most popular configurations).

DV – Door-View offers a framed 11” x 11” polycarbonate window in the door to monitor locker contents or usage without a full view of interior.

SV – Side-View provides visibility of the locker contents with a weatherproof and shatterproof polycarbonate insert 23” x 60” on the end panels with a polycarbonate interior partition to allow a clear view through a row of lockers. Perforated metal can be specified to limit visibility into the lockers.

VT – View-Thru combines both the door view window, side panels and interior partitions to provide full public view of contents and locker availability. Polycarbonate is the standard material for viewing, perforated metal inserts can be substituted for minimizing visibility.

DT – Double-Tier maximizes space efficiency and bike parking capacity placing a second row of lockers on top of a bottom row of lockers with a minimal footprint. A door check holdback kit props the door open for ease of entry. May be specified with single sided access or view thru options.
[email protected] 888-950-6531 www.cyclesafe.com
Installation Details
1/4 x 1-1/4” LG.

Self-Tapping
Tek-Screw
(2) Recommended
(1) Acceptable
Per Leveling Plate
3/8 x 1-7/8”
Anchor Bolt
(1) Per Leveling Plate
77-5/8”
(1971.7mm)
OAL 41-1/2”
(1054.1mm)
OAW
50-1/2”
(1282.7mm)
OAH
Leveling Plate
(4) Per Locker
Shipped in kit form
for reduced freight,
available preassembled
upon request.

We
Cyc
nea
…T
as n
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[email protected] 888-950-6531 www.cyclesafe.com 11
SM = Standard Model, Two Door
DV = View Thru Door
SV = Side View
VT = View Thru/Full
DT = Double Tier
CycleSafe
ProPark Series
Locker Clearance
& Capacities
SM-S01 – one door access
for 1-2 bikes
SM-S06 – one door access
for 6 bikes
SM-M02 – two door access
for 2 bikes
SM-M12 – two door access
for 12 bikes
Also available:

DT/SM-M04 – double tier 4
door access for 4 bikes
(not shown)
DT/SM-S02 – two door single
access for 2 bikes
(not shown)
Part # Model Descripon
SM-S01 SM No Windows
SM-M02 DV Windows in Doors
DV-M02 Door-View + (2) Door Access = (2)Bike Capacity SV Windows in Sides SV-M04 Side-View + (4) Door Access = (4) Bike Capacity VT Windows in Doors & Sides VT-M06 DT
DT/SM-M24
Part Part Model
Number SM DV SV VT LB KG Number DT/ LB KG IN CM
M02 02 02 02 02 450 204 M04 04 912 414 43 109
M04 04 04 04 04 760 345 M08 08 1544 700 81 206
M06 06 06 06 06 1120 508 M12 12 2276 1032 119 302
M08 08 08 08 08 1350 612 M16 16 2748 1246 157 399
M10 10 10 10 10 1740 789 M20 20 3540 1605 195 495
M12 12 12 12 12 1970 894 M24 24 4012 1820 233 592
M14 14 14 14 14 2280 1034 M28 28 4644 2106 271 688
M16 16 16 16 16 2590 1175 M32 32 5276 2393 309 785
M18 18 18 18 18 2900 1315 M36 36 5908 2680 347 881
M20 20 20 20 20 3310 1501 M40 40 6740 3057 385 978
M22 22 22 22 22 3590 1628 M44 44 7312 3317 423 1074
M24 24 24 24 24 3870 1755 M48 48 7884 3576 461 1171
Part Part Model
Number SM DV SV VT LB KG Number DT/ LB KG IN CM
S01 01 01 01 01 393 178 S02 02 798 362 43 109
S02 02 02 02 02 646 293 S04 04 1316 596 81 206
S03 03 03 03 03 949 430 S06 06 1934 877 119 302
S04 04 04 04 04 1122 509 S08 08 2292 1040 157 399
S05 05 05 05 05 1455 660 S10 10 2970 1347 195 495
S06 06 06 06 06 1628 738 S12 12 3328 1510 233 592
S07 07 07 07 07 1881 853 S14 14 3846 1745 271 688
S08 08 08 08 08 2134 968 S16 16 4364 1980 309 785
S09 09 09 09 09 2387 1083 S18 18 4882 2214 347 881
S10 10 10 10 10 2740 1243 S20 20 5600 2540 385 978
S11 11 11 11 11 2963 1344 S22 22 6058 2748 423 1074
S12 12 12 12 12 3186 1445 S24 24 6516 2956 461 1171
Model & Opon Descripon Name
(1) Door Opon / Number of Bicycles Shipping Weight Shipping Weight Standard
Door-View
Double-Tier + (24) Doors = (24) Bike Capacity
Standard Model + (2) Doors = (2) Bike Capacity
Standard Model + (1) Door = (1/2) Bike Capacity
Double-Tier
M02 Locker Dims are 50-1/2" OAH x 42" OAW x 77-5/8" OAL Side-View
View-Thru
View-Thru + (6) Door Access = (6) Bike Capacity Stacked Lockers & Spacers Row Length
(2) Door Model / Number of Bicycles Shipping Weight Row Length Shipping Weight All locker systems are 4’2” high x 6’6” deep x length listed in chart below.

S = Single Side Access (1) Door M = Double Side Access (2) Door CycleSafe ProPark Series Bicycle Locker Layout
Manufacturing
A
B
C
D
A B C Leveling plates anchor to concrete
pad (or C-strut) with stainless steel
expansion anchor bolts to allow 3” of
vertical adjustment.

Full-length stainless steel latch Door check/hold back. bar bolsters security
ABLOY® EXEC
High-Security
Locks Loaded
with Features:

CycleSafe System uses ABLOY® EXEC
keyway and maximum security T-handle
cylinder. The ABLOY “Pull-Dog” cylinder
design has maximum resistance to pulling,
over 4,000 lbs. of pull strength. The new
ABLOY EXEC disc cylinder allows for
user-friendly operation and with millions
of combinations per keyway it provides
the extensive keying capabilities needed
to ensure total key security. The absence
of pins and springs ensures both durable
and reliable operation, a superior lock
design for severe environments. Other lock
systems are available.

E
F
F
D E
F
Recessed area on end panel, shown
opaque, (to reveal bike inside) simulates
view thru/full with polycarbonate panel.

Framed polycarbonate door window
and recessed lock area.

Patented, pry resistant, flanged panel edge
interlocking design.

Concealed piano hinge is full-length
for door security.

Sustainable
CycleSafe Preference Specifications:

1. Reinforced composite roof/door panels resist scratches, punctures, abrasion, and vandalism

2. Integral 2” ribbing maximizes strength and stiffness

3. Vaulted roof promotes rain runoff and weather resistance

4. Industrial urethane coating resists graffiti and provides superior UV protection

5. ID plate identifies each locker by number

6. Lock surround plate in stainless steel protects the lock from attack [email protected] 8 8 8-9 5 0-6 53 1 www.cyclesafe.com info@cy clesafe.com 8 8 8-9 5 0-6 53 1 www.c y clesafe.com CycleSafe locker components are
structurally engineered and
compression molded in a 1,000-ton
press at 300˚ F. These advanced
composite parts use a closedemission process that does not emit VOCs. Our product standards are
environmentally sustainable.

CycleSafe products meet ISO 9000
and 14000 requirements.

WINNER
of an
Award of Excellence
Society of Plastics
Industry
© 2012 CycleSafe, Inc. - Grand Rapids, Michigan
CycleSafe®, ProPark®, and CycleManager® are registered trademarks.

Printed on 100% recyclable paper.

Complete Parking Solutions
To complete your bicycle parking program, CycleSafe offers a full line of secure bicycle parking products, including lockers, racks and shelters.

Our range of materials, technologies and processing knowledge is unmatched in the industry.

Improve your community service and image. Contribute to alternative transportation.

Promote healthy lifestyles. Maximize safety and security at your facility. CycleSafe products hold U.S. patents with new patents pending.

Cycle PortTM Shelter
U/2 Racks
U/2TM Bike Racks
WallRacksTM Bike CheckTM
P: 616.954.9977 F: 616.954.0290 TF: 888.950.6531
[email protected] www.cyclesafe.com
We installed 30
CycleSafe lockers
nearly 10 years ago.
…They’re good
as new after all
these years.

Brad Wade,
IBM Alamaden
Research Center
LS4.1.001-D Rev. 4-4-22
Vintage® Bike Racks
CycleSafe Station -
Double Tier Lockers, Cycle Port Shelters,
Vertical WallRack
Level 1 - Ground Finish Floor
101.13'
Existing Ceiling
111.46'
Level 2 - Upper Finish Floor
113.63'
Max. Building Height
130.75'
Base of Roof
122.76'
Base of Ceiling
122.05'
Level 1 - Ground Finish Floor
101.13'
Existing Ceiling
111.46'
Level 2 - Upper Finish Floor
113.63'
Max. Building Height
130.75'
Base of Roof
122.76'
Base of Ceiling
122.05'
1 These drawings and specifications, and the
designs and ideas contained herein are the
property of ALA and shall not be duplicated,
altered or utilized in any way by anyone other than
the "OWNER" whose name appears in the title
block and with whom ALA is contracted. Said
contract is a license for the OWNER to use these
Instruments of Service solely for completing the
Project scope defined in the contract between
ALA and the OWNER.

