ORDINANCE NO. XXXX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, AMENDING ITS LOCAL
COASTAL PROGRAM AND MUNICIPAL CODE TO MODIFY
TITLE 25 (ZONING), TITLE 21 (SUBDIVISIONS), AND TITLE 22 (EXCAVATING, GRADING, AND FILLING) TO STREAMLINE
THE DESIGN REVIEW AND OTHER PERMIT PROCESSES;
AND FINDING SAID ACTION EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT UNDER
CEQA GUIDELINES SECTION 15301
WHEREAS, the City of Laguna Beach, California (“City”) is a municipal corporation, duly organized under the California Constitution and laws of the State of California; and WHEREAS, pursuant to the police powers delegated to it by the California Constitution, the City has the authority to enact laws which promote the public health, safety, and general welfare of its citizens; and
WHEREAS, the City is located within the California State Coastal Zone; and WHEREAS, periodically the City identifies sections of its Local Coastal Program and Municipal Code that are outdated, unclear, conflict with other Municipal Code sections, or warrant modifications to improve or enhance the functions and operations of the City; and WHEREAS, the City Council desires to amend its Local Coastal Program and Municipal Code to streamline the design review and other permit processes within the City; and WHEREAS, all other legal prerequisites to the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The recitals set forth above are true and correct and are hereby adopted as findings in support of this Ordinance as if fully set forth herein.
Attachment 1
6 -2- Ord. XXXX
SECTION 2. Code Amendment. Section 25.05.015 (Form of application, fees, and permit compliance.) Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
(A) Prescribed by the Director of Community Development. (1) The Director of Community Development shall prescribe the form and scope of all variances, changes of district boundaries or reclassifications, general plan amendments and all other planning or development applications as identified in Chapter 25.05, and of accompanying data to be furnished so as to assure the fullest practicable presentation of facts for proper consideration of the matter and for the permanent record. Forms for such purposes may be provided.
(2) Each planning and development application shall include verification by at least one of the owners of property involved or their authorized agent attesting to the truth and correctness of all facts and maps presented with such application.
(3) Applications filed pursuant to this Title shall be numbered consecutively in the order of their filing and shall become a part of the permanent official records of the Department of Community Development and shall be attached thereto and permanently filed therewith copies of all notices and actions pertaining thereto. (B) Complete Planning and Development Applications.
(1) No later than 30 calendar days after receipt of a planning or development application, the Department of Community
Development shall determine whether the application is complete or incomplete.
(2) In the event an application is determined to be incomplete, the applicant shall be notified as to additional materials required to continue processing the application.
(3) Within 30 calendar days of receipt of supplemental materials requested for applications previously determined incomplete, the Department of Community Development shall determine whether the application is complete.
(4) A decision determining an application to be incomplete may be appealed to the City Council by the applicant. The fee for such appeal is to be determined by City Council resolution.
7 -3- Ord. XXXX
(C) Signatures. If signatures of persons other than the applicant are required, or offered in support of or in opposition to the application, they may be received as evidence of notice having been served upon them of the pending application or as evidence of their opinion on the pending issue, but they shall in no case infringe upon or govern in the free exercise of the powers vested in the City of Laguna Beach.
(D) Filing Fee Collection. Before accepting for filing any request or application submitted relative to Title 25 of this Code, the Department of Community Development shall charge and collect a filing fee for each such request or application as determined by resolution of the City Council to cover the cost of making maps, sending out notices, and other incidental administrative expenses involved in the handling of the matter, including written staff reports. An application cannot be deemed complete without the payment of the require application fee.
(D) Refund of Filing Fees. Refund of all or any portion of the filing fees may be ordered by the Director of Community Development.
(E) Conformance by Officials. All officials or public employees vested with the duty or authority to issue permits or licenses where required by law shall conform to the provisions of this Title.
(F) Application. The provisions of this Title shall apply to all buildings, improvements, lots and premises, or portions thereof, owned, leased, operated or controlled by the City or any Department or officer thereof, or by any other municipal or quasi-municipal corporation or government, or any Department, Board or officer thereof.
(G) Expiration of Application. If an applicant fails to provide any additional information requested by the Department of Community Development within ninety (90) days of the date the application was deemed incomplete, the application shall expire and have no force and effect, unless otherwise required by state law. After the expiration of an application, future City consideration shall require the submittal of a new, complete application and associated filing fees.
SECTION 3. Code Amendment. Section 25.05.040 (Design Review) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby repealed and replaced to read as follows:
(A) Intent and Purpose.
(1) The design review process is intended to achieve the following goals:
(a) That development projects comply with the applicable standards and design review findings and criteria;
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(b) That development projects focus on quality designs, within a neighborhood context that results in creative design
solutions for the City;
(c) That development occurs with an orderly and harmonious appearance, including associated facilities, such as signs, landscaping, and parking areas;
(d) That the development review process considers public and private views;
(e) That public health, safety, and general welfare throughout the City is paramount;
(f) That there is effective implementation of the applicable general and specific plan policies; and
(g) That development projects comply with the policies of the certified Local Coastal Program, including, but not limited to, the shoreline access, open space, environmentally
sensitive habitat, hillside protection, and visual resource policies.
(2) Approval Authority.
(a) The Design Review Board or Planning Commission, as
appropriate, is the approval authority for Design Review projects identified in Section 25.05.040(B)(1).
(b) The Community Development Department is the approval authority for projects that are Exempt from Design Review (Zone Clearance), as specified in Section 25.05.040(B)(2). (c) The Director of Community Development is the approval authority for Administrative Design Review as specified in Section 25.05.040(B)(3).
(d) The Director of Community Development, is his or her sole discretion, is authorized to refer projects that are subject to Administrative Design Review, as specified in Section
25.05.040(B)(3), to the Design Review Board or Planning Commission, as appropriate.
(e) Development Subject to Design Review, Exempt from
Design Review (Zone Clearance), and Administrative
Design Review may still require a Coastal Development
Permit pursuant to the provisions of Chapter 25.07.
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(B) Development Subject to Design Review, Exempt from Design Review (Zone Clearance), and Administrative Design Review.
(1) Design Review. Design Review before the Design Review Board or Planning Commission, as appropriate, at a public hearing shall be required for the following projects:
(a) Demolition or reinforcement, or addition, that constitute a major remodel. A landscape plan and lighting plan is
required for such major remodel;
(b) All new buildings, except as otherwise provided in Section
25.05.040(B)(2) relating to ADUs and new primary dwelling units. A landscape plan and lighting plan is required for new buildings under this subsection;
(c) Any improvement that exceeds a height of 16 feet above the adjacent ground elevation. A landscape plan and a lighting plan is required for such improvement;
(d) Major modifications, alterations, or other actions pertaining to historic resources that do not qualify for administrative approval under Section 25.05.040(B)(3);
(e) Any development in an environmentally sensitive area, unless a licensed professional has determined, subject to peer review, that the proposed development does not impact the environmentally sensitive area;
(f) Grading in excess of 20 cubic yards outside the building footprint, except as specified in Section 22.10.010(e); (g) Retaining walls in excess of five feet in exposed height; (h) Clearing of native vegetation on undeveloped parcels and undeveloped portions of developed parcels, and native
vegetation restoration plans, except for City required annual weed abatement and fuel modification;
(i) Shoreline and bluff protective devices;
(j) Swimming pools and spas more than three feet above
adjacent ground elevation;
(k) New vehicular access to streets or alleys;
(l) Commercial or industrial parking and loading areas; 10 -6- Ord. XXXX
(m) Permanent chain link or similar type of woven metal fences, and vinyl fences that do not simulate natural material; (n) Trash storage or enclosures, except as provided in Section
25.05.040(B)(2) and Section 25.05.040(B)(3);
(o) Major Capital Improvement Project, which means a project undertaken by the City that is determined by the Community Development Director, in consultation with other affected department heads, to require review by the Planning
Commission prior to approval by the City Council of design and/or construction documents, based on the project’s
potential to have environmental, aesthetic, and/or land use effects on the community. Typical examples of a Major
Capital Improvement Project include, but are not limited to, the following:
(i) New or substantial alterations to parks, public
buildings, community facilities, reservoirs, or
bridges;
(ii) New or substantial alterations to drainage structures which involve significant changes to grades,
hillsides, habitats, or views;
(iii) Street improvements which involve substantial
expansion of right-of-way, removal of existing
facilities, removal of significant vegetation (unless
part of a fuel modification project or program) and/or
major changes to community character;
(iv) Design programs for city-wide features which are
visible to the general public and contribute to
community character, including but not limited to
beach and park accessways, promenades, bridges,
trails, and the City-owned property, where Festival
of Arts and Pageant of the Masters is hosted.
(2) Exempt from Design Review (Zone Clearance). The following types of projects shall require the issuance of zone clearance in compliance with Chapter 25.05.045, rather than design review. For avoidance of doubt, the zone clearance process shall not be used for any of the below projects that are on a lot within an environmentally sensitive area (unless a licensed professional has determined, subject to peer review, that the proposed development does not impact the environmentally sensitive area); such projects are subject to Design Review under (B)(1).
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(a) Demolition or reinforcement, or addition, that does not constitute a major remodel;
(b) An improvement that does not exceed a height of 16 feet above the adjacent ground elevation;
(c) In-kind replacement of improvements for repair and
maintenance;
(d) Interior modifications to existing structures that do not modify the exterior of such structures;
(e) Re-roofing of buildings or structures which do not result in white or light colored roofs, and which will not result in glare through the use of materials, such as asphalt shingles or stainless steel, both at the determination of the Community Development Director;
(f) Roof alterations that do not result in alterations to dimensions, square footage, or roof pitch;
(g) Annual weed abatement;
(h) Fuel modification project or program;
(i) Accessory dwelling units, only as set forth in Chapter 25.17; (j) Grading of 20 cubic yards or less outside the building footprint, except as specified in Section 22.10.010(e); (k) Retaining walls five feet or less in exposed height; (l) Hardscape that does not increase impervious surfaces and complies with all other applicable provisions of this chapter; (m) Fences, walls and hedges that comply with Section
25.50.012 ("Fences, walls, hedges, latticework and
screens"). For avoidance of doubt, this excludes permanent chain link or similar type of woven metal fences, and vinyl fences that do not simulate natural material, which are subject to design review under (B)(1);
(n) Decks, slabs, or patios elevated three (3) feet or less above existing legal grade;
(o) Landscaping of any vegetation, plants, bushes, or trees within the buildable area that is less than sixteen feet at maintained height when measured from ground elevation
adjacent to the location of the vegetation, plant, bush, or tree, 12 -8- Ord. XXXX
provided that the plans identify and require that the
landscaping is to be maintained at or below the heights reflected in the plans;
(p) Landscaping of any vegetation, plants, bushes, or trees in the rear or side yard at less than six feet at maintained height and in the front yard at less than four feet at maintained height when measured from the ground elevation adjacent to the location of the vegetation plant, bush, or tree, provided that the plans identify and require that the landscaping is to be maintained at or below the heights reflected in the plans; (q) Artwork approved through the procedures outlined in Chapter 1.09 ("Art in Public Places");
(r) Trash storage within the side yard when screened from public view by a wall or fence at least four feet in height and does not impact required access for the property;
(s) Railings;
(t) Skylights with operable automatic night shades;
(u) Swimming pools and spas no more than three (3) feet above adjacent ground elevation;
(v) Water features;
(w) Mechanical equipment, including, but not limited to, air conditioners and pool/spa equipment, that meet the
requirements of Section 7.25.130(c);
(x) Above-ground utility structures, which are below four (4) feet in height when measured from adjacent ground
elevation, when incorporating colors, finishes, and
landscaping to minimize visual impact, as determined by the Community Development Director, provided that the plans identify and require that the landscaping is to be maintained at or below the heights reflected in the plan;
(y) Temporary on-grade removable accessory structures used as play sets, swing sets, other similar unenclosed recreation equipment, and storage sheds provided that:
(i) the structure does not exceed 120 square feet in size, (ii) the height is less than 12 feet above adjacent ground elevation, and
13 -9- Ord. XXXX
(iii) minimum required setbacks of the underlying zone
are met unless it receives administrative design
review approval;
(z) Certain telecommunication facilities subject to the provisions of Chapters 11.06 and 25.55;
(aa) New primary dwelling units that comply with all applicable objective development standards of this Zoning Code and the following requirements. A landscape plan and lighting plan are required for new units under this subsection. Note that other structures and site improvements proposed at the same time as the primary dwelling unit may require design review in accordance with Sections 25.05.040(B)(1) and
25.05.040(B)(3).
(i) Building Height. The height does not exceed 16 feet and a single story. For purposes of this subsection,
height is the vertical distance from any point
measured from existing legal grade or the level of the
lowest floor, whichever is lower, to the peak of the
structure. The maximum height of the peak allowed
by this subsection applies to every part of the
structure, including but not limited to chimneys,
vents, and mechanical equipment.
(ii) Yards.
(1) Side Yards. The side yard setbacks are at
least 20% greater than the requirement
imposed by the underlying zone. No
redistribution of the required side yards shall
be permitted.
(2) Front and Rear Yards. The front and rear yard
setbacks are at least 20% greater than the
requirement imposed by the underlying zone.
Reduced building setbacks in accordance
with Section 25.50.004(E) shall not be
permitted.
(3) In any case where a special subdivision map
building setback applies, the building setback
shall be at least 20% greater than that
requirement.
(iii) Landscaping. Landscaping of any vegetation, plants, bushes or trees within the buildable area shall not
exceed 16 feet at maintained height when measured
14 -10- Ord. XXXX
from the adjacent ground elevation. Within the rear
and side yards, such vegetation shall not exceed a
maintained height of six feet, or four feet within the
front yard.
(iv) Lighting. Exterior lighting must be fully shielded and aimed downward.
(v) Roof Decks. The primary dwelling unit does not
include a roof deck. For purposes of this subsection,
a "roof deck" is defined to mean a deck above the
building.
(bb) De Minimis Capital Improvement Projects. For purposes of this subsection, capital improvement projects undertaken by the City may be deemed de minimis and subject to zone
clearance pursuant to the Zoning Code if they will have minimal impact to land use, the environment, or the visual appearance of the community, or are emergency projects
determined by the Community Development Director to be
necessary to preserve the health, safety, or welfare of the community. Examples of de minimis capital improvement
projects include but are not limited to the following:
(i) Fuel modification project or program;
(ii) Emergency projects;
(iii) Roadway or trail improvements within existing
rights-of-way;
(iv) Pipeline, such as storm drain and sewer, installation, repair and maintenance; minor alterations to utilities; (v) Alterations and repairs to parking lots;
(vi) Small habitat restoration projects as defined in
Section 15333 of the CEQA Guidelines;
(vii) Sign replacements in the same size with similar
materials, at the determination of the Community
Development Director;
(viii) Similar projects as determined by the Community
Development Director in consultation with other
affected department heads.
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(3) Administrative Design Review. Administrative Design Review before the Community Development Director or designee shall be required for the following projects and as set forth below:
(a) The following projects are subject to the administrative design review process. For avoidance of doubt, the
administrative design review process shall not be used for improvements that are on a lot within an environmentally sensitive area (unless a licensed professional has determined, subject to peer review, that the proposed development does not impact the environmentally sensitive area); such
improvements are subject to design review under (B)(1). (i) Landscaping of any vegetation, plants, bushes, or
trees within the buildable area that is sixteen feet or higher at maintained height when measured from the
ground elevation adjacent to the location of the
vegetation, plant, bush, or tree;
(ii) Landscaping of any vegetation, plants, bushes, or
trees in the rear or side yard at six feet or higher at maintained height and in the front yard at four feet or higher at maintained height when measured from the
ground elevation adjacent to the location of the
vegetation plant, bush, or tree;
(iii) Decks, slabs, or patios elevated more than three (3) feet above existing legal grade;
(iv) Minor alterations to historic resources consisting of replacement or modification of doors and windows;
the addition of first floor porches and decks; the
replacement of roofing material or building siding;
minor improvements to landscaping, hardscape,
walls, fences, arbors, and other landscape features;
and similar minor site or building alterations,
provided that any such alteration has been reviewed
for conformance with the Secretary of the Interior’s
Standards for the Treatment of Historic Properties
with Guidelines for Preserving, Rehabilitating,
Restoring, and Reconstructing Historic Buildings
(1995, Weeks and Grimmer), as amended from time
to time, as determined by the Community
Development Director, or other similar generally
accepted resource, as determined by the Community
Development Director;
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(v) Mechanical equipment, including, but not limited to, air conditioners and pool/spa equipment that do not
meet the requirements of Section 7.25.130(C);
(vi) Additional covered or tandem parking as specified in Section 25.52.012(G);
(vii) Decorative features such as fence posts, brick or stone columns which may extend up to twelve inches
above the maximum allowable height within the
front yard;
(viii) Revocable Encroachment Permits when not
associated with a project requiring a Design Review
Board or Planning Commission decision;
(ix) Re-roofing of buildings or structures which result in white or light colored roofs and which may result in
glare through the use of materials, such as asphalt
shingles or stainless steel, both at the determination
of the Community Development Director;
(x) Roof alterations to dimensions, square footage, or
roof pitch;
(xi) Detached fireplaces;
(xii) Skylights without operable automatic night shades; (xiii) Telecommunication facilities subject to the
provisions of Chapters 11.06 and 25.55 unless
otherwise exempt;
(xiv) Above-ground utility structures, which are four (4) feet or higher in height when measured from adjacent
ground elevation;
(xv) Trash storage located within the front yard setback, screened from public view by a wall or fence at least
four feet in height and not impacting required access
for the property;
(xvi) Extensions of time for design review permits;
(xvii) Minor Capital Improvement project, which means a project undertaken by the City that may be reviewed
and approved administratively, based upon a
determination by the Community Development
Director, in consultation with other affected
17 -13- Ord. XXXX
department heads, that the project has been designed
and conditioned so as to result in minimal effects on
the environment or community, including the visual
or aesthetic environment. Typical examples of minor
capital improvement projects include, but are not
limited to the following:
(1) Alterations to existing facilities resulting in
exterior design changes;
(2) Roadway or trail extensions within existing
rights-of-way;
(3) Replacement or renovation of damaged
facilities or structures resulting in exterior
design changes;
(4) Small additions to existing structures
resulting in exterior design changes;
(5) Construction or demolition of small
structures resulting in site or building design
changes; and
(6) Slope and wall repair for public
infrastructure.
(b) The Community Development Director may waive the
requirement for a public hearing on a design review permit for the projects identified in Section 25.05.040(B)(3)(a), when no other entitlement is required, if all of the following occur:
(i) Notice is mailed or delivered to all persons and
agencies required to be notified Section 25.05.065.
The notice shall contain all of the information
required in Section 25.05.065. In addition, the notice
of waiver of public hearing for the pending action
shall contain all of the following:
(1) A statement that a public hearing will be held
upon the written request of any person
provided that such request is received by the
Department within fifteen (15) working days
from the date of sending the notice;
(2) The date of the notice;
18 -14- Ord. XXXX
(3) A statement that the project is appealable to
the City Council;
(4) The final date to submit a request for a
hearing;
(5) The date the design review permit will be
granted if there is no hearing;
(6) A project description and a statement of why
the project qualifies for a waived public
hearing;
(7) A statement that failure by a person to request
a public hearing may result in the loss of that
person's ability to appeal to the City Council
any action taken by the City on such design
review application;
(8) A statement that the project plans are
available at the Community Development
Department for inspection during normal
operating hours of the City.
(ii) Publication of Notice. The City shall publish a notice to issue administrative design review permit not
requiring a public hearing one time at least ten days
before the end of the public comment period. Such
notices shall contain all the information required in
subsections (B)(3)(b)(i)(1) through (B)(3)(b)(a)(8)
of this section above and Section 25.07.014. Such
notices shall be published online on the City's
website or in a newspaper with general circulation in
the City.
(iii) If no request for public hearing is received by the Community Development Department within fifteen
(15) working days from the date of sending the notice
pursuant to subsection (B)(3)(v)(ii) of this section,
the permit is deemed approved.
(iv) An appeal of a decision on an administrative design review application is subject to the provisions of
Section 25.05.070.
(c) Upon receipt of a request for a hearing, or in the Community Development Director’s discretion not to waive the public hearing requirement, the Community Development
Department shall schedule the matter for a public hearing 19 -15- Ord. XXXX
and issue notice of such hearing consistent with the
provisions of Section 25.05.065 and shall be subject to the following process:
(i) Staking Requirements for Administrative Design
Review. All floor area additions and roof alterations
shall be staked. If the Director of Community
Development or his or her designee otherwise
determines that a project should be staked, the
staking requirements of subsections (C)(2) of this
section shall be followed, except that the
construction and certification of the staking shall be
completed at least 14 calendar days prior to the
public hearing.
(ii) Deliberation and Action on Administrative Design
Review Applications. The Director of Community
Development or his or her designee shall conduct a
public hearing for the designated administrative
design review projects. After consideration of all
testimony and evidence presented at the public
hearing and the Design Review Findings specified in
subsection (I) of this section, the Director of
Community Development or his or her designee shall
either approve, conditionally approve, or deny the
application in writing. An appeal of a decision on an
administrative design review application is subject to
the provisions of Section 25.05.070, and Section
25.07.016 when a coastal development permit is
required.
(C) Application. Application for design review shall be made by a property owner or authorized agent. Applications shall contain such information as prescribed by the Director of Community Development.
(1) Early Neighbor Communication. The applicant shall communicate with owners of property within 300 feet of the applicant's property notifying them of the proposed project. Such communication should take place prior to deciding on a final design to help resolve potential conflicts. Communication efforts shall include notification mailed to all property owners within 300 feet of the applicant's property.
The noticing must be prepared and mailed by a professional listing service. Certification to the accuracy, completeness of the list, and date the notice was mailed is required to be provided by the company, along with a copy of the materials sent. Early neighbor communication must be completed prior to being scheduled for a hearing date. The following information shall be included in the early neighbor notification notice:
20 -16- Ord. XXXX
(a) Applicant contact information.
(b) Location of the proposed project.
(c) A description of the proposed project.
(d) Information on how to participate in the design review process.
(2) Staking Requirements.
(a) A staking plan shall be prepared as specified on the most current zoning and design review submittal checklist.
Staking poles and connecting ribbons, which accurately
represent the full extent of the proposed structure, including decks and eaves, shall be constructed at least 21 calendar days prior to the first public hearing. At least 21 calendar days prior to the first public hearing, the location and height of the staking poles must be certified as accurate by a registered land surveyor or registered civil engineer licensed to conduct land surveys in the State of California. If
complete and certified project staking is not in place at least 21 calendar days prior to the first Design Review Board or Planning Commission public hearing date or 14 calendar
days prior to the administrative design review public
hearing, the project shall be continued to a later date. Neither the applicant, a relative of the applicant, nor any other person possessing a financial interest in the property or the project may certify the location and height accuracy of the staking poles. If the project is modified during the design review process because of a view consideration, privacy or other concerns that the design review authority determines is necessary to restake, the project shall be re-staked and recertified at least 14 calendar days prior to any subsequent public hearing.
(b) Staking poles shall be removed by the applicant within 20 calendar days after the final decision on the design review application. The applicant's failure to remove the staking poles within the prescribed time period shall result in any remedies at law, including but not limited to code
enforcement remedies.
(3) Biological Report Requirements. Prior to deliberation and action on a design review application, the applicant shall submit a biological report that is prepared by a professional in the fields of wildlife biology or botany for any proposal to clear native vegetation on undeveloped parcels that are located within or adjacent to areas 21 -17- Ord. XXXX
designated high or very high value on the city's biological values maps and any other areas that contain environmentally sensitive habitat resources except for annual weed abatement and approved fuel modification programs.
(4) Fire Safety Standards Review. Prior to deliberation and action on a design review application for new construction and major remodels, the Fire Department or Building Division of the Community Development Department, as applicable, shall serve as the review authority for purposes of reviewing and approving or conditionally approving applications, including proposed fuel modification programs. Fuel modification programs or Alternative Materials and Methods (AM&Ms) requests, when determined necessary by the applicable review authority, are required for any parcel having an "FM"—Fuel Modification designation or Very High Fire Hazard Severity Zone on the City's Geographic Information Mapping system. The Cal Fire-designated Very High Fire Hazard Severity Zone is an overlay zone, and does not change the underlying zoning of Title 25. The review authority’s conditions of approval relating to public safety may not subsequently be modified by the design review authority without the review and approval of the Fire Department or Building Division of the Community Development Department, as applicable.
(D) Filing Fee. Prior to accepting an application, the Department of Community Development shall charge and collect a filing fee as determined by resolution of the City Council.
(E) Public Notice. Public notice shall be subject to the provisions of Section
25.05.065, except that if a Coastal Development Permit is required pursuant to Chapter 25.07, noticing for that type of permit shall instead be carried out through the public notice provisions of Section 25.07.014. (F) Deliberation and Action on Applications.
(1) The authorities responsible for reviewing and making decisions on design review applications under Section 25.05.040(B)(1) are as follows:
(i) The design review board shall conduct a noticed
public hearing on design review applications for all
single-family or two-family developments, including
associated public right-of-way improvements.
(ii) The planning commission shall conduct a noticed
public hearing on all other design review
applications, including but not limited to: residential development of three-families or more, all projects
22 -18- Ord. XXXX
located in the downtown specific plan area, all nonresidential development, public works projects, and projects for which the planning commission is the
primary discretionary review authority, such as
approval of a conditional use permit.
(2) Upon the conclusion of the public hearing on a design review application, and the consideration of all testimony and evidence presented at the public hearing, the approval authority shall approve, conditionally approve or deny the application. Determinations of design review applications shall be by majority vote of the voting members of the approval authority present.
(3) The approval, conditional approval, or denial of design review applications by the approval authority shall be based upon the design review findings set forth in subsection (I) this section. Additional findings and review criteria are specified in Section 25.07.012(F) and (G) when an associated Coastal Development Permit is required. Additional review criteria contained in specific plans and/or zoning overlays shall apply to projects located in areas covered by any such specific plans and/or zoning overlays. (4) The approval, conditional approval or denial of design review applications by the approval authority shall be accompanied by written findings correlated with the design review findings set forth in subsection (I). Section 25.07.012(G) requires written findings to be made when approving or conditionally approving an associated Coastal Development Permit.
(5) Written notice of the approval, conditional approval or denial of design review applications shall be provided to the applicant or authorized agent within 14 calendar days of the date of the decision of the approval authority.
(6) Landscaping Conditions. The approval authority shall condition all landscaping approvals with maintained growth height limits for all vegetation that potentially impacts views. The landscaping shall be installed in accordance with the approved landscape plans.
Thereafter, the landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, unless such plans are subsequently modified pursuant to Section 25.05.060. Certain landscaping is subject to zone clearance pursuant to subsection (B)(2) of this section and must be maintained at approved heights.
(7) Applications for design review approval constitute applications for a "permit" as that term currently is used in California Government Code Section 65009(c)(1), and as hereafter may be amended. 23 -19- Ord. XXXX
(G) Design Guidelines. "Design Guidelines" is a publication that has been developed by the City to assist designers in understanding the Design Review criteria. These guidelines complement the zoning regulations provided for in this Title by providing conceptual examples of potential design solutions and design interpretations. The guidelines are general and may be utilized with flexibility in their application to specific projects. (H) Design Review Criteria. The design review criteria are as follows:
(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.
(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.
(3) 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 except when necessary to balance other design review criteria. (4) 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. (5) Historic Preservation. Destruction, alteration, or other actions pertaining to historic resources must be consistent with Chapter
25.45. (6) 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.
(7) 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. 24 -20- Ord. XXXX
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.
(8) 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.
(9) Pedestrian Orientation. Commercial and mixed-use with commercial development design shall maintain, to the maximum extent possible, the existing pedestrian orientation and improve upon it, when feasible. Design techniques that support a pedestrian orientation may include articulated building masses, frequent building entrances, display windows near the sidewalk, outdoor activity spaces, and appropriate use of landscaping and lighting.
Blank walls should be avoided, to the maximum extent feasible.
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 to the extent feasible.
(10) 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.
(11) 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. View equity is intended to balance preservation of views with the right to develop property.
(I) Design Review Findings. In order to approve a design review permit application, the reviewing authority shall make all of the following findings:
(1) The proposed design of the project complies with all applicable provisions of the Laguna Beach Municipal Code; and
(2) The physical improvements and site developments are designed and located in a manner that achieves consistency with the design review criteria specified in Section 25.05.040(H).