ALA reserves all rights including the copyright.

Any unauthorized duplication or alteration of
these drawings and specifications is a violation
of said copyright and is subject to full civil
liabilities and penalties. In the case of such
unauthorized use ALA shall be held harmless and
absolved of all liability related to the use of these
drawings and specifications.

Written dimensions shall take preference over
scaled dimensions and shall be verified in the
field. Any discrepancy or error shall be brought to
the attention of the Architect prior to the
commencement of any work.

C-30374

STATE OF CALIFORNIA
REN. 0 1/ 3 1/ 2 0 27

LICENSED ARCHITECT
E. ANDERS LASATE
R
1 Printed
Issued
2 3
4 5
2 3
4 5
ANDERSLASATERARCHITECTS.COM
384 FOREST AVENUE, SUITE 12
LAGUNA BEACH, CA 92651
949 497 1827
Revisions
6 7/8/2025 12:07:11 PM
1040 South CoastHighway
A3.1.

Colored Elevations
7/15/2021 - Planning 3 Commercial & Residential Apartments (#015-2021) 1040 South Coast Highway, Laguna Beach, CA 92651
1/4" = 1'-0" 1 New West Elevation
1/4" = 1'-0" 2 New East Elevation
Level 1 - Ground Finish Floor
101.13'
Existing Ceiling
111.46'
Level 2 - Upper Finish Floor
113.63'
Max. Building Height
130.75'
Base of Roof
122.76'
Base of Ceiling
122.05'
Level 1 - Ground Finish Floor
101.13'
Existing Ceiling
111.46'
Level 2 - Upper Finish Floor
113.63'
Max. Building Height
130.75'
Base of Roof
122.76'
Base of Ceiling
122.05'
1 These drawings and specifications, and the
designs and ideas contained herein are the
property of ALA and shall not be duplicated,
altered or utilized in any way by anyone other than
the "OWNER" whose name appears in the title
block and with whom ALA is contracted. Said
contract is a license for the OWNER to use these
Instruments of Service solely for completing the
Project scope defined in the contract between
ALA and the OWNER.

ALA reserves all rights including the copyright.

C-30374

STATE OF CALIFORNIA
REN. 0 1/ 3 1/ 2 0 27

Colored Elevations
7/15/2021 - Planning 3 Commercial & Residential Apartments (#015-2021) 1040 South Coast Highway, Laguna Beach, CA 92651
1/4" = 1'-0" 1 New North Elevation
1/4" = 1'-0" 2 New South Elevation

New Retail & Residential Apartments
1040 South Coast Hwy, Laguna Beach, CA 92651
Proposed Materials ANDERS LASATER

ARCHITECTS
Description: SW 7013 Ivory Lace Troweled Stucco
Location: Exterior building walls, site
walls, planter walls, and exterior
and interior ceiling
Description: Wood Ceiling Detail
Location: Exterior & Interior wood ceiling
Description: SW 7048 Urban Bronze Troweled
Stucco
Location: Exterior building walls, site
walls and planter walls, trim
Description: Light Grey Stone Wall
Veneer
Location: Exterior walls
Description: Medium Bronze color
Location: Exterior metals, trim, and roof
Window and door frames,
gutters, handrails, skylights

COMMUNITY DEVELOPMENT DEPARTMENT

PLANNING COMMISSION STAFF REPORT
Meeting Date: February 2, 2022
Agenda Item No: 5.4
Staff Contact: Anthony Viera, Senior Planner
(949) 497-0398| [email protected]
Project Location: 1040 South Coast Highway | APN: 644-087-12 Case: Concept Review 21-10931
Applicant: Anders Lasater for Joe Hanauer, Pacific Coast LLC Commissioners
within a 500’ Radius: None
Executive Summary: The applicant requests a concept review hearing for upper-level additions to establish five new apartment units over the existing single-story commercial building. The vacant commercial space was most recently occupied by a laundromat and dry-cleaning business and is proposed to be remodeled to accommodate a neighborhood-serving grocery store. Site improvements include parking lot modifications. The following staff report provides an overview of the request with a recommendation to review the conceptual plans, consider public testimony, and provide direction to the applicant, particularly with regard to the design review criteria and the challenges identified in the report associated with the pursuit of a mixed-use housing project at the proposed density.

Primary Building Elevation (Proposed)
Concept Review 21-10931
February 2, 2022

Page 2 ends

BACKGROUND: The proposed project is located within the C-1, Local Business District. The property was developed with a commercial building in 1949 and has received limited improvements since. Until the property recently became vacant, a laundromat and dry cleaning establishment appear to have continuously operated at the site since 1964. The 2,308-square-foot single-story structure fronts South Coast Highway with a six-car surface parking lot accessible from the alley at the rear.

Figure 1. Existing Conditions.

Properties in the vicinity are generally developed with a range of commercial uses along the highway frontage and residential across the alley, with a small but notable concentration of resident-serving businesses including a café, gym, nail salon, and an auto repair shop. An annotated vicinity map is provided below for reference.

Figure 2. 1000-block of South Coast Highway and surrounding area. Two of the commercial buildings on the inland side of the block also provide residential units on their second floors.

Concept Review 21-10931
February 2, 2022

Page 3 ends

Site Characteristics: The subject property is located on a commercial block extending from Anita Street to Oak Street. The block is comprised of regular, rectangular lots, each totaling approximately 5,000 square feet in area. 1040 South Coast Highway is unencumbered by environmental constraints and maintains an average slope of approximately one percent.

STAFF ANALYSIS: The applicant requests Planning Commission Concept Review of a proposed remodel and addition intended to update the building’s appearance and create a mixed-use opportunity with a second-floor addition. The planned improvements include: (1) a 3,112-square-foot upper-level addition configured with five apartment units; (2) remodel of the 2,308-square-foot ground-floor commercial space to accommodate the future needs of a small-scale grocery store, with a negligible reduction in floor area (41 square feet) to provide new elevator access; (3) parking lot improvements to increase the parking supply from six to 10 spaces in a tandem configuration; and (4) exterior building improvements to update the building appearance. Based on the initial structural investigations, the applicant believes it is structurally and financially feasible to retrofit the existing single-story building to accommodate the upper-level addition. A Conditional Use Permit will be required to allow the residential use. All exterior building and site improvements are subject to Design Review. The proposed intensification of use will require a Coastal Development Permit. Variances may be required as described in this report.

Zoning Compliance: Chapter 25.20 of the Laguna Beach Municipal Code (LBMC) establishes the allowable uses and property development standards for the C-1, Local Business District. The intent of the C-1 Zone is to provide for the local retail business and commercial needs of the city, including certain highway-related uses and limited residential use. The submitted drawings appear to indicate several deviations from the development standards which may require Variances unless corrected.

Project Summary Table
Description Required
Existing
Structures
(approx.) Proposed (approx.) Conforms
Building Height 36’ maximum from grade 13’ 25’ Y
Front Yard Commercial: 5’ 0’ 0’ N
Residential: 20’ N/A 7’-5” N
Side Yards Commercial: N/A 0’ 0’ Y
Residential: 10’ (combined) N/A 0’ N
Floor Area No requirement 2,308 S.F. 5,379 S.F. Y
Open Space Per LBMC 25.20.008 &

25.14.008(C)(6) – TBD Unknown Unknown N
Off-Street Parking 19 spaces 6 spaces 10 spaces (5 tandem) N Table 1. Both the existing building and proposed improvements involve non-conformities and are discussed in greater detail under the Variance section of this report.

Concept Review 21-10931
February 2, 2022

Page 4 ends

Parking Requirement Analysis
Land Use Required Ratio Parking Required
Retail grocery store (2,267 SF) 1:250 SF 9 spaces
1-BR apartments (three units) 1.5:1 unit 4.5 spaces
2-BR apartments (two units) 2:1 unit 4 spaces
Plus one guest parking space 1 space
Total required parking 19 spaces
Parking provided -10 spaces
Total deficiency 9 spaces
Table 2. Preliminary parking analysis. As currently proposed, the project has a nine-space deficiency. As indicated in the Variance section of this report, the proposed tandem configuration is also inconsistent with the City’s parking regulations.

Highway dedication requirements: As a general policy, the ultimate Coast Highway right-of-way width is assumed to be 100 feet. As is frequently the case, all properties along the 1000-block of South Coast Highway currently front an 80-foot-wide highway segment. Projects that rise to the level of new construction or a major remodel may be required to dedicate land for future right-of-way purposes to achieve a 50-foot right-of-way as measured from the centerline. The applicant is advised that the Public Works Department will make a highway dedication determination during Zoning Plan Check based on the anticipated future needs at this location. A highway dedication, if required, is in addition to the front yard setback identified in Table 1.