25 -21- Ord. XXXX
(J) Appeals. Appeals of the design review authority are subject to the provisions of Section 25.05.070, and Section 25.07.016 when a Coastal Development Permit is required.
(K) Effective Date/Expiration Date.
(1) A Design Review decision shall become effective 14 calendar days after the date of the decision, unless appealed to the City Council. (2) Design Review approval shall lapse and become void two years following the effective date if the privileges authorized by design review 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.
(3) The Director of Community Development or his or her designee may grant approval, through the administrative design review process, a two-year extension of time and, after that initial extension of time, a final one-year extension of time. Such time extensions shall be requested in writing by the applicant or authorized agent prior to the expiration of the beginning two-year approval period or a subsequently approved extension of time.
(4) Extension of Time Findings. An extension of time of the beginning two-year approval period may be granted by through the
administrative design review process, if each of the following findings can be made:
(a) The zoning codes or standards applicable to the
circumstances of the originally approved design review have not materially changed; and
(b) The neighborhood character has not changed so as to be materially inconsistent with the findings made when design review was originally approved.
(L) Reapplication Waiting Period. After denial of a project, no application for a project located on the same parcel or building site may be filed or accepted for filing for six months.
SECTION 4. Code Amendment. Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to add Section 25.05.045 (Zone Clearance) to read as follows:
Section 25.05.045 (Zone Clearance)
(A) Purpose. Zoning clearance is the procedure used by the City to verify that a proposed use or structure complies with the activities allowed in the applicable 26 -22- Ord. XXXX
zoning district and the development standards and other provisions of this Zoning Code.
(B) Applicability. Where this Zoning Code requires a zoning clearance as a prerequisite to establishing a use or structure, a zoning clearance shall be required at the time of the Department’s review of any of the following:
(1) Initiation of a Use. A zoning clearance shall be obtained before the initiation or commencement of any use of land not requiring the construction of a structure.
(2) Change of Use. Whenever a use is proposed to be changed or intensified, whether or not the new or intensified use involves a new lessee, operator, or owner, a zoning clearance shall be obtained.
(3) Building Permit, Grading Permit, or Other Construction Permit. A zoning clearance shall be obtained before the City issues a new or modified building permit, grading permit, or other construction-related permit required for the alteration, construction, modification, moving, or reconstruction of any structure.
(C) Review and Approval
(1) The Community Development Department shall issue the zoning clearance after first determining that the request complies with all Zoning Code provisions and other adopted criteria and policies applicable to the proposed use or structure.
(2) An approval may be in the form of a stamp, signature, or other official notation on approved plans, a letter to the applicant, or other certification, at the discretion of the Community Development Director. (3) Appeals. The Department’s action on a zone clearance request may be appealed to the City Council in compliance with Section 25.05.070, unless said zoning clearance is for ministerial approval in which case the Director is the final review authority.
SECTION 5. Code Amendment. Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to add Section 25.05.060 (Subsequent Modification to Approved Permits) to read as follows:
Section 25.05.060 (Subsequent Modification to Approved Permits). (A) Subsequent Modification to Coastal Development Permits. 27 -23- Ord. XXXX
(1) After a coastal development permit has been approved, modification of the approved plans and/or any conditions imposed, including additions or deletions, are subject to review in accordance with Chapter 25.07 (Coastal Development Permits), including Section
25.07.012(I) and Section 25.07.016(C).
(B) Subsequent Modification to Other Approved Permits.
(1) Development or a use authorized through an administrative use permit, variance, conditional use permit, temporary use permit, and design review permit issued by the City in compliance with the City’s Code shall be established only as approved by the review authority, and in compliance with any conditions of approval, except where a change to the project is approved in compliance with this section.
(2) Application. An applicant shall request a proposed change in writing and shall also furnish appropriate supporting information and materials explaining the reasons for the request.
(3) Minor Changes Approved by the Community Development Director without a Public Hearing.
(i) The Community Development Director may authorize
minor changes to an approved permit without a public
hearing, where the Director first finds that the changes:
a. Are consistent with the requirements of the City’s
Zoning Code; and
b. Do not involve a feature of the project that was a
basis for findings for an exemption, negative
declaration, mitigated negative declaration, or
environmental impact report for the project; and
c. Do not involve a feature of the project that was
specifically addressed or was the subject of a
condition(s) of approval for the project or that was a
specific consideration by the applicable review
authority in the project approval; and
d. Do not result in an expansion or change in
operational characteristics of the use; and
e. Do not alter the facts in support of the findings
required by Section 25.07.012(G).
(ii) The Director may choose to refer any requested change to the original review authority for review and final action. 28 -24- Ord. XXXX
(C) Changes to Other Permits Approved by the City.
(1) Changes Approved by Original Review Authority. A proposed change that does not comply with the criteria identified in subsection (B)(3) of this section (Minor Changes Approved by the Director without a Public Hearing) may only be approved by the original review authority for the project through a new permit application filed and processed in compliance with the application provisions of Chapter 25.05.
(2) Conditions. If a proposed change is approved by the reviewing body, all terms and conditions of the original approval shall remain in effect, unless specifically removed or modified by the reviewing body. If a proposed change is denied by the reviewing body, the terms and conditions of the original permit shall remain in effect.
SECTION 6. Code Amendment. Subsection (C) of Section 25.05.065 (Public Notice) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
Section 25.05.065 Public Notice.
. . .
(C) Content of Public Hearing Notices. All public hearing notices that are mailed, posted or published for a proposed project shall contain the information listed below.
(1) Time, date, address and location of the hearing;
(2) Name of the approval authority holding the hearing; (3) A description of the proposed development and its proposed location; (4) The environmental determination;
(5) The name, title, telephone and email address of a staff contact person; (6) All case numbers for the proposed development related project case numbers, and project name, if any;
(7) The project applicant’s name;
(8) A statement, if applicable, of whether the proposed project is located within the coastal zone and appeal procedure; see the coastal development permit 29 -25- Ord. XXXX
noticing requirements specified in Section 25.07.014, and Section
25.07.020 for emergency coastal development permit.
SECTION 7. Code Amendment. Subdivision (E) of Section 25.05.065 (Public Notice) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
(E) Posting of Public Hearing Notices. Notice of a public hearing shall be posted in three public places within the City, including on the project site, not less than ten calendar days prior to the date of the public hearing for administrative use permit, conditional use permit, design review, general plan amendment (for specific property), heritage tree, revocation, rezone, street abandonment, subdivision (parcel or tentative tract map), temporary use permit (decided by the planning commission) and variance applications.
SECTION 8. Code Amendment. Section 25.05.070 (Appeals and Requests for Review of Decisions) is hereby repealed and replaced with the following:
Section 25.05.070 Appeals and Requests for Review.
(A) Purpose. It is the intent and purpose of this section to provide standardized procedures for appeals and requests for review with respect to planning and development applications and requests.
(B) Allowed Appeals.
(1) Community Development Director Decisions.
(i) Any decision by the Community Development Director or designee on a ministerial permit may be appealed to the Planning Commission or Design Review Board, as applicable, provided that the only allowed grounds for appeal shall be that the decision of the Community Development Director or designee has not complied with the applicable provisions of this Zoning Ordinance. Appeals of any determinations and requirements regarding coastal development permit processing, including exemptions, determinations relative to appealable development, etc. shall be as described in Chapter 25.07. (ii) Any decision by the Community Development Director or designee on a discretionary permit may be appealed to the Planning Commission or Design Review Board, as applicable. Appeals of any determinations and requirements regarding coastal development permit processing, including exemptions, determinations relative to appealable development, etc. shall be as described in Chapter 25.07. 30 -26- Ord. XXXX
(2) Planning Commission and Design Review Board Decisions. Any decision rendered by the Planning Commission and Design Review Board may be appealed to the City Council. Similarly, any decision rendered by a board, committee, or commission appointed by the City Council will be processed in the same manner as set forth herein for the Planning Commission and Design Review Board decisions. Appeals of any determinations and requirements regarding coastal development permit processing, including exemptions, determinations relative to appealable development, etc. shall be as described in Chapter 25.07.
(3) Requests for Review. On its own initiative, the City Council may review any decision rendered by the Community Development Director, Planning Commission, or Design Review Board as follows:
(i) Decision to Review
a. One Council member may initiate review of a Community Development Director or Planning Commission/Design
Review Board decision, respectively, by filing a written request with the City Clerk, within 14 calendar days after the date of the decision.
b. The Council shall consider the “request for review” at its next regularly scheduled meeting.
c. If the Council votes to review the decision, a subsequent review hearing shall be scheduled to consider the merits of the review. Either action shall require an affirmative
majority of the legislative body vote.
d. Where the City is the applicant or affected property owner, the City Manager may initiate proceedings for review of the decision or determination by written request to the City Clerk within 14 calendar days of the decision or
determination.
(ii) Applicant Notification. At the time the review body votes to initiate review, the applicant shall be informed of the aspects of the application and the decision that the review authority will consider. (iii) Notice of Hearing. Notice of the hearing shall be provided and the hearing shall be conducted in compliance with Section 25.05.065. (iv) A request for review shall not require any statement of reasons from the member(s) calling for review and therefore shall not represent support of or opposition to an application. No fee shall be required for a request for review. There shall be a presumption that the reason for the request is that the application may be of significant concern to the community or significant importance to the quality of life 31 -27- Ord. XXXX
within the community and/or applicable land use policies and regulations. There shall be no inference or implication of bias or prejudgment due to a request for review being filed.
(C) Filing and Processing of Appeals.
(1) Form of Appeal and Timing.
(i) Appeals, other than City Council review, shall be submitted in writing and filed with the Community Development Department or City Clerk, as applicable, on a City application form, within 14 calendar days after the date the decision is rendered by the Community Development Director or Planning Commission/Design Review Board.
(ii) Applications for appeals to the Planning Commission/Design Review Board and City Council shall include a statement specifying the basis for the appeal and the specific aspect of the decision being appealed.
(2) Filing Fees.
(i) Appeals shall be accompanied by the filing fee set by the City Council’s Fee Resolution when the application is filed with the Community Development Department or City Clerk, as applicable.
No appeal shall be accepted or deemed filed unless such payment is made.
(ii) Where more than one appeal is allowed, and if more than one appeal is filed, then following the filing expiration date for appeals, the City Clerk shall prorate the required appeal fee among the total number of appeals and refund the excess amount paid by each appellant. (iii) The Community Development Director is authorized to waive the filing fee for appeals upon a showing of good cause.
(3) Effect of Filing. The filing of an appeal in compliance with this Chapter shall have the effect of suspending the effective date of the decision being appealed, and no further actions or proceedings shall occur in reliance on the decision being appealed except as allowed by the outcome of the appeal. (4) Notice to Applicant. If the appellant is not the applicant, a copy of the appeal shall be provided to the applicant within seven days of its filing. (5) Report and Scheduling of Hearing. When an appeal has been filed, the Community Development Director shall prepare a report on the matter. The City shall schedule the matter, in its sole discretion, within ninety (90) days of the filed appeal, for consideration by the appropriate appeal body identified in Section 25.05.070(B). All appeals shall be considered during 32 -28- Ord. XXXX
public hearings with notice provided in compliance with subsection (C)(6).
The City may consolidate hearings on all timely filed appeal applications for the same project.
(6) Notice Requirements. Public notice of the hearing for the appeal or request for review shall be subject to the provisions of Section 25.05.065, except that the public notice for appeals of Coastal Development Permits shall be instead carried out through the public notice provisions of Section
25.07.014.
(7) Withdrawal of Appeal. Once filed, an appeal may only be withdrawn by a written request submitted to the Community Development Director, with the signatures of all persons who filed the appeal.
(D) Hearing on Appeal.
(1) Upon the hearing of an appeal, the Planning Commission/Design Review Board, shall conduct a de novo hearing on the underlying application but shall be limited to the grounds specifically stated in the notice of appeal, if an appeal was filed. The Planning Commission/Design Review Board shall exercise its independent judgment as to the evidence. Nevertheless, there shall be a presumption that the decision or determination made by the approval authority was reasonable, valid, and not an abuse of discretion; and the appellant, if there is one, shall have the burden of proof of demonstrating otherwise by a preponderance of the evidence, including plans, presented. Abuse of discretion is established when (a) the agency has not proceeded in the manner required by law; (b) the order or decision is not supported by the findings; (c) the findings are not supported by evidence.
(2) Upon the hearing of an appeal or request for review, the City Council shall conduct a de novo hearing on the underlying application but shall be limited to the grounds specifically stated in the notice of appeal, if an appeal was filed. The City Council shall exercise its independent judgment as to such evidence. Nevertheless, there shall be a presumption that the decision or determination made by the approval authority was reasonable, valid, and not an abuse of discretion; and the appellant, if there is one, shall have the burden of proof of demonstrating otherwise by a preponderance of the evidence, including plans, presented. Abuse of discretion is established when (a) the agency has not proceeded in the manner required by law; (b) the order or decision is not supported by the findings; (c) the findings are not supported by evidence.
(3) Hearings are subject to the provisions of Section 25.07.016 when a coastal development permit is required.
(E) Action on Appeal.
33 -29- Ord. XXXX
(1) At the hearing, the appeal body shall conclude the proceedings with one of the following actions.
(i) Affirmation or Reversal. The appeal body may, by resolution, affirm, affirm in part and reverse in part, or reverse the action that is the subject of the appeal.
(ii) Additional Conditions. When reviewing an appeal, the appeal body may adopt additional conditions of approval involving or related to the subject matter of the appeal.
(iii) Remand. The City Council may, but shall not be required to, remand the matter back to the Planning Commission/Design Review Board, as applicable, for further consideration.
(2) Deadlocked Vote.
(i) By Planning Commission/Design Review Board. In the event an appeal from an action of the Community Development Director results in a deadlocked vote by the Planning Commission/Design Review Board, the determination, interpreting decision, judgment, or similar action, the appeal shall be forwarded to the City Council for the City Council’s proceedings on the appeal, as specified in this Section.
(ii) By City Council. In the event that an appeal from an action of the Planning Commission/Design Review Board results in a deadlocked vote by the City Council, the action of the Planning
Commission/Design Review Board (or Community Development Director), as appropriate, shall become final.
SECTION 9. Code Amendment. Chapter 25.07.006 (Definitions) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order of the existing list of definitions:
“Director of Community Development” and “Community Development Director” shall mean the Director of the Community Development Department at the City of Laguna Beach and his or her designee.
SECTION 10. Code Amendment. Subsection (B) of Section 25.07.008 (Exemptions) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby amended to as follows (additions shown in underline and deletion shown in strikethrough):
34 -30- Ord. XXXX
(B) Record of Exemptions. Consistent with Section 25.07.014(A) of this chapter, the Community Development Director shall maintain a record of all development within the coastal zone that were exempted from the requirements of the coastal development permit process. This record shall be available on the City's website.
The record of exemption shall include the name of the applicant, the location of the project, and a complete description of the project. For exemptions issued for development that is appealable to the Coastal Commission, the Community Development Director shall also provide notification to the Executive Director of the Coastal Commission of any record of exemptions within seven (7) calendar days of the exemption determination or issuance.
SECTION 11. Code Amendment. Section 25.07.012 (Procedures) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby amended to add Subdivisions (J) and (K) to read as follows:
(J) Subsequent Modification to Approved Coastal Development Permits. (1) Development or a use authorized through a coastal development permit issued by the City in compliance with the City’s certified Local Coastal Program shall be established only as approved by the review authority, and in compliance with any conditions of approval, except where a change to the project is approved in compliance with this section. (2) Application. An applicant shall request a proposed change in writing, and shall also furnish appropriate supporting information and materials explaining the reasons for the request.
(3) Minor Changes Approved by the Community Development Director without a Public Hearing.
(i) The Community Development Director may authorize minor changes to an approved coastal development permit without a public hearing, where the Director first finds that the changes:
a. Are consistent with the requirements of the certified Local Coastal Program; and
b. Do not involve a feature of the project that was a basis for findings for an exemption, negative declaration, mitigated negative declaration, or environmental impact report for the project; and
c. Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval; and 35 -31- Ord. XXXX
d. Do not result in an expansion or change in operational characteristics of the use; and
e. Do not alter the facts in support of the findings required by Section 25.07.012(G).
(ii) The Director may choose to refer any requested change to the original review authority for review and final action.
(4) Changes to Coastal Development Permits Approved by the City. (i) Changes Approved by Original Review Authority. A proposed change that does not comply with the criteria identified in subsection (J)(3) of this section (Minor Changes Approved by the Director without a Public Hearing) may only be approved by the original review authority for the project through a new permit application filed and processed in compliance with the application provisions of Chapter 25.07 (Coastal Development Review Procedures)
(ii) Conditions. If a proposed change is approved by the reviewing body, all terms and conditions of the original approval shall remain in effect, unless specifically removed or modified by the reviewing body. If a proposed change is denied by the reviewing body, the terms and conditions of the original permit shall remain in effect. (5) Amendments to Coastal Development Permits Approved by the Coastal Commission. Amendments to coastal development permits approved by the Coastal Commission within an area where the Coastal Commission continues to exercise original permit jurisdiction shall not be processed by the City and instead shall be processed by the Coastal Commission. (K) Staking Requirements.
(1) A staking plan shall be prepared as specified on the most current zoning and coastal development permit submittal checklist. Staking poles and connecting ribbons, which accurately represent the full extent of the proposed structure, including decks and eaves, shall be constructed at least 21 calendar days prior to the first public hearing. At least 21 calendar days prior to the first public hearing, the location and height of the staking poles must be certified as accurate by a registered land surveyor or registered civil engineer licensed to conduct land surveys in the State of California. If complete and certified project staking is not in place as required, the project shall be continued to a later date. Neither the applicant, a relative of the applicant, nor any other person possessing a financial interest in the property or the project may certify the location and height accuracy of the staking poles. If the project is modified during the review process and the reviewing body determines it is necessary to restake, the project shall be restaked and re-certified at least 14 calendar days prior to any subsequent public hearing.
36 -32- Ord. XXXX
(2) Staking poles shall be removed by the applicant within 20 calendar days after the final project decision. The applicant's failure to remove the staking poles within the prescribed time period shall result in any remedies at law, including but not limited to code enforcement remedies.
SECTION 12. Code Amendment. Section 25.07.026 (Local Coastal Program amendments) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby repealed and replaced with the following:
(A) Purpose and Intent. The City Council may amend the Local Coastal Program when required by public necessity, convenience, and general welfare or protection of coastal resources, or where required by specific policies in the Local Coastal Program by following the procedure specified in this Chapter. For purposes of this Section, amendments of a certified Local Coastal Program includes, but is not limited to, any action by the City that authorizes the use of a parcel of land other than a use that is designated in the certified local coastal program as a permitted use of the parcel, except for temporary uses as defined in Section 25.05.035. Such amendments will not take effect until effectively certified by the Coastal Commission.
(B) Application
(1) Proposals
(a) Initiation. An amendment to the Local Coastal Program may be initiated by:
(i) Resolution of Intention of the City Council;
(ii) Property owners, or their duly authorized agents, by filing a complete and verified application with the Community
Development Department for amendments to the LCP
involving their property.
(iii) Any person authorized to undertake a public works project or proposing an energy facility development may request to amend the local coastal program, if the purpose of the
proposed amendment is to meet public needs of an area
greater than that included within such certified local coastal program that had not been anticipated by the person making the request at the time the local coastal program was before the Coastal Commission for certification.
(b) Contents of Amendment Applications. The amendment application shall include:
37 -33- Ord. XXXX
(i) All policies, plans, standards, objectives, diagrams, drawings, maps, photographs, and supplementary data
related to the amendment in sufficient detail to allow review for conformity with the requirements of the Coastal Act.
Written documents should be readily reproducible. An
amendment application may also need to include, where
applicable, a readily identifiable public access component as set forth in California Code of Regulations Section 13512. (ii) The application shall be accompanied by a map drawn to scale showing the location of the property concerned and the location of all highways, streets and alleys, public easements or Offers to Dedicate Public Easements and all lots and parcels of land within a distance of five hundred feet from the exterior boundaries of the property involved. The
accuracy of such map shall be the responsibility of the applicant.
(iii) A discussion of the amendment's relationship to and effect on the other sections of the certified LCP.
(iv) An analysis that meets the requirements of California Code of Regulations Section 13511 that demonstrates conformity with the requirements of Chapter 6 of the Coastal Act.
(v) Any environmental review documents, pursuant to CEQA, required for all or any portion of the amendment to the LCP. (vi) An indication of the zoning measures or implementation that will be used to carry out the amendment (unless submitted at the same time as the amendment to the Local Coastal
Program).
(c) Any application made pursuant to Paragraph (B)(1)(a)(ii) and (iii), above, shall be in writing and signed and verified by the owner of the land involved or by his authorized agent. If a person other than the owner makes the application, written authorization to act on behalf of the owner shall be submitted with such application. The application shall show or be accompanied by the legal description of the property for which the amendment is requested, and the street address or addresses, if any, or other common description of the premises.
(2) Review of Filing. An amendment to a certified LCP together with all necessary attachments and exhibits shall be deemed "submitted" after having been received and found by the Community Development Director to be in proper order and legally adequate to comply with this Section. The Community Development Director shall cause a date of receipt stamp to be 38 -34- Ord. XXXX
affixed to all LCP submissions on the day they are so received and a stamp of the date of submittal on the day they are found to be properly submitted. (C) LCP Amendment Hearing and Notice. Upon receipt in proper form of an LCP amendment application, or upon receipt of a Resolution of Intention from the City Council, the Community Development Department shall set a public hearing before the Planning Commission.
(1) Notice of Public Hearings. Notice of public hearings shall be given at least ten (10) days prior to the hearing. Such notice shall state the nature of the proposed change, location of the affected area, and the time(s) and place(s) of the scheduled hearing(s) and for accepting comments on the proposed amendment.
(a) For Amendments to LCP, the notice shall be provided as follows:
(i) By mail to all of the following parties:
(1) Any member of the public who has so requested;
(2) Each local government contiguous with the area that is the subject of the Amendment;
(3) Local governments, special districts, or port or
harbor districts that could be directly affected by or
whose development plans should be considered in
the Amendment;
(4) Regional, state and federal agencies that may have an interest in or be affected by the amendment;
(5) Local libraries and media;
(6) The Coastal Commission.
(7) Any reference in this subchapter to "interested
parties" or "public agency" shall include the
aforementioned persons or groups.
(ii) By posting the draft amendment to the City’s website in a format that can be downloadable.
(iii) By placing a display advertisement of at least one-fourth page in newspaper having the greatest circulation within the area affected by the proposed action.
(b) Following a public hearing, the Planning Commission shall recommend approval, modification, or denial of the proposed amendment to the City Council. The recommendation shall be by 39 -35- Ord. XXXX
resolution carried by the affirmative vote of not less than the majority of the entire Commission. It shall be transmitted to the City Council within forty (40) days after the rendering of a decision. Such decision is final and conclusive and may not be reconsidered except upon referral by the City Council.
(2) Council Hearing and Notice. After receipt of the Planning Commission's recommendation, the City Council shall hold a public hearing and shall give notice in the same manner as required for the Planning Commission in this Section above.
(3) Council Decision. After the required hearing, the City Council shall take actions on the Amendment by resolution or ordinance, as applicable, to either approve, modify, or deny the proposed amendments. (D) Required Findings. Before approval of any LCP Amendment, the City Council must make the finding that such amendment meets the requirements of, and is in conformity with, the LCP and the policies of Chapter 3 the California Coastal Act. (E) Certification of Local Coastal Program Amendments.
(1) Submittal to Coastal Commission. Any amendment approved by the City shall be submitted to the Coastal Commission in accordance with Sections 30510, 30512, 30513 and 30514 of the Public Resources Code and Sections 13551 and 13552 of the California Code of Regulations.
(2) Effective Certification. An amendment to the Commission-certified Local Coastal Program shall not become effective after City Council adoption until the amendment is submitted pursuant to the requirements of Section 13551 et seq. of the California Code of Regulations and is effectively certified by the California Coastal Commission pursuant to the requirements of Section 13544 et seq. of the California Code of Regulations. (3) Amendments Pursuant to PRC 30515 (Public Works Project or Energy Facility Development). LCP Amendments approved by the Coastal Commission pursuant to Public Resources Code Section 30515 shall be effectively certified upon final action by the Coastal Commission.
SECTION 13. Code Amendment. Section 25.08.010 (Words beginning with “E.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order:
“Environmentally Sensitive Area” means any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem and which could be easily disturbed or degraded by human activities and developments. “Environmentally Sensitive Area” includes slopes of 30% or greater and 40 -36- Ord. XXXX
areas designated as an “Environmentally Sensitive Area” on a map adopted by resolution of the City Council.
SECTION 14. Code Amendment. Section 25.08.018 (Words beginning with “I.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order:
“Improvement” means any building, structure, feature, or object constituting a physical addition to real property or a structure on real property, or any part of such addition.
Improvements include the construction of streets and all related appurtenances bridges, utilities, pedestrian ways, bikeways, trails, or landscaping and irrigation in connection with an approved development or public works project, whether involving the subdivision of land or not.
SECTION 15. Code Amendment. Section 25.08.022 (Words beginning with “L.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definitions in alphabetical order:
“Landscaping” means an area devoted to or developed and maintained with native or exotic plantings, lawn, groundcover, gardens, trees, shrubs, and other plant materials, and associated decorative outdoor landscape elements.
“Landscape plans” means plans prepared to depict proposed landscaping and irrigation on a development site, which include a planting plan and an irrigation plan drawn to the same scale as the grading plan, that clearly and accurately identify specified plants, irrigation layout equipment, finish grades and drainage, specifications and construction details, plan sheet numbers, and drawing date of plans.
SECTION 16. Code Amendment. Subdivision (E)(1)(c) and (E)(1)(d) of Section
25.10.008 (Property development standards) of Chapter 25.10 (R-1 Residential Low Density Zone) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(E) Yards
. . .
(1) General Provisions
41 -37- Ord. XXXX
. . .
(c) The maximum lot area which may be occupied by habitable enclosed building space and covered off-street parking shall depend on lot size. For lots four thousand square feet and under, site coverage shall not exceed forty-four percent; for lots greater than four thousand square feet and less than eight thousand square feet, the maximum site coverage shall be calculated using the formula below; and for lots eight thousand square feet and over, site coverage shall not exceed thirty-five percent. The maximum site coverage percentage permissible on any residential lot shall be calculated using the following formula:
Building Site Coverage (%) = 35 + (8,000-A) x 9
4,000
Where A = lot area (square feet)
For example, if the lot area is six thousand six hundred twenty-five square feet, the maximum allowable building site coverage would be calculated as follows:
Lot Area (A) = 6.625 square feet
Building Site Coverage (%) = 35 + (8,000-A) x 9
4,000
= 35 + (1,375) x 9
4,000
= 35 + 3.094
BSC (%) = 38.09
(d) The Design Review Board is authorized to modify the building site coverage requirement identified in subsection 25.10.008(E)(4)(c), above, upon a finding that shall only be modified by the design review board when it is necessary to preserve views, preserve privacy, reduce heights, or to maintain neighborhood development patterns. In no event shall the Design Review Board modify such requirement by more than five percent. In no event shall the Design Review Board modify such requirement by more than five percent.
SECTION 17. Code Amendment. Subdivision (E)(3)(a)(2) of Section 25.10.008 (Property Development Standards) of Chapter 25.10 (R-1 Residential Low Density Zone) in Title 42 -38- Ord. XXXX
25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(E) Yards
. . .
(3) Side Yard.
(a) The width of each side yard shall be not less than ten percent of the average lot width, but in no case less than three feet; except that when the average lot width is forty feet or greater, no side yard shall be less than four feet.
. . .
2) Side yards shall not be used for accessory buildings, clotheslines, air conditioning or pool equipment, the storage of trailers, boats, campers or other materials, or the regular or constant parking of automobiles or other vehicles, except for the required additional parking space when approved by the Design Review Board in accordance with Section 25.52.012(f).