Trip Generation Analysis: The applicant has submitted a trip generation analysis prepared by Linscott, Law & Greenspan, Engineers, provided as Exhibit E. The property owner has considered programming the second floor with offices in lieu of the apartment design presented in the concept drawings, and therefore the analysis evaluates both potential projects. Both options also compare the trip generation potential of the prior laundromat use and its proposed conversion to a retail grocery store. This comparison utilizes the Institute of Transportation Engineers published generation rates, although it should be noted that the City’s parking regulations assign an identical parking ratio to these uses. The report concludes that neither scenario would create a significant impact on the surrounding roadway network, and therefore a traffic impact analysis will not be required when the project returns to the Planning Commission for the necessary entitlements. During the peak hour, the apartment and office options generate an additional 12 and 14 trips, respectively. It is also important to note that the grocery store would be of unusually small size, potentially requiring a boutique operator and likely providing a specialty market experience as described in the application narrative. In staff’s opinion, such an operation is likely to be neighborhood-serving. Because the grocery use would be limited to a 2,267- square-foot area, it would not provide the one-stop shopping convenience typical of most grocery stores.
1 Design Review Analysis: Physical improvements subject to Design Review should be designed and located in a manner which best satisfies the design review criteria specified in LBMC 25.05.040. This section also states that the development standards represent the maximum allowable building 1 In comparison, Trader Joe’s stores range from 8,000 to 15,000 square feet. A 15,000-square-foot Trader Joe’s is approximately one-third the size of a typical supermarket.

Concept Review 21-10931
February 2, 2022

Page 5 ends

envelope for each property, and that the actual development allowed will typically be less than the maximum designated by the general standards for the zone because of localized conditions identified during the Design Review process. A preliminary analysis of several pertinent design criteria is provided below.

Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.

The proposed tandem parking situation is atypical and requires further analysis. The applicant should provide justification for the proposed parking lot design and describe how conflicts between different user groups (i.e., residents, employees, and customers) would be adequately mitigated.

Design Articulation. Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.

The proposed project conveys a well-articulated appearance at the primary elevation while maintaining a strong urban edge appropriate to the commercial highway corridor. The urban edge where street and property meet would be defined by corner-to-corner fenestration comparable to the existing condition, promoting a pedestrian-oriented environment with window-shopping opportunities. Although the 7’-3” setback at the second floor does not currently comply with the front yard setback requirements, the provided setback works in tandem with the variation in materials and forms to create a well-articulated appearance overall, and allows the apartment units at the second floor to relate to street life.

Figure 3. The conceptual design appropriately plans for both masses and voids by varying wall planes and creating relief with expansive glazing treatments. A glass guardrail at the front deck effectively reduces the perceived mass from the street by allowing views into the recessed second floor.

Concept Review 21-10931
February 2, 2022

Page 6 ends

Design Integrity. Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.

The color and material board, provided as Exhibit D, includes a manufactured stone tile, breezeblock, and a muted color scheme. Staff finds the colors, materials, and textures consistent with the contemporary architectural style and contributing to the building’s highquality appearance. The neutral tones are suitable to the building, and the existing flag stone cladding is appropriately replaced with a white stone tile to harmonize the existing and proposed building elements.

Lighting and Glare. Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

Glazing and lighting should be sensitive to the residential uses to the north and east. Lighting should be fully shielded and dark sky compliant. Landscape uplights and other accent lighting may be appropriate on a limited basis. The applicant should develop a plan that enhances the City’s nighttime character in accordance with the Good Neighbor Outdoor Lighting Ordinance.

Neighborhood Compatibility. Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the city, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.

Of the six highway-fronting properties along the 1000-block of South Coast Highway, four are improved with two-story buildings. These two-story buildings mostly extend across the full lot width and appear to provide limited viewshed opportunities for the row of residential properties east of the site. A fifth building at the north end of the block (Active Culture) is raised above the highway sidewalk and therefore attains a similar overall height as the adjacent twostory commercial building. Within the context of the development pattern, the subject property is comparatively low-profile, but appears to achieve a similar maximum height envelope with the proposed second-floor addition.

Concept Review 21-10931
February 2, 2022

Page 7 ends

Figures 4 and 5. Building height comparison. The residential properties across the alley vary from one to two stories in height, while the pattern of development along the highway exhibits greater building height uniformity.

Mass, scale, building height, setbacks, and lot coverage should be contextualized with the surrounding built environment. The applicant should survey the area to further define the development pattern and plan accordingly. Affected neighbors should be contacted for input to better understand the neighborhood values and issues. The Planning Commission should also comment on its observations of the existing neighborhood character and qualities.

Preliminarily, the property appears to be well-integrated with the urban fabric along South Coast Highway, but may require articulation at the rear elevation to avoid a monolithic appearance. Because the rear elevation will closely interface with several residential properties, special treatment of this elevation is imperative.

Figures 6 and 7. Story pole staking. Select building silhouettes are highlighted in red for legibility.

Pedestrian Orientation. Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.

Page 8 ends

site is conducive to urban infill housing due to the property’s proximity to several residentserving amenities, including an on-site grocery store to be created as part of the project.

Privacy. The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.

The Planning Commission should evaluate potential privacy concerns at the rear elevation, where two large windows (17’W x 5.5’H) are oriented toward the existing residences across the alley.

Figure 8. Rear building elevation at the alley.

Public Art. Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

The project is subject to the art in public places requirement pursuant to LBMC Chapter 1.09.

The project’s public art contributions may be provided as an in-lieu fund, or the applicant may commission an artwork for the property at a location visible and accessible to the public. If the applicant elects provide artwork on-site, staff recommends that the applicant begin the planning process during the entitlement phase of the project to ensure that the work complements the site and surrounding environment.

View Equity. The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the city’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.

The Planning Commission should evaluate any potential view equity or privacy issues that may be communicated by the general public related to the proposed design of the project. As discussed above, the project follows the urban form of surrounding commercial development, but will likely obstruct private ocean views from one or more of the two-story residential properties across the alley. A view corridor created across the length of the lot is unlikely to resolve the issue if it is determined that multiple properties are impacted, as one or more of Concept Review 21-10931
February 2, 2022

Page 9 ends

the views would be out of alignment with the orientation of a view corridor. The abutting property to the north (The Shop and The Agency, 1020 S. Coast Hwy.) appears to be the only commercial/mixed-use building on this block to provide a possible view corridor opportunity, with a narrow corridor created along the south side property line over a second-floor deck. It should also be noted that with the exception of the subject property, the commercial block appears to be relatively uniform in height. The Planning Commission may consider the relative lack of meaningful height variability in its view equity analysis, especially if more detailed study demonstrates that the proposed project is closely patterned to the building heights presently found along the block. A detailed height comparison should be undertaken by the applicant as the full set of architectural drawings are being developed to confirm these observations and provide adequate justification for the final building design.

General Plan Consistency: The Land Use Plan Map in the City’s Land Use Element locates the subject property within the Commercial/Tourist Corridor. This land use designation notes that the principal permitted uses are visitor-serving, but non-visitor-serving uses can be permitted subject to a Conditional Use Permit. Importantly, the designation requires that the project limit non-visitorserving uses to no more than 50-percent of the gross floor area of the entire structure and located above the ground floor. These requirements are similar to those contained in the C-1 zoning ordinance. However, because a project cannot create an inconsistency with the General Plan, the Zoning Code’s Variance provisions cannot be relied upon to deviate from similar requirements found in the General Plan. The proposed program must therefore be adjusted to limit the second-floor residential use to no more than 50-percent of the gross floor area. A complete General Plan consistency analysis will be prepared during the entitlement phase of the project.

Affordable Housing Requirements and Applicable State Housing Law: Policy 2.4 of the Housing Element (the “inclusionary housing policy”) requires 25-percent of new residential units proposed on an existing building site to be occupied by low- or moderate-income households when a project would create three or more residential units. The affordable units may be provided on- or off-site.

Alternatively, the applicant may pay an equivalent in-lieu fee. According to the application materials, the applicant intends to create one low-income unit on-site. Because the application of the City’s inclusionary housing policy would result in a fractional requirement (1.25 housing units), the requirement is rounded up to two affordable housing units. The applicant may deed-restrict two of the proposed units to an affordable level, create a second affordable unit off-site, or pay an in-lieu fee for the remaining unit.

The Density Bonus Law (Gov. Code Sections 65915 – 65918) is one strategy that lawmakers are using to address the State’s housing shortage and issues of housing instability, with many households considered to be “housing cost-burdened” (i.e., paying more than 30-percent of income toward housing). To encourage the development of affordable and senior housing, the Density Bonus Law provides developers with powerful tools receive up to a 50-percent increase in project densities depending on the amount of affordable housing provided, in addition to other incentives. The Density Bonus Law is a state mandate, and a developer meeting the minimum requirements is entitled to receive the density bonus and other benefits as a matter of right.