SECTION 18. Code Amendment. Sections 25.15.002 (Intent and Purpose) and
25.15.004 (Design Criteria) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) in Title 25 (Zoning) are hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with re-numbering and re-lettering to occur in numerical and alphabetical order:
Section 25.15.002 (Intent and Purpose)
The intent and purpose of this zone is to allow for low-intensity, residential development that addresses concerns for public health and safety and promotes the design criteria set forth in Section
25.15.004. All new development in this zone shall be sensitive to the hillside terrain and to the environmental constraints and shall provide for the conservation of existing natural open space lands, unique landforms, scenic hillsides and sensitive biological habitats. These environmental constraints include potential danger from fire, slope failure and erosion, as well as the difficulty of emergency evacuation. Protection of the physical environment, public views and aesthetic qualities associated with undeveloped lands is of critical concern in this zone. Low-intensity agricultural uses and passive, recreational uses are also appropriate for this zone.
Section 25.15.004 (Design Criteria Standards)
43 -39- Ord. XXXX
The area included in the residential/hillside protection zone encompasses a substantial amount of the city's undeveloped hillsides. Not only does this land incorporate some of the most undisturbed physical environments in the city, it also supports many environmentally sensitive habitats. These included rare species of flora or fauna, significant watercourses, ridgelines and unique landforms such as rock outcroppings and caves. In addition, land within this zone typically contains physical conditions such as steep topography and geologically sensitive areas which amplify the environmental and safety concerns of this zoning district.
The following design criteria standards have been established to help ensure that future development proposals take the proper steps to avoid adverse impacts on these unique resources.
In addition, all development proposals shall be subject to the zoning standards and design review procedures of this chapter and shall be strictly evaluated for conformance with the city's general plan, with particular emphasis on the open space and conservation element. As part of the environmental review process for any project, the city shall require detailed environmental studies to identify specific impacts, measures to avoid those impacts and, when allowable impacts are unavoidable, the necessary mitigation measures.
(A) To ensure compliance with the applicable General Plan policies, aAll development proposals shall be subject to the following standardscriteria :
(1) Building Site. Development Buildings and other improvements should be located on a slopes of less than thirty percentand shall be situated such that they do not adversely impact any environmentally sensitive areas, and should minimize impacts to ridgelines, geologic hazard areas and unique landforms.
(2) Mass and Scale. The height and scale of the building(s) should respect the natural surroundings and unique visual resources by incorporating designs which minimize bulk and mass, follow natural topography and minimize visual intrusion on the natural landscape.
(3) Building Size. In addition to the mass and scale of the residence, the total square footage shall also be maintained at a size compatible with the open space characteristics of the hillsides. Residential designs should blend in with the surroundings, while minimizing their prominence to public view.
As such, larger lots shall not necessarily enable the development of correspondingly larger homes.
(4) Architectural Style. The architectural style, including materials and colors, should be compatible with the natural setting by encouraging designs which blend in with the surroundings.
(5) Grading. Development proposals should minimize grading of hillside areas by encouraging designs which follow the natural grade while maintaining a building mass and scale that is sensitive to topography. (6) Landscaping. The proposal should maintain native vegetation to the greatest extent possible and should include the provision of additional native vegetation to mitigate potential visual impacts and erosion concerns 44 -40- Ord. XXXX
associated with the development proposal. Invasive plantings shall be prohibited.
(7) Fuel Modification. The development proposal should address the required fuel modification as part of the initial application and should integrate fuel modification provisions into the site plan in such a way as to minimize impact on existing native vegetation and areas of visual prominence.
Alternative means to thinning and/or removal of native vegetation for fire hazard management such as minimizing the building envelope, and/or siting of the structure(s) away from hazard areas, and/or use of fire retardant design and materials are preferred where feasible. The fuel modification plan shall be in compliance with all Fire Department fuel modification requirements, and may qualify as development requiring a coastal development permit that is subject to the provisions of Chapter 25.07, including instances when such a plan constitutes development that is not exempt pursuant to Section 25.07.008 because it would impact environmentally sensitive habitat areas.
SECTION 19. Code Amendment. Subsection J (Fences and Walls) of Section
25.15.010 (Property development standards) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(J) Fences and Walls. All fences and walls shall be subject to the provisions of Section 25.50.012 as well as the following standards:
(1) Except as provided for in subsection (2) below, any fencing shall be located within one hundred feet of the main dwelling. If no dwelling exists on the lot, a fence is not permitted.
(2) Requests for security or safety fences which are not addressed in the Building Code may be exempt from the provisions of
subsection (1) abovebelow, subject to design review board approval which includes a finding that the fence is necessary for the preservation of public health, safety and welfare.
SECTION 20. Code Amendment. Section 25.15.012 (Required findings) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) of Title 25 (Zoning) is hereby repealed.
SECTION 21. Code Amendment. Subsection B (Design Review) of Section
25.24.005 (Property development standards) of Chapter 25.24 (Lagunita Zone) of Title 25 45 -41- Ord. XXXX
(Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(B) Design Review.
(1) Intent and Purposes. The intent and purpose of this section is to establish design review standards and controls over private development in the Lagunita residential community. It is recognized that there are unique design aspects inherent in the Lagunita community that need to be preserved and enhanced, particularly with respect to preserving existing views and view corridors. The design criteria, as established herein, shall be utilized for all projects proposed within the Lagunita Zone. Prior to any discretionary review by the city, the Lagunita Community Association shall conduct its own project review. The Community Development Department shall notify the Association in writing when the City has received an application with reference to the submitted plans and with information that comments are due within thirty days of when the Community Development Department mails or otherwise sends the written communication to the Association. The Association will may submit a letter of comment to the city for its consideration within thirty days of when the Community Development Department mails or otherwise sends the written communication to the Association. The lack of the comment letter from the Association after the appropriate thirty day notice period afforded by the City will not prevent the City from proceeding with consideration, approval, or denial of the application prior to the design review board's review of the applicant's plans. The adoption of these design criteria will guide and ensure that all future growth contributes to preservation of the Lagunita community character.
SECTION 22. Code Amendment. Section 25.25.010 (Performance Standards/design criteria) of Chapter 25.25 (SLV, South Laguna Village Commercial Zone) in Title 25 (Zoning) is hereby repealed.
SECTION 23. Code Amendment. Section 25.28.040 (Design criteria) of Chapter
25.28 (Institutional Zone) of Title 25 (Zoning) is hereby repealed.
SECTION 24. Code Amendment. Section 25.35.070 (Design Review) of Chapter
25.35 (Specific Plan (Arch Beach Heights)) is hereby amended as follows (additions shown in 46 -42- Ord. XXXX
underline and deletion shown in strikethrough) with re-numbering and re-lettering to occur in numerical and alphabetical order:
Section 25.35.070 Design review.
(A) All new residences and accessory structures, and additions to existing residences and accessory structures, are subject to the design and review as per the zoning ordinance. The design review board shall be guided by the development standards set forth in Section 25.35.080 in addition to the normal design review criteria findings in Section 25.05.040.
(B) Design review shall be limited to those Projects requiring design review shall be subject to the standards set forth in Sections 25.35.080 and 25.40.005. Additional guidelines may be adopted by resolution of the city council, upon recommendation of the design review board, when such guidelines are deemed warranted. (C) In the event that a project is disapproved by the design review board, the design review board shall state in writing the subsections of Section 25.35.080 or
25.40.005, or the guidelines adopted by resolution of the city council, upon which such disapproval is based, and shall further state the reason disapproval of the project is justified by said subsections or guidelines.
SECTION 25. Code Amendment. Section 25.35.080 (Design Review development standards) of Chapter 25.35 (Specific Plan (Arch Beach Heights)) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with re-numbering and relettering to occur in numerical and alphabetical order:
(A) Intent and Purpose. It is the intent and purpose of this section to establish design review standards and controls over public and private development in the Arch Beach Heights Tract. It is recognized that the area has specific design constraints relating to its visibility from the city below, historic development pattern and potential for fire. In this respect, it is the declared intent of the city that this section shall serve the following purposes:
(1) To establish standards and policies that will promote and enhance quality design, site relationships, and other aesthetic considerations of development in the Arch Beach Heights Tract.
(2) To improve and augment the controls now included in ordinances related to planning and building in order to promote development which is in the best interest of the public safety and welfare.
47 -43- Ord. XXXX
(3) To recognize the interdependence of land values and aesthetics and to implement these standards in the best interest of the city. (B) Standards.
(1) All designs shall demonstrate an individuality of design, which should be achieved primarily through a manipulation of the volume of the structure rather than by means of nonessential architectural details. (2) While individuality of design should be achieved, the thrust should be scaling down rather than duplication of existing bulk and size of existing structures.
(3) Lot coverage shall not exceed that specified in the zoning ordinance for R1 development. (4) All designs shall limit areas of large blank walls by carefully planned windows, porches, and smaller volumes.
(5) Harsh boxlike structures, and structures which make extensive use of glossy surfaces, or strong, glaring colors, shall be avoided.
(6) On downhill homes, all designs shall avoid vertical repetitive detailing which adds to the illusion of height.
(7) All designs shall minimize roof penetration by grouping all plumbing vents and ducts together.
(8) All vents, gutters, downspouts, louvers, exposed flashings, and service doors shall be treated as architectural design elements, and shall be painted to coordinate with the color scheme of the structure.
(9) Roof decks should are not be permitted above the uppermost story, nor should parapets, walls, protective roof deck railings or stair enclosures exceed the roof height of the uppermost story, except as approved by design review.
(10) All exterior lighting should relate to the design of the structure, and the light emitted shall not adversely affect neighboring properties, exceed that reasonably necessary for security purposes, nor detract from the aesthetics of the property.
(11) All landscape plans shall address the functional aspects of landscaping such as drainage, erosion prevention, wind barriers, shade, sound absorption, dust abatement, and reduction of glare.
(12) Landscaping shall be used in front and rear yards to relieve solid, unbroken elevations and to soften continuous wall expanses.
48 -44- Ord. XXXX
(13) All designs shall incorporate the use of shrubbery and trees to reduce the appearance of height.
(14) The area between the underside of the building and finished grade should be completely enclosed, except as approved by design review. (15) There shall be provided a storage area for at least two garbage and trash containers, minimum forty-gallon capacity each, completely enclosed from view, easily accessible to the street. Such areas shall be protected by at least one-hour fire rating.
(16) A general storage area of at least four hundred cubic feet, completely enclosed from view, shall be provided within each garage or carport, except as approved by design review.
(17) All developments should seek to minimize the difference between the natural grade and the finished project height by such methods as split level or stepping down the building along with the grade.
SECTION 26. Code Amendment. Section 25.44.060 (Architectural design criteria) of Chapter 25.44 (Three Arch Bay Zone) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with re-numbering and relettering to occur in numerical and alphabetical order:
Section 25.44.060 Architectural design criteria Design Review Intent and Purpose. It is the intent and purpose of this section to establish design review standards and controls over private development in the Three Arch Bay residential community. It is recognized that there are unique design aspects inherent in the community appearance that need to be preserved and enhanced. These design criteria will be utilized for all projects in this zone reviewed by the city. Applicants should note that prior to city review, the Three Arch Bay Community Association will conduct its own plan review. The Association will submit a letter of comment to the city for its consideration and review prior to city approval of the applicant's plans.
The adoption of these design criteria will guide and ensure that all future growth contributes to a preservation of the community character. Applicants should note that prior to City review, the Three Arch Bay Community Association will conduct its own plan review. The Community Development Department shall notify the Association in writing when the City has received an application with reference to the submitted plans and with information that comments are due within thirty days of when the Community Development Department mails or otherwise sends the written communication to the Association. The Association may submit a letter of comment to the City for its consideration within thirty days of when the Community Development Department mails or otherwise sends the written communication to the Association. The lack of the comment letter from the Association after the appropriate thirty-day notice period afforded by the City will not prevent the City from proceeding with consideration, approval, or denial of the application. 49 -45- Ord. XXXX
In order to approve a design review permit, the City’s reviewing authority must make the following findings in addition to the findings at LBMC Section 25.05.040(I):
(A) While individuality of architectural style should be achieved, the design should conform to the established small-scale building character which is sensitive to existing topography and view preservation.
(B) All designs shall protect the privacy and views of neighboring properties especially in side and rear yard areas by providing architectural relief from large blank walls by proper placement of windows, porches, architectural pop-outs and other similar features.
(C) The minimum roof pitch on any building or structure shall be 3:12. Flat roofs and roof decks are prohibited.
(D) Roof-mounted solar collectors shall not be visible from any street view; the solar collector shall not exceed the ridge elevation of the roof. (E) All development shall strive to be compatible with surrounding homes and the community with respect to architectural character, style, scale, mass and color. (F) Walls and fences should tie directly to the main building, enclosing only active use areas. Both wood and wrought iron fencing can be used when the material and color are compatible with the main building.
(G) All landscape and hardscape plans shall address the functional aspects of landscaping such as drainage, erosion prevention, wind barrier, shade, sound absorption, dust abatement and reduction of glare.
(1) Landscaping, as required, shall be provided in accordance with the community design and landscape guidelines as adopted by Resolution No. 89-104 and as hereafter amended.
(2) All residential and landscaping design shall preserve surrounding views of the ocean and, whenever possible, utilize trees and other vegetation to complement this viewshed.
SECTION 27. Code Amendment. Section 25.44.050 (Property development standards) of Chapter 25.44 (Three Arch Bay Zone) in Title 25 (Zoning) is hereby amended to add subsection M (Roof Pitch) to read as follows:
(M) Roof Pitch. The minimum roof pitch on any building or structure shall be 3:12. Flat roofs and roof decks are prohibited.
50 -46- Ord. XXXX
SECTION 28. Code Amendment. Chapter 25.49 (Diamond/Crestview Specific Plan) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
Section 25.49.010 Intent and purpose.
The intent and purpose of this chapter is to establish a specific plan for the Diamond/Crestview area pursuant to the authority of California Government Code Sections 65450 et seq. It is recognized that there is a need for a comprehensive planning program to address the unique issues associated with the Diamond/Crestview area and that this need is best served through the establishment of a specific plan. The Diamond/Crestview Specific Plan contains goals, policies, and development standards and design guidelines.
Section 25.49.020 Description and application.
The specific plan covers a forty-one acre area of Tract 764 and is generally located west of Arch Beach Heights, north of the Loma Tract, east of Woods Cove and south of Bluebird Canyon. The physical boundaries of the specific plan area are delineated on Attachment D attached hereto.
Section 25.49.030 Development regulations.
All development regulations of the Diamond/Crestview Specific Plan area are contained within the text of the document. These regulations include goals, policies, and development standardsand design guidelines. All other ordinances and sections of the Laguna Beach Municipal Code shall also apply to the specific plan area, unless such standards are inconsistent with the provisions of the specific plan, in which case, the specific plan shall apply.
SECTION 29. Code Amendment. Section 25.45.004 (Definitions) of Chapter
25.45 (Historic Preservation) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
"Historic resource" means a property or structure that (1) is listed on the City's historic register, (2) is listed on the California Register of Historical Resources, (3) has been officially determined to be eligible for the California Register of Historical Resources by the State Historical Resource Commission, (4) is listed on the National Register of Historic Places, (5) has been officially determined to be eligible for the National Register of Historic Places by the National Park Service, or (6) the City is mandated by law to treat as a historic resource based on substantial evidence in light of the whole record. Generally, a resource shall be considered to be "historically significant" if the resource meets the criteria for listing on the California Register of Historical Resources. The absence of a fully executed and recorded written historic resource preservation agreement between a property owner and the City shall not, on its own, be considered conclusive evidence that the property is not listed on the City’s historic register. 51 -47- Ord. XXXX
SECTION 30. Code Amendment. Subsection B (Designation Procedures) of Section 25.45.006 (Historic register designation, criteria and procedures and removal from register) of Chapter 25.45 (Historic Preservation) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(B) Designation Procedures.
(1) The property owner shall complete the application for the proposed designation as a historic resource and inclusion on the register on a form provided by the department, include all information required and file the application with the department.
(2) The Heritage Committee will review the application for designation. In its consideration of placement on the register, the Heritage Committee may request additional information and plans for any future planned changes to the structure. There shall be no application fee for placement on the register. (3) Recordation of a written historic resource preservation agreement between the City and the property owner, acknowledging the owner's obligations and responsibilities to ensure preservation of the historic character of the resource shall be filed after the property is designated by the Heritage Committee for inclusion on the register. If the owner has applied for incentives, the recordation shall not occur until the owner's request, or the incentive has been acted upon. This agreement shall be recorded with the County and will apply to any subsequent owners. A property approved for the Register shall not be formally designated until the property owner executes the preservation agreement, and it is recorded with the County.
SECTION 31. Code Amendment. Subsection (A) of Section 25.45.008 (Incentives to properties on the city’s historic register) of Chapter 25.45 (Historic Preservation) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(A) Parking. The following benefits are subject to Design Review Board approval, except when a conditional use permit is required for the project, in which case the City Council Planning Commission shall be the final approval authority, with a recommendation from the Planning Commission.
52 -48- Ord. XXXX
SECTION 32. Code Amendment. Section 25.45.010 (Procedures for alteration of an historic resource) of Chapter 25.45 (Historic Preservation) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with renumbering and re-lettering to occur in numerical and alphabetical order:
(A) Review. Prior to the issuance of a building permit to remodel or alter any historic resource, City staff shall review the proposed changes to determine if the proposal is consistent with the design review criteria, the Secretary of the Interior's Standards (SOIS) or the City's Local Design Guidelines. Interior changes shall not be reviewed unless the changes will alter a character defining features of the historic resource or if the interior area is publicly accessible. (B) If the project is found to be consistent with the SOIS or the City's Local Design Guidelines, but otherwise requires design review pursuant to Section 25.05.040(B), the Heritage Committee shall make a recommendation to the approval authority prior to design review. Repair or replacement of existing materials with in-kind or historically appropriate materials, in the same location, does not require design review approval. Minor alterations may be subject to Section 25.05.040 (B)(3). (C) If staff believes the project is not consistent with the SOIS and/or the City's Local Design Guidelines, then after the appropriate environmental documentation has been prepared pursuant to CEQA, design review shall be required. The Heritage Committee shall make a recommendation to the approval authority prior to design review.
(D) Historic Resource Assessment Report. If an historic resource assessment has not been prepared for the property, the Heritage Committee or the design review authority may require that an historic resource assessment, paid for by the City, be prepared prior to the review of the project to evaluate the project impacts to the property.
(E) Environmental Determination. During its review, the design review authority will adopt the appropriate environmental determination pursuant to CEQA. An historic resource assessment may be required to evaluate a project's potential environmental impact. Projects that comply with the SOIS and the local design guidelines may be eligible for a categorical exemption.
(F) Pre-construction Meeting. Prior to the issuance of a building permit, a preconstruction meeting shall occur and shall consist of the property owner, contractor, inspector assigned to inspect the structure, a City staff member, the project architect/designer and historic monitor (if required). This meeting will be used to convey the obligations and responsibilities of the property owner and his or her contractors and architects in protecting and avoiding destruction of the identified historic fabric that is to be retained.
53 -49- Ord. XXXX
(A) Any action pertaining to a historic resource that qualifies for Administrative Design Review pursuant to Section 25.05.040(B)(3) may be approved administratively pursuant to the procedures set forth in that section, provided that such approval shall be based on finding that the proposed action is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995, Weeks and Grimmer), as amended from time to time, as determined by the Community Development Director, or other similar generally accepted resource, as determined by the Community Development Director, in addition to other required findings. Heritage Committee review and recommendation is not required on such minor alterations to historic resources.
(B) Major modifications, alterations, or other actions pertaining to historic resources that do not qualify for Administrative Design Review shall require approval of a design review permit pursuant to Section 25.05.040(B)(1). Before the project is scheduled before the Design Review Board or Planning Commission, as appropriate, the Heritage Committee must review the project and make a recommendation on the project.
(C) Historic Resource Assessment. To evaluate whether a property is a historic resource or whether a project has effects on a historic resource, the Community Development Director may require a historic resource assessment report as follows:
(1) The Community Development Director may require a historic resource assessment report, paid for by the City, be prepared prior to the review of the project to evaluate whether the property is a historic resource. (2) The Community Development Director may require a historic resource assessment report, paid for by the applicant, be prepared prior to the review of the project to evaluate the impacts of the project on the historic resource. (D) Pre-construction Meeting. Prior to the issuance of a building permit, a preconstruction meeting shall occur and shall consist of the property owner, contractor, inspector assigned to inspect the structure, a City staff member, the project architect/designer and historic monitor (if required). This meeting will be used to convey the obligations and responsibilities of the property owner and his or her contractors and architects in protecting and avoiding destruction of the identified historic fabric, as defined in California Code of Regulations, Title 14, Division 3, Chapter 11.5, Appendix A, as amended from time to time, that is to be retained.
SECTION 33. Code Amendment. Section 25.45.012 (Historic property disclosure) of Chapter 25.45 (Historic Preservation) of Title 25 (Zoning) shall be amended to read as follows:
Section 25.45.012 Historic property disclosure.
54 -50- Ord. XXXX
(A) Agent Disclosure. If a property has been included in the register, the owner of the property or the owner's representative shall, in any real property transaction, provide the buyer of the property with notice informing the buyer of the property's listing on the register. Distribution of a current Real Property Report issued pursuant to Section 14.76.090 of this code to the buyer shall satisfy the requirements of this subsection.
(B) Penalty. Any person who violates the provisions of subsection (A) of this section shall be subject to the penalties and remedies specified in Section 14.76.090 of this code.
SECTION 34. Code Amendment. Subsection (G) of Section 25.52.006 (Special provisions) of Chapter 25.52 (Parking Requirements) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(G) Incentives. The City Council Design Review Board or Planning Commission, as appropriate, 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, disabled, or senior housing project;
(2) 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
(3) 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 55 -51- Ord. XXXX
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.
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.
SECTION 35. Code Amendment. Subdivision (C) of Section 25.54.010 (Signs permitted on private property) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is repealed and replaced to read as follows:
(C) Lighting
(1) Method.
(a) Where not otherwise restricted, signs may be indirectly lighted. The lighting source shall be shielded in an appropriate manner to direct light only upon the sign and minimize glare and/or light spillage onto the public way or adjacent properties.
(b) Signs may not be internally illuminated unless the Planning Commission considers the application and is able to make all of the following required findings:
(i) The sign satisfies the design criteria set forth in Section
25.54.018(D);
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(ii) The sign does not appear mass-produced or generic but instead serves as a unique expression of the business;
(iii) The sign’s design, placement, and illumination ensures minimal to no adverse impacts on nearby properties,
including residential uses. The lighting design will not result in glare, excessive brightness, light spillover, or visual distraction.
(iv) The color and quality of illumination contribute to the design integrity of the sign and are consistent with the overall aesthetic of the building and surrounding area;
(v) All exposed conduit, junction boxes, and other electrical components are discreetly located or architecturally
integrated into the sign design to minimize their visibility and maintain a clean, finished appearance.
(c) High intensity discharge light sources including, but not limited to mercury vapor, metal halide, and high-pressure sodium, shall not be permitted.
(2) Luminance.
(a) The maximum allowable lighting intensity shall be based on the following table:
(b) Illumination of signs shall be measured with a light meter using appropriate methodology that ensures accurate luminance readings. (c) Notwithstanding the above Sign Luminance Standards, the Director of Community Development may order the dimming of all sign illumination determined to be excessively bright.
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SECTION 36. Code Amendment. Subdivision (D) of Section 25.54.010 (Signs permitted on private property) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(D) Master Sign Programs. A master sign program shall be submitted for review and approval in relation to new office or shopping center construction or substantial façade improvements of an existing office or shopping center, when either contain four or more businesses or uses prior to the issuance of any sign permits. (See the master sign program submittal requirements in Section 25.54.018(A).) In order to assure aesthetic compatibility, the approval authority Planning Commission may establish whatever conditions are deemed necessary to maintain appropriate design, continuity and harmony of the signage for the site.
SECTION 37. Code Amendment. Subdivision (E) of Section 25.54.016 (Prohibited signs) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(E) Excepting marquees and signs approved by the Planning Commission in accordance with Section 25.54.010(C), internally illuminated signs; SECTION 38. Code Amendment. Subdivisions (E), (F), and (G) of Section
25.54.018 (General Permit Procedures) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(E) Signs Eligible for Administrative Approval. Except for luminous tube signs, signs may be eligible for administrative review and approval by the director of community development, if they meet the following criteria. At the discretion of the director, such signs may be referred to the appropriate approval authority the Planning Commission for review. Eligible signs include:
(1) Signs in compliance with an approved master sign program; (2) Signs that meet all of the following conditions:
(a) The sign(s) must meet all applicable design standards as set forth in this chapter, including but not limited to Section 25.54.010 and Tables 1 and 2 at the end of this chapter;
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(b) The sign(s) shall must not cause the total signage to exceed the maximum allowable sign area for the site; and
(c) The letter or font height must shall not exceed eight fourteen inches. (3) Temporary signs which comply with the requirements of Section 25.54.020.
Temporary signs or temporary sign programs for city council approved special events are not eligible for administrative approval. (4) Replacement of signs previously authorized by a sign permit provided that the sign meets all applicable design standards as set forth in this chapter, including but not limited to Section 25.54.010 and Tables 1 and 2 at the end of this chapter.
(5) Signs that are not eligible for Administrative Approval shall be considered by the Planning Commission.
(F) Appeals of a Determination by the Community Development Director. Any person disagreeing with a determination of the Community Development Director or Planning Commission shall have the right to appeal in accordance with the appeal provisions in Section 25.05.070to the appropriate approval authority. The appeal must be filed within ten business days after such determination and shall be heard at the next regular meeting of the appropriate approval authority. (G) Creativity Encouraged. Except for the community development department director, the approval authority The Planning Commission may, at his or her its discretion, grant permits for signs not otherwise in conformance with this chapter up to a twenty-five percent increase in allowable sign area or height, if it finds the sign design to be extraordinarily creative and significantly contributing to the charm and character of Laguna Beach.
SECTION 39. Code Amendment. Subdivision (H) of Section 25.55.006 (Permits Required) of Chapter 25.55 (Wireless Communication Facilities) is hereby added to read as follows:
Section 25.55.006 (Permits Required)
In addition to the permit requirements described below, the permit requirements of Chapter 25.07 Coastal Development Permits remain applicable except when inconsistent with federal law. . . .
(H) Exemptions. Wireless Communications Facilities owned and operated by the City or other local or regional public agency do not require a permit under this Chapter.
Such exempt wireless communications facilities shall fully comply with other applicable requirements of the Laguna Beach Municipal Code. 59 -55- Ord. XXXX
SECTION 40. Code Amendment. Section 25.56.011 (Major Remodels) is hereby added to Chapter 25.56 (Nonconforming Buildings, Lots, and Uses) of Title 25 (Zoning) to read as follows:
Section 25.56.011 (Major Remodels)
Whenever modifications to an existing building or structure constitute a major remodel, the construction shall be classified as a new building or structure subject to the current development standards of the subject zone, and all requirements applicable to the construction of a new building or structure including undergrounding requirements, required dedication of on- and off-site improvements, and payment of new development fees.
SECTION 41. Code Amendment. Chapter 25.58 (Amendments to General Plan) is hereby added to Title 25 (Zoning) to read as follows:
Chapter 25.58 (Amendments to General Plan)
25.58.010 Purpose
The purpose of this chapter is to establish procedures for making changes to the General Plan, as provided for in applicable law when there are reasons to do so. These circumstances include, without limitation, changes in applicable law, in the public interest, property owner interest, opportunities that were unanticipated at the time of General Plan adoption or the last amendment, or as required by State law.
25.58.020 Applicability
(A) The procedures of this chapter apply to all proposals to change the content of the General Plan.
(B) The City Council, by resolution, shall establish and from time to time amend a schedule of fees imposed for any initiation or application to change the content of the General Plan.
25.58.30 Initiation of Amendments
(A) Request. A request to initiate an amendment to the General Plan may be submitted by an applicant or the City. This request must occur before the City processes any applications associated with the request to amend the General Plan. (B) Initiation Factors. The following factors must be considered by the City Council for the initiation of a non-City applicant’s proposed General Plan amendment:
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(1) The amendment proposed appears to be consistent with the Guiding Principles and Goals of the General Plan;
(2) The amendment proposed appears to have minimal to no material effect on the community or the General Plan;
(3) The amendment proposed provides additional public benefit to the community as compared to the existing land use designation or policy; (4) Public facilities appear to be available to serve the affected site, or their provision will be addressed as a component of the amendment process; or (5) The amendment proposed is required under other rules or regulations. (C) Public Hearing. The City Council will consider, deliberate, and act upon the initiation of all proposed General Plan amendments at a duly noticed public hearing.