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The application of the City’s inclusionary housing policy qualifies the “housing development project” for a density bonus.
2 The law uses a sliding scale – meaning a development project that may not qualify for a full 50-percent bonus may still qualify for a smaller bonus. If two of the five proposed units are reserved for low-income housing, the project appears to qualify for a 50-percent density bonus. Based on a lot size of 5,000 square feet, the project would normally be restricted to a maximum density of

2.5 units, rounded down. Application of State law would allow for 3.75 units, which the Density Bonus Law notes is rounded up, allowing for a maximum density of four units. A Variance would therefore be required to allow a fifth unit, unless the applicant utilizes a “required incentive or concession” to allow for additional housing density as discussed below.

Projects qualifying for a density bonus are also eligible for one or more incentives or concessions. A concession or incentive is defined as:

1. A reduction in site development standards or a modification of Zoning Code or architectural design requirements, such as a reduction in setback or minimum square footage requirements;

2. Approval of mixed-use zoning; or

3. Other regulatory incentives or concessions which actually result in identifiable and actual cost reductions.

The City is required to grant the concession or incentive proposed by the developer unless it finds that the proposal does not result in identifiable and actual cost reductions, would cause a public health or safety problem, would cause an environmental problem, would harm historical property, or would be contrary to law. The City has the burden of proof when declining to grant a requested incentive or concession. Similar to the density bonus, the number of incentives or concessions is based on a sliding scale.

Density Bonus Law – Incentives/Concessions
No. of
Incentives/Concessions
Very Low Income
Percentage
Lower Income
Percentage
Moderate Income
Percentage
1 5% 10% 10%
2 10% 17% 20%
3 15% 24% 30%
4 100% Low/Very
Low/Mod (20%
Moderate allowed)
100% Low/Very
Low/Mod (20%
Moderate allowed)
100% Low/Very
Low/Mod (20%
Moderate allowed)
Table 3.

The project appears to qualify for three incentives or concessions. As noted in the following section of this report, the current proposal deviates from certain requirements of the Zoning Code. The applicant is encouraged to reduce the number of provisions from which the project would deviate. A Variance would be required if the total number of deviations exceeds the number of incentives or concessions for which the project qualifies.
2 As defined by the State, a housing development project for purposes of the Density Bonus Law must provide five or more residential units, including mixed-use developments.

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Variance: According to LBMC Section 25.05.025, “variances may be granted when there are special circumstances applicable to the property involved, including size, shape, topography, location, and surroundings, that would cause the strict application of the Zoning Ordinance to deprive the property of the privileges enjoyed by other property in the vicinity and zone.” Specifically, the approval authority must make the following four findings to grant a variance.

1. There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application of the zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.

2. Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone.

3. The granting of the variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located.

4. The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

A variance application must be supported by evidence of unique hardship. It must be found that, because of a set of extraordinary circumstances or conditions, the property owner would be disadvantaged under the zoning regulations relative to other properties in the vicinity and under like zoning. Staff has identified the following inconsistencies with the requirements of the Zoning Code based on a preliminary review of the project.

Variances Required:

1. Encroachment into the front yard open space at the ground level [LBMC 25.20.008(C)(2)].

The project would expand the building with an addition exceeding 50-percent of the gross floor area and is therefore considered a major remodel of the existing building. Consequently, the entire structure is evaluated as though it were new and proposed, including the ground floor commercial space. A major remodel necessarily involves the retention of certain existing building components; however, any conflicts with the requirements of the Zoning Code must either be corrected, receive a Variance, or receive an incentive or concession. a. Staff recommends correcting this non-conformity due to the project’s classification as a major remodel. The five-foot front yard open space requirement could be used to provide landscaping, decorative paving, public seating, or other pedestrian amenities.

2. To provide residential uses that exceed 50-percent of the gross floor area used for commercial activities [LBMC 25.20.006(T)(14)(b)].
a. Certain uses in the C-1 Zone which are found to be exclusively or primarily residentserving are required to be located above the ground floor and may not exceed 50- percent of the gross floor area of the building [LBMC 25.20.006(T)(1) through (T)(15), excluding (T)(14)].
3 Similar requirements also apply to residential uses [(T)(14)], with the caveat that the floor area is further limited to 50-percent of the gross floor area used for commercial activities. As discussed below, the applicant may utilize a required 3 http://qcode.us/codes/lagunabeach/view.php?topic=25-25_20-25_20_006&frames=on Concept Review 21-10931
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incentive or concession to request that the City apply an alternative set of standards that already exist in the C-1 Zone for other second floor uses (e.g., applying the standards for second floor offices or special needs housing). This would then require that the project limit the second floor to 50-percent of the gross building area, which is also required by the General Plan.

3. To provide insufficient parking [LBMC 25.52.012].
a. It should be noted that the City has the authority to reduce or waive parking requirements for housing projects with units committed to long-term low-income or senior housing [LBMC 25.52.012]. If granted, the parking deficiency may not be subject to a Variance.

4. To allow tandem parking [LBMC 25.52.008(D)]. The Zoning Code allows tandem parking for single- and two-family developments only.
a. It is unclear that justification exists to grant a variance for tandem parking. Reliance on the Density Bonus Law may be necessary, however it remains unclear whether the proposed parking plan can effectively reduce conflicts between residents and the customers and employees of the proposed grocery store. The applicant should consult with a traffic engineer to address the functionality of the parking plan and provide their written analysis to staff during the Zoning Plan Check process and prior to the entitlement hearings for this project.

5. To encroach into the 20-foot front yard setback and associated additional building setback at the second floor [LBMC 25.14.008(C)(2) & 25.50.004(D)];

6. To encroach into the side yard setback along the north and south side lot lines at the second floor [LBMC 25.14.008(C)(3)];

7. To encroach into the additional building setback at the rear yard setback [LBMC

25.50.004(D)];

8. The open space requirements have not been calculated at this time. However, the proposed design is likely insufficient to fulfill the requirements for both the residential and nonresidential components [LBMC 25.20.008(C)(5) & 25.50.010]; and

9. To exceed the allowable residential density [LBMC 25.14.008(B)(1)], for which the applicable density bonus is insufficient on its own to accommodate without a Variance. a. See below for a discussion of Deficiency Nos. 5-9.

Deficiency Nos. 5-9 relate to the application of the R-3, Residential High Density zoning ordinance.

Although the subject property is located within the C-1 Zone, LBMC 25.20.006(T)(14)(a) requires that the residential component of a mixed-use project in the C-1 Zone comply with the density, yard, and open space provisions of the R-3 Zone. As demonstrated by Figures 9 and 10 below, the R-3 setback requirements significantly reduce the building envelope, and will be further reduced once the applicant has calculated the open space requirements for the project. These additional restrictions are one reason why the applicant is considering a project alternative that would program the second floor with new office space. Staff believes that the loss of square footage in conjunction with the City’s inclusionary housing requirements is likely to result in either a reduction in the number of housing units proposed, or may cause the applicant to replace all proposed housing with a non-residential second floor. It Concept Review 21-10931
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should be noted that the selective application of the R-3 development standards do not modify the project’s maximum building height, and furthermore, the Planning Commission will evaluate the project for compliance with the design review criteria irrespective of the land use mix proposed.

Figures 9 and 10. Left: second floor plan. The blue-hatched area represents the full setback required for all non-residential uses.

Residential uses must provide a 20-foot front yard setback, side yard setbacks equal to 10-percent of the average lot width, and a 10- foot rear yard setback. Right: building section, north view. Where buildings attain a height above 15 feet at the required front or rear setback, buildings are required to maintain an additional setback equal to one foot of distance for every foot of height in excess of fifteen feet. These figures do not address the adjustments that would be required to also accommodate the open space requirements. The R-3 open space requirements cannot take credit for open space located within a required setback area.

Deficiency Nos. 5-9 may be substantially addressed with a required incentive or concession if the applicant were to request that the City apply the standard below.

LBMC 25.20.006(T) The following uses may be permitted subject to the granting of a conditional use permit as provided in Section 25.05.030 and shall not exceed fifty percent of the gross floor area of the entire structure and shall be located above the ground floor level…
As previously mentioned, most uses in the C-1 Zone which are found to be exclusively or primarily resident-serving are required to comply with the standard above. Of the 15 conditionally permitted uses listed in this section, residential uses – excluding special needs housing – are the only exception, which instead require compliance with the more burdensome requirement below. This substitution of two existing, codified standards within the C-1 Zone is an appropriate application of the Density Bonus Law’s required incentives and concessions provisions.

LBMC 25.20.006(T)(14) Residential uses, subject to the following minimum conditions:
a. It shall meet the density provisions and yard and open space provision of the R-3 zone; and b. It shall be designed as a part of a commercial development, and shall not exceed fifty percent of the gross floor area used for commercial activities, exclusive of parking.

Based on the foregoing analysis, staff believes that the proposed land use mix and overall intensity of development is feasible, pending a more rigorous evaluation of the project’s compliance with the design review criteria.