If the General Plan Amendment request is not initiated, then the General Plan Amendment application will not be processed by the City. (D) Expiration. If a request to initiate a General Plan Amendment is approved by City Council, a General Plan Amendment application must be submitted within two years from the date of initiation. If no application for a General Plan Amendment is submitted within this time period, the approved initiation shall expire, become null and void, and shall not be subject to an extension.
25.58.040 Planning Commission Hearing and Recommendation (A) Hearing. Following City Council initiation and project processing by the City, the Planning Commission must conduct a duly noticed public hearing. (B) Recommendation to Council. Following the public hearing, the Planning Commission must make a written recommendation on the adoption or amendment of the General Plan or any Element thereof based on the findings listed below. A recommendation for approval must be made by a resolution carried by an affirmative vote of not less than a majority of the Planning Commission membership in accordance with California Government Code Section 65354. The Director must promptly transmit to the City Council the Planning Commission’s written recommendation, together with any maps, charts, studies, or other materials, including any required environmental analysis. (C) Required Findings. The Planning Commission must make all of the following findings in its recommendation to the City Council:
(1) The amendment is consistent with the guiding principles and goals of the General Plan.
(2) The amendment is deemed to be in the public interest.
25.58.050 City Council Hearing and Action
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(A) Council Hearing. Before acting upon any proposed General Plan Amendment, the City Council must hold a duly noticed public hearing.
(B) Council Action. After the conclusion of the hearing, the City Council may approve, modify, or deny the proposed General Plan amendment. If the Council proposes any substantial modification not previously considered by the Planning Commission during its hearings, the proposed modification must first be referred back to the Planning Commission for its recommendation. (C) Required Findings. The City Council must make all of the following findings to amend the General Plan:
(1) The amendment is consistent with the guiding principles and goals of the General Plan.
(2) The amendment is deemed to be in the public interest.
SECTION 42. Code Amendment. Chapter 25.95 (Single-Family Residential Oneand Two-Unit Development and Urban Lot Splits) in Title 25 (Zoning) is repealed and replaced to read as follows:
Chapter 25.95 (Urban Lot Splits and Two-Unit Projects)
Section 25.95.010 Urban Lot Splits
(a) Purpose. The purpose of this section is to allow and appropriately regulate urban lot splits in accordance with Government Code section 66411.7.
(b) Definition. An “urban lot split” means a subdivision of an existing, legally subdivided lot into two lots in accordance with the requirements of this section. (c) Application.
(1) Owners.
(A) Only individual property owners may apply for an urban lot split. “Individual property owner” means a natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by § 214.15).
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(B) Any person with a mortgage interest in the lot to be split under this section must sign the application and the parcel map indicating the person’s consent to the project.
(2) An application for an urban lot split must be submitted on the city’s approved form.
Only a complete application will be considered. The city will inform the applicant in writing of any incompleteness within 30 days after the application is submitted. (3) The city may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The city council may establish and change the fee by resolution. The fee must be paid with the application.
(d) Approval.
(1) An application for a parcel map for an urban lot split is approved or denied ministerially, by the Community Development Director, without discretionary review.
(2) A tentative parcel map for an urban lot split is approved ministerially if it complies with all the requirements of this section. The tentative parcel map may not be recorded. A final parcel map is approved ministerially as well, but not until the owner demonstrates that the required documents have been recorded, such as the deed restriction and easements. The tentative parcel map expires three months after approval.
(3) The approval must require the owner and applicant to hold the city harmless from all claims and damages related to the approval and its subject matter. (4) The approval must require the owner and applicant to reimburse the city for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this code.
(e) Requirements. An urban lot split must satisfy each of the following requirements:
(1) Map Act Compliance.
(A) The urban lot split must conform to all applicable objective requirements of the Subdivision Map Act (Gov. Code § 66410 et. seq., “SMA”) and implementing requirements in this code, except as otherwise expressly provided in this section.
(B) If an urban lot split violates any part of the SMA, the city’s subdivision regulations, including this section, or any other legal requirement:
(i) The buyer or grantee of a lot that is created by the urban lot split has all the remedies available under the SMA, including but not limited to an action for damages or to void the deed, sale, or contract. 63 -59- Ord. XXXX
(ii) The city has all the remedies available to it under the SMA, including but not limited to the following:
(I) An action to enjoin any attempt to sell, lease, or finance the property.
(II) An action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.
(III) Criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor.
(IV) Record a notice of violation.
(V) Withhold any or all future permits and approvals.
(C) Notwithstanding section 66411.1 of the SMA, no dedication of rights-ofway or construction of offsite improvements is required for an urban lot split.
(2) Zone. The lot to be split is in a single-family residential zone. (3) Lot Location.
(A) The lot to be split is not located on a site that is any of the following:
(i) Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.
(ii) A wetland.
(iii) Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards in accordance with state law.
(iv) A hazardous waste site that has not been cleared for residential use. (v) Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.
(vi) Within a 100-year flood hazard area, unless the site has either:
(I) been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the
local jurisdiction, or
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(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain
management criteria of the National Flood Insurance
Program.
(vii) Within a regulatory floodway, unless all development on the site has received a no-rise certification.
(viii) Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan.
(ix) Habitat for protected species.
(x) Land under conservation easement.
(B) The purpose of subpart (c)(2)(A) above is merely to summarize the requirements of Government Code section 65913.4(a)(6)(B)–(K). (See Gov. Code § 66411.7(a)(3)(C).)
(C) The applicant must provide evidence that the requirements of Government Code section 65913.4(a)(6)(B)–(K) are satisfied.
(4) Not Historic. The lot to be split must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a city or county landmark or as a historic property or district.
(5) No Prior Urban Lot Split.
(A) The lot to be split was not established through a prior urban lot split. (B) The lot to be split is not adjacent to any lot that was established through a prior urban lot split by the owner of the lot to be split or by any person acting in concert with the owner. For purposes of this paragraph, “any person acting in concert with the owner” includes any third-party that coordinates or assists the owners of two adjacent lots with their respective urban lot splits.
(6) No Impact on Protected Housing.
(A) The urban lot split must not require or include the demolition or alteration of any of the following types of housing:
(i) Housing that is income-restricted for households of moderate, low, or very low income.
(ii) Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
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(iii) Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Gov. Code §§ 7060–7060.7) at any time in the 15 years prior to submission of the urban lot split application.
(iv) Housing that has been occupied by a tenant in the last three years. (B) As part of the urban lot split application, the applicant and the owner of a property must provide a sworn statement by affidavit representing and warranting that subpart (e)(6)(A) above is satisfied.
(i) The sworn statement must state that:
(I) No housing that is income-restricted for households of moderate, low, or very low income will be demolished or altered.
(II) No housing that is subject to any form of rent or price control will be demolished or altered.
(III) No housing that has been withdrawn from rental or lease under the Ellis Act at any time in the last 15 years will be demolished or altered.
(IV) No housing that has been occupied by a tenant in the last three years will be demolished or altered.
(ii) The city may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement, including but not limited to, surveying owners of nearby properties; and the city may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement.
(7) Lot Size.
(A) The lot to be split must be at least 2,400 square feet. (B) The resulting lots must each be at least 1,200 square feet. (C) Each of the resulting lots must be between 60 percent and 40 percent of the original lot area.
(8) Easements.
(A) The owner must enter into an easement agreement with each public-service provider to establish easements that are sufficient for the provision of public services and facilities to each of the resulting lots.
(B) Each easement must be shown on the tentative parcel map. 66 -62- Ord. XXXX
(C) Copies of the unrecorded easement agreements must be submitted with the application. The easement agreements must be recorded against the property before the final map may be approved, in accordance with subpart (c)(2) above.
(D) If an easement is recorded and the project is not completed, making the easement moot, the property owner may request, and the city will provide, a notice of termination of the easement, which the owner may record. (9) Lot Access.
(A) Each resulting lot must have access to, provide access to, or adjoin a public right of way.
(B) Each resulting lot must have frontage on the public right of way or private right of way, which has access to, provides access to, or adjoins a public right of way, of at least 30 feet. The Community Development Director may authorize shorter street frontages when adequate vehicle access to both lots is demonstrated to the satisfaction of the Community Development Director.
(10) Unit Standards.
(A) Quantity. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this paragraph, “unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under section 25.95.020 of this code, an ADU, or a JADU.
(B) Setbacks.
(i) Generally. All setbacks must conform to those objective setbacks that are imposed through the underlying zone.
(ii) Exceptions. Notwithstanding subpart (e)(10)(F)(i) above:
(I) Existing Structures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.
(II) 800 sf; four-foot side and rear. The setbacks imposed by the underlying zone must yield to the degree necessary to avoid physically precluding the construction of up to two units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any
structure be less than four feet from a side or rear property line.
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(C) Parking. Each new primary dwelling unit that is built on a lot after an urban lot split must have at least one off-street parking space per unit unless one of the following applies:
(i) The lot is located within one-half mile walking distance of either (I) a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours or
(II) a site that contains
(ia) an existing rail or bus rapid transit station,
(ib) a ferry terminal served by either a bus or rail transit service, or
(ic) the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less
during the morning and afternoon peak commute
periods.
(ii) The site is located within one block of a car-share vehicle location. (D) Nonconforming Conditions. An urban lot split is approved without requiring a legal nonconforming zoning condition to be corrected. (E) Utilities.
(i) Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.
(ii) Notwithstanding paragraph (e)(10)(E)(i) above, a primary dwelling unit may have a direct utility connection to an onsite wastewater treatment system in accordance with this paragraph and the city’s code. Each primary dwelling unit on the lot that is or that is proposed to be connected to an onsite wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. (F) Building & Safety. All structures built on the lot must comply with all current local building standards. An urban lot split is a change of use. (11) Fire-Hazard Mitigation Measures.
(A) A lot in a very high fire hazard severity zone must comply with adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measure applicable to the development in accordance with state law.
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(12) Separate Conveyance.
(A) Within a resulting lot.
(i) Primary dwelling units on a lot that is created by an urban lot split may not be owned or conveyed separately from each other. (ii) Condominium airspace divisions and common interest developments are not permitted on a lot that is created by an urban lot split.
(iii) All fee interest in a lot and all dwellings on the lot must be held equally and undivided by all individual property owners. (iv) No timeshare, as defined by state law or this code, is permitted. This includes any co-ownership arrangement that gives an owner the right to exclusive use of the property for a defined period or periods of time.
(B) Between resulting lots. Separate conveyance of the resulting lots is permitted. If dwellings or other structures (such as garages) on different lots are adjacent or attached to each other, the urban lot split boundary may separate them for conveyance purposes if the structures meet building code safety standards and are sufficient to allow separate conveyance. If any attached structures span or will span the new lot line, the owner must record appropriate CC&Rs, easements, or other documentation that is necessary to allocate rights and responsibility between the owners of the two lots. (13) Regulation of Uses.
(A) Residential-only. No non-residential use is permitted on any lot created by urban lot split.
(B) No STRs. No dwelling unit on a lot that is created by an urban lot split may be rented for a period of less than 30 days.
(C) Owner Occupancy. The applicant for an urban lot split must sign an affidavit stating that the applicant intends to occupy one of the dwelling units on one of the resulting lots as the applicant's principal residence for a minimum of three years after the urban lot split is approved. (14) Notice of Construction.
(A) At least 30 business days before starting any construction of a structure on a lot created by an urban lot split, the property owner must give written notice to all the owners of record of each of the adjacent residential parcels, which notice must include the following information:
(i) Notice that construction has been authorized,
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(ii) The anticipated start and end dates for construction, (iii) The hours of construction,
(iv) Contact information for the project manager (for constructionrelated complaints), and (v) Contact information for the Building & Safety Department. (B) This notice requirement does not confer a right on the noticed persons or on anyone else to comment on the project before permits are issued. Approval is ministerial. Under state law, the City has no discretion in approving or denying a particular project under this section. This notice requirement is purely to promote neighborhood awareness and expectation. (15) Deed Restriction. The owner must record a deed restriction on each lot that results from the urban lot split, on a form approved by the city, that does each of the following:
(A) Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days.
(B) Expressly prohibits any non-residential use of the lots created by the urban lot split.
(C) Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.
(D) States that:
(i) The lot is formed by an urban lot split and is therefore subject to the city’s urban lot-split regulations.
(ii) Development on the lot is limited to development of residential units under section 25.95.010 of this code, except as required by state law. (f) Specific Adverse Impacts.
(1) Notwithstanding anything else in this section, the city may deny an application for an urban lot split if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
(2) “Specific adverse impact” has the same meaning as in Gov. Code § 65589.5(d)(2):
“a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they 70 -66- Ord. XXXX
existed on the date the application was deemed complete” and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code section 214(g).
(3) The building official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact. (g) Coastal Regulations Apply in Full. Nothing in this section alters or lessens the effect or application of the California Coastal Act.
(1) Consistent with Government Code section 66411.7, nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code) or of the City’s implementing laws. The City may elect to hold public hearings for coastal development permit applications for urban lot splits, as it may under Government Code section 66411.7. (2) When an urban lot split requires a coastal development permit under the City’s certified Local Coastal Program (“LCP”), including this chapter, the urban lot split must comply with the requirements of the City’s certified LCP. (3) Application; Appeals
(A) An application for an urban lot split is considered “development” under LBMC Chapter 25.07.
(B) An urban lot split is not exempt from the CDP requirement under the City’s certified LCP and requires a CDP.
(C) An application for an urban lot split, which is subject to the CDP requirement, must be processed as either minor development under LBMC section 25.07.013 or as regular development under LBMC section
25.07.012, whichever applies. An urban lot split, which is subject to the CDP requirement, cannot be processed as de minimis development under LBMC section 25.07.008.
(D) Appeals. Appeals are processed in accordance with LBMC chapter 25.07 and 25.05.
(4) Development standards. For projects within the Coastal Zone, more restrictive standards may apply. (See LBMC section 25.95.030.)
(h) Process and Timing.
(1) Coastal Development Permit. Each CDP application for an urban lot split is processed in accordance with LBMC chapter 25.07. The Permit Streamlining Act applies to CDP to the extent required by state law.