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The Planning Commission’s concept-level feedback on these issues may determine whether the applicant continues to pursue a mixed-use housing project at the proposed density. On January 11, 2022, the City Council adopted the 6th Cycle Housing Element for the 2021-2029 planning period. As part of the 6th Cycle Housing Element, the City has been tasked with planning for a minimum of 394 housing units, 198 of which fall under the low- and very-low-income categories. This is a substantial increase over the two total units required during the prior eight-year cycle, and represents another attempt by the State to address the housing shortage. The goals, policies, and action items contained within the Housing Element update are one tool to incentivize the private market to building housing in the City. Preliminarily, staff has identified the following policies and programs that the Planning Commission may cite if it determines to encourage further study of the applicant’s preferred land use mix. It should also be noted that this project has served as a helpful test case of the City’s existing mixed-use development standards, which appear to create a barrier to residential infill development along the City’s commercial corridor. As part of the Housing Element implementation, staff is exploring amendments to the Zoning Code to better encourage new housing opportunities. 6th Cycle Housing Element Policies & Programs
Housing Element Policies
HE-2.18 Encourage the preservation and development of mixed-use projects that include residential units in commercial zones and offer incentives for residential units that provide long-term affordability to extremely-low- to moderate-income households.

HE-3.6 Promote the expansion of housing opportunities throughout the City.

Housing Element Programs

1.1-1(i) Continue to evaluate potential for mixed-use and work/live spaces along the Coast Highway Corridor and on vacant or underutilized commercial properties.

Table 4.

California Environmental Quality Act (CEQA) Determination Pursuant to CEQA Guidelines Section 15262, the proposed project is exempt from CEQA under the “feasibility and planning studies” statutory exemption, since the proposal is currently in its nascent stages and any direction provided to the applicant at this time will have no legally binding effects on later activities. Staff currently anticipates that when the project is formally submitted, it would qualify for a categorical exemption from the provisions of CEQA.

Coastal Development Permit (CDP) Determination
A CDP will be required for the proposed project and will be processed in conjunction with all associated entitlements. The project is not located within an appealable area of the Coastal Zone.

COMMUNITY INTEREST: Staff has received one comment letter to-date alleging viewshed impacts and expressing concern with intensified use of the alley.

RECOMMENDATION: Staff recommends that the Planning Commission review the attached conceptual plans and supplemental information, consider all public testimony, and provide direction to the applicant, particularly with regard to the design review criteria and the challenges identified in the report associated with the pursuit of a mixed-use housing project at the proposed density.

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ATTACHMENTS: Exhibit A: Application
Exhibit B: Architectural Drawings
Exhibit C: Renderings
Exhibit D: Color and Material Board
Exhibit E: Linscott, Law & Greenspan, Engineers Trip Generation Analysis

PLANNING COMMISSION

MINUTES
February 2, 2022
A regular noticed meeting of the Planning Commission of the City of Laguna Beach, California, convened telephonically and virtually at 6:00 P.M. on February 2, 2022.

1. CALL TO ORDER

2. ROLL CALL

Present: Chairperson Steven Goldman, Chair Pro Tem Jorg Dubin, and Commissioners Steven Kellenberg, Ken Sadler, and Susan McLintock Whitin

Absent: None
Staff Present: Marc Wiener, Director of Community Development Brian Fisk, Management Specialist
Martina Caron, Principal Planner
Anthony Viera, Senior Planner
Garrett Wank, Planning Technician
Mark McAvoy, Director of Public Works
Michael Litschi, Deputy Director of Public Works
Mark Trestik, City Engineer
Tom Perez, Project Manager
Kirsten Gallacher, Administrative Assistant

Time of Meeting: Regular Meeting – 6:00 p.m.

3. APPROVAL OF MINUTES FROM PREVIOUS MEETINGS

3.1 July 21, 2021, Draft Minutes
Motion: SW Second: SK Action: The Planning Commission approved the July 21, 2021, Planning Commission Minutes. Motion carried 5-0.

Vote: Kellenberg Y Sadler Y Whitin Y Dubin Y Goldman Y

3.2 August 4, 2021, Draft Minutes
Motion: SW Second: SK Action: The Planning Commission approved the August 4, 2021, Planning Commission Minutes subject to corrections to item no. 4.1 as stated by Commissioner Goldman. Motion carried 5-0.

Vote: Kellenberg Y Sadler Y Whitin Y Dubin Y Goldman Y

3.3 August 25, 2021, Draft Minutes
Motion: SW Second: SK Action: The Planning Commission approved the August 25, 2021, Planning Commission Minutes. Motion carried 5-0.

PC Minutes 2 February 2, 2022
Vote: Kellenberg Y Sadler Y Whitin Y Dubin Y Goldman Y

4. PUBLIC COMMUNICATIONS

4.1 None

5. PUBLIC HEARINGS

5.1 Item: Conditional Use Permit Amendment 21-9688 and Coastal Development Permit 21-10721
Location: 381 Forest Avenue, Suite A-100 | APN: 641-266-17 Request: The applicant requests a Conditional Use Permit and a Coastal Development Permit to convert an existing cat lounge and café (previously Catmosphere) to The Subway Beach Café with takeout services and live entertainment. A shared parking plan is also requested. Staff finds the application consistent with the intent and purpose of the Downtown Commercial District, as well as the goals and policies of the Downtown Specific Plan and the City’s General Plan.

Martina Caron summarized the staff report.

Questions of Staff: Commissioner Kellenberg requested clarification as to the difference between the existing and proposed Downtown Specific Plan relative to formula-based businesses. Ms. Caron stated the findings that the business will enhance and contribute to the destination quality of the Downtown Specific Plan area and both the exterior and interior appearance of the business and presentation of merchandise are non-formulaic and are compatible with the existing scale of development, etc. are still required. Commissioner Kellenberg commented that the revised Downtown Specific Plan does not seem to reference the menu for formula-based business findings.

Ms. Caron affirmed that it does not, and the prohibition of fast-food restaurants are omitted from the revised version. Mr. Wiener commented that the updated Downtown Specific Plan essentially allows for uses as permitted by right rather than through conditional use permits. However, there are specific uses that would still require conditional use permits, such as most restaurants, bars, or any business that would affect the surrounding area.

Commissioner Dubin confirmed with Ms. Caron that the blade signage is anticipated to be eligible for administrative approval separate from this application. He asked if the Laguna Residents First initiative were implemented now, if this project would require a vote. Ms. Caron stated it would not as the applicant is not requesting parking credits. Mr. Wiener added that another trigger would be if the application would add an additional 200 daily trips which is not the case for this project.

Commissioner Whitin commented that one of the conditions of approval states lines for the restaurant cannot spill out onto the sidewalk and questioned what would be done to keep this from happening. Ms. Caron stated there is a decent amount of space inside the restaurant which would allow for a snaking line but deferred to the applicant for further clarification. Mr. Wiener commented that this would be an enforcement issue which could result, in the most extreme case, in revocation of the conditional use permit. Commissioner Whitin confirmed with Ms. Caron that the PC Minutes 3 February 2, 2022
Planning Commission can condition the approval of this project to include that the mural must be painted by a local artist.

Commissioner Dubin confirmed with Ms. Caron that a condition of approval could be added which requires the cups and wrappers to be monochromatic, or similar, instead of the traditional Subway appearance.

Commissioner Kellenberg confirmed with Ms. Caron that a condition of approval could be added to ensure a certain percentage of sandwiches on the menu board are those that are specialized for this location.

Public Testimony Regarding the Project: Daniel Riscalla stated the signage they have planned for this location will match the neighboring businesses. The proposed mural will not have any advertising on it and will be done by local artists. In efforts to introduce unique elements to the menu, per the previously expressed concerns of the Planning Commission, there will be over fifty menu offerings not found in a typical Subway.

Commissioner Whitin was concerned about this proposed Subway location becoming the standard for all Subway locations, which would diminish its uniqueness, and requested the applicant’s thoughts on the matter. Mr. Riscalla stated other Subway locations have a general plan that is set in place which they follow. He further stated that they have had to make a lot of effort to obtain the necessary approvals to move forward with this style and presentation of the Subway brand, and because of this, he did not anticipate other locations wanting to go through the same trouble.

Commissioner Goldman stated the Planning Commission did not have the authority to decide what Subway locations outside of Laguna Beach decide to do in terms of following this location’s design.

He further commented that if other locations did copy this presentation, he would be agreeable to it because it started in Laguna Beach.

Commissioner Kellenberg questioned what percentage on the menu board would be those designed specifically for Laguna Beach. Mr. Riscalla stated approximately ¼ of the sandwiches would be the specialty sandwiches.

Darryl Pikoos, Karina Rodarte, Dmitry Krader, and Gary Rock all expressed support for the project.

Karen Martin expressed concerns regarding the consideration being taken toward the updated Downtown Specific Plan as it has not yet been adopted. She wanted all employees to have dedicated parking spaces on site and all wrappers and cups be compostable.

John Thomas expressed concerns for the cleaning and maintenance of the sidewalk outside the restaurant.

Ms. Caron stated there is a condition of approval which requires the applicant to maintain and clean the sidewalk, the compostable materials could be an added condition of approval, and the site includes two parking spaces for employees and seven parking spaces for the business itself.

Commissioner Comments: Commissioner Dubin felt the applicant has bent over backwards to create something as far from being a formula-based Subway business as possible to abide by the regulations of the Downtown Specific Plan. He expressed the importance of being as clear as possible with future applicants as to the requirements that must be met in order to gain approval.

PC Minutes 4 February 2, 2022
Commissioner Kellenberg agreed with Ms. Martin’s comment regarding viewing this application through the lens of the current Downtown Specific Plan, not the proposed version which has not yet been adopted. He wanted 1/3 of the sandwiches offered to be unique to this location as it would help differentiate it from a formula-based restaurant, but was agreeable to the current proposal, provided the ratio remains as the menu changes, in perpetuity. He was in favor of approval.

Commissioner Whitin felt the applicant has made enough changes to the merchandise, interior, and uniforms for this location to be uniquely Laguna Beach. She felt it would become a destination in the downtown area and could make the findings to vote for approval.

Commissioner Sadler felt it would be beneficial to identify parking spaces as for employee use only.

He felt the main goal of formula-based businesses should be to make the look and feel different as opposed to regulating the merchandise. He was supportive of the project as it fulfills an unmet need in the downtown area.

Commissioner Goldman felt there was a high degree of subjectivity involved in determining whether a business meets the definition of a formula-based business. He felt the applicant had done a lot to make this location unique to Laguna Beach but stated, at the end of the day, the restaurant is Subway. He felt it could be argued that this project could present precedential issues, but his perspective was incorporating intent and how much the applicant contributes to the community.

He felt this project fills an unmet need in the downtown area and that it was unique enough to grant approval. For these reasons, he did not feel they were setting a precedent and supported the project.

Motion: SW Second: JD Action: The Planning Commission approved Conditional Use Permit 21- 9688 and Coastal Development Permit 21-10721 subject to the following conditions: 1) A local artist shall create the mural, 2) wrappers and cups shall not have the Subway logo or colors (green/yellow), and 3) employee parking spaces shall be designated. Motion carried 5-0.

Vote: Kellenberg Y Sadler Y Whitin Y Dubin Y Goldman Y

5.2 Item: Temporary Use Permit 2021-10605, Coastal Development Permit 2021- 10884
Location: 31727 and 31735 Coast Highway | APN’s: 658-101-39 and -40 Request: The applicant requests Planning Commission approval of a Temporary Use Permit and Coastal Development Permit to allow a free day-use public parking program for a three-year period, from February 17, 2022, to February 17, 2025 in the SLV (South Laguna Village Commercial) zone. The parking lot is located adjacent to a vacant commercial building (previously Ti Amo by il Barone) on City-owned property.

Commissioner Whitin recused herself from this item due to living within the noticing area.

Tom Perez summarized the staff report.

Questions of Staff: Commissioner Kellenberg commented that the egress of this lot has historically been through the alley and questioned if parking was predominantly via a valet. Mr.

PC Minutes 5 February 2, 2022
Perez stated he was unsure of the details of the valet operation but that residents in the area noted parking use was primarily during the evening hours.

Commissioner Dubin confirmed with Mr. Perez that the requirement for an ADA parking spot is not triggered by this project. Commissioner Dubin questioned if the City will be liable for damage to vehicles to which Mr. Perez stated responsibility falls upon the vehicle owners and signage will be posted advising the public to park within the lines of designated parking spaces. Commissioner Dubin questioned if adequate space for vehicles other than compact vehicles will be provided to allow for proper maneuverability. Mr. Perez stated the stall depth and aisle width will be adequate for the parking lot to operate properly but they could add compact vehicle designations to the spaces.

Commissioner Sadler confirmed with Mr. Perez that the decision to make this a free parking lot was due to neighborhood input and the fact that it would be consistent with the neighboring Sea Cove parking lot.

Commissioner Kellenberg requested clarification as to why the site plans proposed by the neighborhood were rejected. Mr. Perez responded that after considering all the options, staff determined the current proposal to be the most efficient plan and follows with the historical operation and layout of the lot.

Public Testimony Regarding the Project: John Thomas expressed support for using this site as a parking lot but was concerned with how this would be achieved. He suggested a gate arm to help regulate traffic and thanked Mr. Perez for his efforts and patience.

Ann Christoph felt egress through the alley was not appropriate and felt the pavement of the parking lot was in desperate need of repair.

Commissioner Comments: Commissioner Goldman did not agree with staff’s recommendation and did not support the project. He felt the slope of the parking lot was less than desirable and the ingress and egress made it complicated. He thought the lot worked as a parking lot when it was managed by a restaurant but that it would not work as a free general parking lot.

Commissioner Kellenberg did not see a reason why the Planning Commission should not listen to the surrounding residents and opinions of the neighborhood. He felt the Planning Commission should consider one of the solutions proposed by the neighborhood in lieu of staff’s recommendation.

Commissioner Dubin was concerned about the slope of the lot, potential damage to vehicles, safety hazards, the maneuverability of the lot, and enforcement issues. He felt the acquisition of this property was curious as it was purchased without a plan. He felt the potential issues outweighed the temporary gain of only a few parking spaces.

Commissioner Sadler believed the proposed plan, with regard to circulation, was the most efficient proposal. He felt the fact that this application is for a temporary use was worth considering toward approval and that the use could be monitored and frequently evaluated to address any concerns that arise from the neighborhood. He was not in favor of two-way traffic through the parking lot and suggested altering the temporary use permit to a one-year term instead of a threeyear term.

PC Minutes 6 February 2, 2022
Motion: KS Second: JD Action: The Planning Commission made a motion to approve Temporary Use Permit 21-10605 and Coastal Development Permit 21-10884 with the stipulation that the temporary use permit be for a one-year period. Motion failed 2-2.

Vote: Kellenberg N Sadler Y Whitin RECUSED Dubin Y Goldman N

5.3 Item: Conditional Use Permit 21-8802 and Coastal Development Permit 21- 8803
Location: 1330-1340 South Coast Highway | APN: 644-211-11 and 1371 Glenneyre Street | APN: 644-211-13
Request: The applicant requests a Conditional Use Permit and a Coastal Development permit to convert an existing retail 5.3 3 space to an ice cream shop (South Swell Ice Cream) with outdoor dining and take-out services at 1330 South Coast Highway, and to allow five off-site parking spaces at 1371 Glenneyre Street. A parking reduction incentive of five parking spaces is also requested for the outdoor dining areas (at both 1330 and 1340 South Coast Highway).

Pursuant to the Municipal Code, the approval of outdoor parking credits requires the Planning Commission to review the project and make a recommendation to the City Council. Staff finds the application consistent with the intent and purpose of the C-1, Local Business District and the General Plan.

Martina Caron summarized the staff report.

Questions of Staff: Commissioner Dubin confirmed with Ms. Caron that if the Laguna Residents First initiative were passed, this project would require a vote due to the requested parking credits.

Mr. Wiener added that per the initiative, voter approval would be required if the finding cannot be made that the project would have no impact to parking in the surrounding neighborhood and that it would be of community benefit. Commissioner Dubin confirmed with Ms. Caron that the applicant discussed changing the name of the business to avoid potential conflicts with a neighboring business with a very similar name to which the applicant was not agreeable.

Commissioner Whitin requested clarification as to parking designations. Ms. Caron stated there are five off-site spaces used to satisfy the parking requirement for the property, and it is preferred that the employees park off-site so that patrons can use the parking spaces closest to the business.

Commissioner Whitin felt it would be beneficial for the employees to be required to park in the off-site spaces as opposed to it being preferred. She further questioned if a sign would be inside the business to indicate that parking is available to patrons off-site. Ms. Caron stated this could be implemented as a condition of approval should the Planning Commission desire.

Public Testimony Regarding the Project: Jason Collopy stated they are very excited to open a location in Laguna Beach. He felt their parking plan was sufficient and that changing the name of the business would be detrimental to the business, but he was empathetic to the concerns raised regarding potential confusion.

PC Minutes 7 February 2, 2022
Commissioner Whitin confirmed with Mr. Collopy that shirts and sweatshirts are also sold in the business.

Commissioner Sadler confirmed with Ms. Caron that the type of merchandise is not part of this review as it is located outside of the downtown area. Commissioner Sadler confirmed with Mr.

Collopy that they are open to altering the business name to something like South Swell Ice Cream Laguna Beach.

Commissioner Dubin commented that he felt it would be beneficial to alter the name slightly to protect South Swell Donuts and their twenty-four year tenancy in Laguna Beach. He confirmed with Ms. Caron that there are no proposed exterior changes to the building other than making the patio ADA compliant.

Commissioner Sadler confirmed with Ms. Caron that a condition of approval could be added which makes the applicant responsible for cleaning and maintaining the sidewalk.

Karen Martin suggested that employee parking spaces should be designated as employee parking only during the hours of operation and that packaging materials should be compostable.

John Thomas was concerned about the name of the proposed business because Laguna Beach has had a business named South Swell Donuts for twenty-four years. He felt the City was often more concerned with bringing in new business instead of protecting existing ones. He encouraged the Planning Commission to impose a condition of approval which requires the applicant to clean and maintain the sidewalks outside the business.

Susan Elliot, owner of Twig, felt there was a market for ice cream in Laguna Beach and was in favor of the project.

Laura Sauers was in favor of altering the name of the business so as to protect South Swell Donuts.

Commissioner Comments: Commissioner Whitin felt this project would be a good addition to the HIP District. She stated the parking plan, although creative, has met all parking requirements and agreed that a condition of approval should be added which requires the applicant to clean and maintain the sidewalk. She felt condition number twenty-four should be altered to include that the off-site parking be designated as employee parking during the hours of operation. She did not think there would be any confusion between South Swell Donuts and South Swell Ice Cream and did not think the business name needed to be altered but would support an alteration if the other Commissioners so desired.

Commissioner Kellenberg felt the off-site parking spaces needed to be designated for employee parking during the hours of operation. He was excited about the project and felt it would be a great addition in the HIP District.

Commissioner Dubin was unsure if adding “Laguna” to the name of the business would be of benefit but was empathetic to the concerns of South Swell Donuts and hoped the applicant would make efforts to assuage these concerns. He agreed with adding a condition of approval that requires the applicant to clean and maintain the sidewalk.

PC Minutes 8 February 2, 2022
Commissioner Kellenberg agreed with his colleagues and was supportive of the project. He felt it was a great example of a business being allowed into Laguna Beach by being creative with the parking requirements.

Commissioner Goldman felt there would likely be no confusion between South Swell Donuts and South Swell Ice Cream. He commented that the owner of South Swell Donuts is one of the most lovely women he has ever worked with and understood why residents would be protective of her and her interests, but he felt it was not the purview of the Planning Commission to require a name change of the business.

Motion: KS Second: SK Action: The Planning Commission approved Conditional Use Permit 21- 8802 and Coastal Development Permit 21-8803 subject to the following conditions: 1) South Swell Ice Cream shall be responsible for cleaning the sidewalk outside the property lines of the business but within the near vicinity and 2) employees shall park in the offsite spaces and signs will be installed noting employee parking and the business hours. Motion carried 5-0.

Vote: Kellenberg Y Sadler Y Whitin Y Dubin Y Goldman Y

5.4 Item: Concept Review 21-10931
Location: 1040 South Coast Highway | APN: 644-087-12
Request: The applicant requests a concept review hearing for upper-level additions to establish five new apartment units over the existing single-story commercial building. The vacant commercial space was most recently occupied by a laundromat and dry-cleaning business and is proposed to be remodeled to accommodate a neighborhood-serving grocery store. Site improvements include parking lot modifications.

Anthony Viera summarized the staff report.

Questions of Staff: Commissioner Goldman asked if there was precedent for similar types of mixed-use developments. Mr. Viera stated there is a project on North Coast Highway which is currently under construction that has commercial on the ground floor and residential above.

Commissioner Kellenberg stated that south of Main Beach along Coast Highway at the Legion intersection there are several buildings which have residential units above commercial businesses.

Commissioner Dubin questioned if the building has any historic significance. Mr. Viera stated the building does not qualify as a historic resource at this time and no evidence has been submitted to the contrary. Commissioner Dubin questioned how many variances would be required if this concept were to be submitted as an official project. Mr. Viera stated the laundromat currently encroaches into the front yard setback, which is one identified deficiency, however, as architectural plans have not been submitted due to this being a concept review, staff cannot, at this time, identify and further specific deficiencies. Commissioner Dubin questioned if off-site parking would allow this project to meet all parking requirements. Mr. Viera stated it was possible, subject to meeting specific criteria. Mr. Wiener commented that this is a good case study as to why it is difficult to build housing under the current zoning code.

Commissioner Goldman confirmed with Mr. Viera that the City’s Housing Element states if three or more residential units are constructed, 25% of them are to be restricted to low or moderate PC Minutes 9 February 2, 2022
income. Commissioner Goldman questioned if the most difficult part of this project would be to mitigate the setbacks.

Discussion ensued amongst the Commissioners and staff related to various incentives offered by the Housing Element and potential variances that may or may not be required depending on what is submitted at a later date.

Commissioner Whitin asked how creative the applicant could be regarding meeting parking requirements. Commissioner Kellenberg felt parking would be the most difficult part of this project as parking on-site is necessary for residential units. Commissioner Whitin felt unconventional parking which still achieve the requirements could be achieved.

Commissioner Dubin questioned how much of the problematic issues would vanish if the residential part of this concept review were changed to office space. Mr. Viera stated the majority of the setback issues, the residential density issue, likely open space requirements, and any issues related to residential exceeding 50% of the gross floor area related to commercial activities would be solved.

Discussion ensued amongst the Commissioners and staff related to parking requirements, affordable housing, and the various incentives offered by the Housing Element.

Public Testimony Regarding the Project: Anders Lasater thanked Mr. Viera for preparing the clearest staff report on one of the most confusing projects. Joe Hanauer felt the Planning Commission’s discussion is a great example as to why there have not been residential units above commercial properties since the Coastal Commission implemented its restrictions. He stated the intent of the residential units was to offer options to young people and seniors who struggle to afford the cost of living in Laguna Beach.

Commissioner Goldman wondered what the quality of life would be for the residential units that do not have exposure to the front of the building. Mr. Lasater stated there would be pros and cons to each unit depending on one’s perspective, but he was confident that any of these units would offer a pleasant and fun living experience because of their location and being in Laguna Beach overall.

Commissioner Kellenberg felt this was a workforce housing project that may open the door to some Housing Element flexibility.

Commissioner Dubin questioned if the option to make some of the residential units studio apartments was considered. Mr. Lasater said it was considered, but ultimately it was determined that the current concept would be the best option for the tenants, landlord, and economic viability.

Commissioner Goldman confirmed with Mr. Hanauer that the tenants renting these types of units are typically very young people or seniors.

Jason Watson, owner of 1020 South Coast Highway, was excited about the project but was concerned about view impacts.

Alex Rounaghi, Chairman of the Housing and Human Services Committee, stated the HHSC voted to express their support for this project. He stated mixed use projects, like this one, will PC Minutes 10 February 2, 2022
help the City meet their housing needs which is desperately needed, especially for the senior community.

Barbara McMurray, member of the HHSC, applauded the patience of Joe Hanauer and his desire to make Laguna Beach a better place to live. She felt creative solutions for housing, like this one, were needed.

Peter Romps expressed concerns regarding noise and loss of views, privacy, light, and air. He felt the tandem parking would cause issues and additional noise. He stated this project was a misguided version of progress and that he would seriously consider moving to another city if this project is approved.

Alex Simmons, 1050 South Coast Highway, was concerned about loss of views, the proposed parking, potential traffic, and the intensification of use.

Annette Davis, 1037 Glenneyre, agreed with the comments of concern expressed by neighboring residents. She was concerned with the tandem parking plan as the street is already quite busy. She felt the design was monolithic and felt Mr. Hanauer did not care about how neighboring residents will be impacted.

Chris Davis, 1037 Glenneyre, was concerned about the loss of views and invasion of privacy. He felt his family’s entire lifestyle would be severely impacted and that the design of the project was not neighborhood compatible. He felt this project was a sham and went against the spirit of the City.

Karen Martin, member of the HHSC, was in favor of housing in this location as opposed to office space. She felt tandem parking was a viable option. She felt the zoning code needed to be amended related to parking, open space, and floor area requirements.

Mehrdad Gorbanali stated he was in support of the subject building being developed, but he was concerned about loss of views and access for tenants. He felt the plans indicated tenants would have to take access through his building.

Rebuttal: Mr. Lasater stated that he was able to meet with three of the concerned parties who spoke tonight. He encouraged the other concerned parties to reach out to him so that he can see their perspective and properly address their concerns.

Commissioner Goldman excused himself from the remainder of the meeting.

Commissioner Comments: Commissioner Sadler felt the pedestrian experience would be improved with this proposal. He thought the tandem parking would be awkward for a mixed-use project like this one. The design articulation is pleasant but the side and rear elevations could be improved. Lighting and glare should be minimized as much as possible and must meet the good neighbor lighting ordinance. He spoke about the importance of balancing property rights and neighbor rights, such as preserving views and privacy. He felt it would be preferable to reduce this project so that it does not meet the threshold of a major remodel. Overall, he felt the project had a lot of potential issues, and reminded the applicant that variances require special findings to be met.

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Commissioner Whitin felt the pros and cons of this project were very well stated through the staff report, applicant testimony, and public testimony. She felt housing was very important but had reservations about tandem parking, potential variances, needed changes in the Local Coastal Program, and the Land Use Element. She reminded herself and her colleagues that this is just a concept and architectural plans have not yet been submitted. She felt the south and north elevations needed improved design articulation, the east elevation could be improved in terms of privacy, and the west elevation needed to address setback concerns. She was interested to see if this project would inject life into the area and felt it was a great location for housing. She felt the tandem parking should be allowed under the Municipal Code and pondered different off-site locations for parking. She wondered what formula had to be used to calculate the allowable square footage and whether it was a state-mandated formula or a local requirement, as she felt there was a lack of clarity on what is permissible. She did not support office units in this location as she felt it was not the proper land use.

Commissioner Kellenberg would like to pursue this project as a case study for housing. He felt it demonstrated how archaic the City’s zoning code is and felt exploring opportunities for amendments would be beneficial. He felt any revitalization of older buildings would be beneficial, and was, therefore, not entirely opposed to office space, but would prefer housing units. He felt privacy concerns needed to be addressed and liked the idea of adding a sidewalk café element.

Commissioner Dubin felt there was a balance that needed to be met between considerations for the neighbors and property rights. He felt neighborhood compatibility was very subjective and commented on the mixed designs within the City as it is not a planned community. He agreed with his colleagues regarding antiquated codes and felt they inhibited meeting the needs of the community. He was not in favor of office space at the site. He hoped the neighbors would meet with Mr. Lasater, as offered, to collaborate on a solution. He liked the idea of tandem parking for residents only and was hopeful for a solution that works for everyone.

Action: The Planning Commission provided feedback to the applicant regarding Concept Review 21-10931 for upper-level additions to establish five new apartment units over the existing singlestory commercial building.

6. OTHER BUSINESS

6.1 Update on the installation of Radar Feedback Signs at Four locations on Temple Hills Drive.

7. COMMITTEE, COMMISSIONERS, AND STAFF REPORTS

7.1 Staff Reports – Mr. Viera stated that the California Coastal Commission has released their staff report reviewing the Historic Preservation Ordinance and will be presented at their February 10, 2022, meeting where their staff will recommend approval with modifications.

Mr. Viera further stated that City Council approved policy changes related to the delegation of certain Fire-related building code reviews to the Building Official.

Mr. Wiener stated staff will make an announcement regarding the new Planning Manager within the next few weeks.

7.2 Commissioners’ Reports – None

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8. ADJOURNMENT

8.1 Adjourn – To the regular Planning Commission meeting on February 16, 2022.

Motion: KS Second: SK Action: The Planning Commission adjourned the meeting at 11:30 p.m. to the regular Planning Commission meeting on February 16, 2022. Motion carried 4-0.

Vote: Kellenberg Y Sadler Y Whitin Y Dubin Y Goldman ABSENT

PLANNING COMMISSION STAFF REPORT
July 2, 2025
Agenda Item No. 6.1
Case No: Design Review 25-1044
Coastal Development Permit 25-1045
Project Location: 1040 South Coast Highway | APN: 644-087-12 Applicant: Anders Lasater, Architect
(949) 497-1827 | [email protected]
Property Owner: Pacific Coast LLC
Prepared By: Community Development Department
Shaveta Sharma, Acting Principal Planner
(949) 715-0958 | [email protected]
Planning Commissioners
within a 500’ Radius: None
RECOMMENDATION:

By motion, adopt a resolution (Attachment 1) approving Design Review 25-1044 and Coastal Development Permit 25-1045, and finding said action exempt from CEQA.

EXECUTIVE SUMMARY:

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the coastal zone. Additionally, pursuant to Laguna Beach Municipal Code (“LBMC”) Section

BACKGROUND:

Zoning Designation:

Use of Property:

Commercial Tourist Corridor (CTC)
Local Business District (C-1)
Vacant commercial building (previously laundromat and dry cleaners)
Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties:

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July 2, 2025

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Figure 1 - Existing Project Street Frontage

Figure 2 - Location Map
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DISCUSSION/ANALYSIS:

Background
The Project site is currently developed with a single-story commercial building and is located within the C-1, Local Business District. The property was developed with a commercial building in 1949 and has not undergone any improvements since that time. A laundromat and dry-cleaning establishment appear to have continuously operated at the site between 1964 and 2021 and has been vacant since. The 2,308-square-foot single-story structure fronts South Coast Highway with a six-car surface parking lot accessible from the alley at the rear. The subject property is located on the inland side of South Coast Highway between Anita Street to Oak Street. The block is comprised of regular, rectangular lots, each totaling approximately 5,000 square feet in area. 1040 South Coast Highway is unencumbered by environmental constraints and maintains an average slope of approximately one percent.

Concept plans were shared with the Commissioners and the public at the February 2, 2022, Planning Commission meeting for a concept review hearing. The agenda report (minus attachments) and meeting minutes are provided as Attachment 6. Neighbors expressed concerns regarding view equity, privacy, and mass and design of the building. The Planning Commission expressed support for a mixed-use development, particularly housing at the site. There was direction to improve the building’s articulation, particularly for the side and rear elevations. The Commissioners also provided direction to preserve views and privacy with the design, There were concerns regarding the tandem parking which has been eliminated from the project scope. Based on the comments from the general public and the Commissioners at the hearing, the project has been revised to follow the feedback and direction provided by the Commissioners and neighbors, particularly with respect to improved design articulation and increased setbacks at the upper level to protect privacy and views for adjoining properties.

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use site. Properties in the vicinity are generally developed with a range of commercial uses along the highway frontage and residential across the alley, with a small but notable concentration of resident-serving businesses including a café, gym, nail salon, and an auto repair shop. The proposed remodel and addition are intended to update the building’s appearance and create a mixed-use opportunity with an upper-level addition. The planned improvements include: (1) a 2,387-square-foot upper-level addition configured with four one-bedroom apartment units; (2) interior remodel of the 2,318-square-foot ground-floor commercial space to accommodate the future needs of a commercial use; (3) exterior façade improvements to update the building appearance; (4) site improvements to the parking lot including four new bicycle lockers, trash storage, and landscaping; (5) elevated decks for the second floor residential area; and (6) HVAC equipment.

The proposed project is consistent with the vision for this zone and will comply with all applicable development standards if the parking requirements are reduced based on the implementation of a parking and TDM plan. The City Council is the decision-making body for the CUP for reduction of the required off-street parking spaces. Construction of the building and site improvements that would be authorized under DR 25-1044 and CDP 25-1045, which are subject to Planning Commission approval, are contingent on City Council approval of the parking and TDM plan. This requirement has been made a condition of approval for the Project. 1 The Planning Commission’s
recommendation for reduced parking requirements is a prerequisite for the City Council’s final approval of the Project. As demonstrated by Table 1 below, parking requirements for the proposed Project will be satisfied should the City Council approve the parking and TDM plan.

The Project will incorporate TDM strategies to reduce the number of required parking spaces by one space or 14%, from seven to six spaces. The Applicant has submitted a Transportation Demand Management (TDM) study prepared by RK Engineering Group, dated March 28, 2025 for the Project. The TDM study has been peer reviewed and supports the request to reduce the required number of parking for the development by one parking space by facilitating access to transit to support the goals of a trip reduction program for the project’s operational needs. See Table 1 below for a parking analysis for the project.

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July 2, 2025

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The proposed project will implement the following TDM strategies to lessen the parking demand and prevent overflow parking for the project:
• Eight (8) Secure Bicycle Lockers (4 On-Site & 4 Off-Site) • Encouraging Bike Commuting Through Education
• Local Transit Information Bulletin
• Public Transit Vouchers
Implementation of the TDM strategies described above is the responsibility of the Project's commercial and not residential tenants and would be enforced via inclusion of conditions of approval for the CUP Resolution by City Council.

Figure 3: Proposed Site Plan.

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July 2, 2025

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Figure 4: Proposed Parking Layout.

The final project design is shown below in Figures 5-9:

Figure 5: 3-D rendering of South Coast Highway frontage PC Staff Report
July 2, 2025

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Figure 6: Proposed west building elevation.

Figure 7: Proposed east building elevation.

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July 2, 2025

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Figure 8: Proposed south building elevation.

Figure 9: Proposed north building elevation.

ENTITLEMENT REVIEW PROCESS:

Design Review
The proposed residential addition requires the approval of design review. (See LBMC Section

25.05.040(B)(1).) Specifically, design review is required for the new 2,387-square-foot upper-level addition configured with four one-bedroom apartment units, exterior façade improvements to update the building appearance, site improvements to the parking lot including four new bicycle lockers and landscaping, and six roof-mounted air conditioner units. Design review is governed by Laguna Beach Municipal Code Section 25.05.040. Design review is considered by the Planning Commission at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section

25.05.040(H), as set forth below:

PC Staff Report
July 2, 2025

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The Project complies with all applicable policies in the City’s General Plan and Local Coastal Program. The project site is not located within any Specific Plan.

HE-2.13: Encourage the expansion of rental housing opportunities in the City.

HE-2.17: Foster opportunities for small scale infill development as a means to expand housing opportunities and incrementally provide affordable housing.

HE-3.6: Promote the expansion of housing opportunities throughout the City.

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Laguna Beach City CouncilAugust 12, 2025

Laguna Beach City Council
August 12, 2025