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(2) Parcel Map Ministerial Approval. The city must approve or deny an application to create an urban lot split within 60 days from the date that the city receives a completed application. If the city denies an application for an urban lot split, the city shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant within 60 days from the date the city receives a completed application.
Section 25.95.020 Two-unit Projects
(a) Purpose. The purpose of this section is to allow and appropriately regulate two-unit projects in accordance with Government Code section 65852.21. (b) Definition. A “two-unit project” means the development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this Chapter.
(c) Application.
(1) Owners.
(A) Only individual property owners may apply for a two-unit project. “Individual property owner” means a natural person holding fee title individually or jointly in the person’s own name or a beneficiary of a trust that holds fee title. “Individual property owner” does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Rev. & Tax Code § 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Rev. & Tax Code § 214.15).
(B) Any person with a mortgage interest in the lot to be split under this section must sign the application and the parcel map indicating the person’s consent to the project.
(2) An application for a two-unit project must be submitted on the city’s approved form.
(3) The applicant must obtain a certificate of compliance with the Subdivision Map Act and the implementing regulations in this code for the lot and provide the certificate with the application.
(4) Only a complete application will be considered. The city will inform the applicant in writing of any incompleteness within 30 days after the application is submitted. (5) The city may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The city council may establish and change the fee by resolution. The fee must be paid with the application.
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(d) Approval.
(1) An application for a two-unit project is approved or denied ministerially, by the Community Development Director, without discretionary review. (2) The ministerial approval of a two-unit project does not take effect until the city has confirmed that the required documents have been recorded, such as the deed restriction and easements.
(3) The approval must require the owner and applicant to hold the city harmless from all claims and damages related to the approval and its subject matter. (4) The approval must require the owner and applicant to reimburse the city for all costs of enforcement, including attorneys’ fees and costs associated with enforcing the requirements of this code.
(e) Requirements. A two-unit project must satisfy each of the following requirements:
(1) Map Act Compliance. The lot must have been legally subdivided. (2) Zone. The lot is in a single-family residential zone. (3) Lot Location.
(A) The lot is not located on a site that is any of the following:
(i) Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.
(ii) A wetland.
(iii) Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards in accordance with state law.
(iv) A hazardous waste site that has not been cleared for residential use. (v) Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.
(vi) Within a 100-year flood hazard area, unless the site has either:
(I) been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the
local jurisdiction, or
(II) meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain
73 -69- Ord. XXXX
management criteria of the National Flood Insurance
Program.
(vii) Within a regulatory floodway, unless all development on the site has received a no-rise certification.
(viii) Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan.
(ix) Habitat for protected species.
(x) Land under conservation easement.
(B) The purpose of subpart (c)(2)(A) above is merely to summarize the requirements of Government Code section 65913.4(a)(6)(B)–(K). (See Gov. Code § 66411.7(a)(3)(C).)
(C) The applicant must provide evidence that the requirements of Government Code section 65913.4(a)(6)(B)–(K) are satisfied.
(4) Not Historic. The lot must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a city or county landmark or as a historic property or district.
(5) No Impact on Protected Housing.
(A) The two-unit project must not require or include the demolition or alteration of any of the following types of housing:
(i) Housing that is income-restricted for households of moderate, low, or very low income.
(ii) Housing that is subject to any form of rent or price control through a public entity’s valid exercise of its police power.
(iii) Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Gov. Code §§ 7060–7060.7) at any time in the 15 years prior to submission of the urban lot split application.
(iv) Housing that has been occupied by a tenant in the last three years. (B) As part of the two-unit project application, the applicant and the owner of a property must provide a sworn statement by affidavit representing and warranting that subpart (e)(5)(A) above is satisfied.
(i) The sworn statement must state that:
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(I) No housing that is income-restricted for households of moderate, low, or very low income will be demolished or altered.
(II) No housing that is subject to any form of rent or price control will be demolished or altered.
(III) No housing that has been withdrawn from rental or lease under the Ellis Act at any time in the last 15 years will be demolished or altered.
(IV) No housing that has been occupied by a tenant in the last three years will be demolished or altered.
(ii) The city may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement, including but not limited to, surveying owners of nearby properties; and the city may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement.
(6) Unit Standards.
(A) Quantity.
(i) No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this paragraph, “unit” means any dwelling unit, including, but not limited to, a primary dwelling unit, a unit created under this section of this code, an ADU, or a JADU.
(ii) A lot that is not created by an urban lot split may have a two-unit project under this section, plus any ADU or JADU that must be allowed under state law and the city’s ADU ordinance.
(B) Setbacks.
(i) Generally. All setbacks must conform to those objective setbacks that are imposed through the underlying zone.
(ii) Exceptions. Notwithstanding subpart (e)(6)(G) above:
(I) Existing Structures. No setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.
(II) 800 sf; four-foot side and rear. The setbacks imposed by the underlying zone must yield to the degree necessary to avoid physically precluding the construction of up to two 75 -71- Ord. XXXX
units on the lot or either of the two units from being at least 800 square feet in floor area; but in no event may any
structure be less than four feet from a side or rear property line.
(C) Parking. Each new primary dwelling unit must have at least one off-street parking space per unit unless one of the following applies:
(i) The lot is located within one-half mile walking distance of either (I) a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours or
(II) a site that contains
(ia) an existing rail or bus rapid transit station,
(ib) a ferry terminal served by either a bus or rail transit service, or
(ic) the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less
during the morning and afternoon peak commute
periods.
(ii) The site is located within one block of a car-share vehicle location. (D) Utilities.
(i) Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.
(ii) Notwithstanding paragraph (e)(6)(L)(i) above, a primary dwelling unit may have a direct utility connection to an onsite wastewater treatment system in accordance with this paragraph and the city’s code. Each primary dwelling unit on the lot that is or that is proposed to be connected to an onsite wastewater treatment system must first have a percolation test completed within the last five years or, if the percolation test has been recertified, within the last 10 years. (E) Building & Safety. All structures built on the lot must comply with all current local building standards. A project under this section is a change of use and subjects the whole of the lot, and all structures, to the city’s current code.
(7) Fire-Hazard Mitigation Measures.
(A) A lot in a very high fire hazard severity zone must comply with adopted fire hazard mitigation measures pursuant to existing building standards or state 76 -72- Ord. XXXX
fire mitigation measure applicable to the development in accordance with state law.
(8) Separate Conveyance.
(A) Primary dwelling units on the lot may not be owned or conveyed separately from each other.
(B) Condominium airspace divisions and common interest developments are not permitted within the lot.
(C) All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners.
(i) No timeshare, as defined by state law or this code, is permitted. This includes any co-ownership arrangement that gives an owner the right to exclusive use of the property for a defined period or periods of time.
(9) Regulation of Uses.
(A) Residential-only. No non-residential use is permitted on the lot. (B) No STRs. No dwelling unit on the lot may be rented for a period of less than 30 days.
(C) Owner Occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners’ principal residence and legal domicile.
(10) Notice of Construction.
(A) At least 30 business days before starting any construction of a two-unit project, the property owner must give written notice to all the owners of record of each of the adjacent residential parcels, which notice must include the following information:
(i) Notice that construction has been authorized,
(ii) The anticipated start and end dates for construction, (iii) The hours of construction,
(iv) Contact information for the project manager (for constructionrelated complaints), and (v) Contact information for the Building & Safety Department. 77 -73- Ord. XXXX
(B) This notice requirement does not confer a right on the noticed persons or on anyone else to comment on the project before permits are issued. Approval is ministerial. Under state law, the City has no discretion in approving or denying a particular project under this section. This notice requirement is purely to promote neighborhood awareness and expectation. (11) Deed Restriction. The owner must record a deed restriction, on a form approved by the city, that does each of the following:
(A) Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days.
(B) Expressly prohibits any non-residential use of the lot. (C) Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.
(D) If the lot does not undergo an urban lot split: Expressly requires the individual property owners to live in one of the dwelling units on the lot as the owners’ primary residence and legal domicile.
(E) Limits development of the lot to residential units that comply with the requirements of this section, except as required by state law. (f) Specific Adverse Impacts.
(1) Notwithstanding anything else in this section, the city may deny an application for a two-unit project if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a “specific, adverse impact” on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.
(2) “Specific adverse impact” has the same meaning as in Gov. Code § 65589.5(d)(2):
“a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” and does not include (1) inconsistency with the zoning ordinance or general plan land use designation or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code section 214(g).
(3) The building official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact. (g) Coastal Regulations Apply in Full. Nothing in this section alters or lessens the effect or application of the California Coastal Act.
78 -74- Ord. XXXX
(1) Consistent with Government Code section 65852.21, nothing in this section shall be construed to supersede or in any way alter or lessen the effect or application of the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code) or of the City’s implementing laws. The City may elect to hold public hearings for coastal development permit applications for twounit projects, as it may under Government Code section 65852.21. (2) When a two-unit project requires a coastal development permit under the City’s certified Local Coastal Program (“LCP”), including this chapter, the two-unit project must comply with the requirements of the City’s certified LCP. (3) Application; Appeals
(A) An application for a two-unit project is considered “development” under LBMC Chapter 25.07.
(B) An application for a two-unit project is not subject to an exemption under the City’s certified LCP as such project is not normally associated with a single-family dwelling.
(C) An application for a two-unit project, which is subject to the CDP requirement, must be processed as either de minimis development under LBMC section 25.07.008, minor development under LBMC section
25.07.013, or as regular development under LBMC section 25.07.012, whichever applies.
(D) Appeals. Appeals are processed in accordance with LBMC chapter 25.07 and 25.05.
(4) Development standards. For projects within the Coastal Zone, more restrictive standards may apply. (See LBMC section 25.95.030.)
(h) Process and Timing.
(1) Coastal Development Permit. Each CDP application for an two-unit project is processed in accordance with LBMC chapter 25.07. The Permit Streamlining Act applies to CDP to the extent required by state law.
(2) Two-Unit Project Ministerial Approval. The city must approve or deny an application to create a two-unit project within 60 days from the date that the city receives a completed application. If the city denies an application for a two-unit project, the city shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant within 60 days from the date the city receives a completed application.
(i) Remedies.
(1) If a two-unit project violates any part of this code or any other legal requirement:
79 -75- Ord. XXXX
(A) The buyer, grantee, or lessee of any part of the property has an action for damages or to void the deed, sale, or contract.
(B) The city may:
(i) Bring an action to enjoin any attempt to sell, lease, or finance the property.
(ii) Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.
(iii) Pursue criminal prosecution, punishable by imprisonment in county jail or state prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor.
(iv) Record a notice of violation.
(v) Withhold any or all future permits and approvals.
(vi) Pursue all other administrative, legal, or equitable remedies that are allowed by law or the city’s code.
Section 25.95.030 Coastal Act and Certified Local Coastal Program Requirements. (a) The following requirements apply to any urban lot split and two-unit project in the Coastal Zone that do not qualify under section 25.17.010(d)(1)(C)(ii). (b) This chapter must not be implemented in a way that would be inconsistent with any other coastal resource protection policy or regulation within the certified LCP or the Coastal Act.
More restrictive development standards may be imposed on the urban lot split and twounit project as needed to protect coastal resources consistent with the requirements of the certified Local Coastal Program. Resources may include, but are not limited to, hazardous areas, environmentally sensitive areas, wetlands, public views, and public trails and accessways.
(c) Coastal Act and Certified LCP Requirements for Urban Lot Splits and Two-Unit Projects.
(1) Setbacks.
(A) Front Yard: The development must comply with the front yard setback requirement of the underlying zone.
(B) Additional Building Setback for Front and Rear: The development must comply with the additional building setback at the front and rear yard setbacks pursuant to LBMC section 25.50.004(D).
(C) Bluff Edge Setback: The development must maintain a minimum setback of 25 feet from the top of an oceanfront bluff.
80 -76- Ord. XXXX
(D) Watercourse Setback.
(i) The development must maintain a 25-foot setback from the centerline of a watercourse.
(ii) The development must maintain a 25-foot setback from the top of the watercourse bank when a watercourse is also identified as a “blue-line” stream on the USGS 7.5 Minute Quadrangle Series map. (2) Parking.
(A) Replacement Parking
(i) When a garage, carport, or covered parking structure is demolished in conjunction with the construction of a two unit project, the demolition permit for the garage, carport, or covered parking structure is reviewed at the same time as the two-unit project application.
(ii) The number of existing parking spaces for a single-family or multifamily dwelling must be replaced on-site at a one-to-one ratio.
However, an applicant is not required to provide more spaces than the minimum number of required off-street parking spaces for the single-family or multifamily dwelling.
(iii) Replacement parking may be done either through construction or relocation of existing parking, through any of the following:
(I) Uncovered parking;
(II) Tandem parking, as defined by LBMC section
25.17.010(c)(14) above; and
(III) Located in the setback – but not a watercourse or bluff edge setback – if it is located at least 3 feet from all side and rear property lines.
(iv) The replacement parking must also be located entirely on the private property and may not be located within a required on-site turnaround area.
(3) Vehicular Access. All units in the two-unit project must utilize the same vehicular access that serves the primary dwelling unless the Fire Department and the Public Works Department find that secondary access will not degrade existing safety or traffic concerns. New vehicular access to streets or alleys is subject to discretionary design review approval and potentially other entitlements. 81 -77- Ord. XXXX
(4) Outdoor Living Space Requirements.
(A) Covered exterior porches, decks, patios, and other outdoor living spaces that are attached to any unit in the two unit project must comply with the same height and setbacks that apply to the respective unit in the two unit project. (B) Roof decks are prohibited. For purposes of this subsection, a “roof deck” is defined to mean a deck above the uppermost story of a building, with no access from interior living space at the same floor level. (d) Applicable Provisions of the Certified Local Coastal Program. (1) There are provisions in the City’s certified LCP that apply to residential development generally. No unit in the two unit project may cause a violation of any provision in the certified LCP.
(2) The units of the two unit project under this section do not count toward the calculation for major remodel projects, except as necessary to comply with section 30253 of the Coastal Act limiting alterations of existing bluff top, beachfront, and coastal canyons, and to determine applicability of section 30253 of the Coastal Act and equivalent LCP policies and ensure compliance with the same.
SECTION 43. Section 21.08.030 (Lot Line Adjustments exempted.) of Chapter
21.08 (Subdivisions) in Title 21 (Plats and Subdivisions) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
Section 21.08.030 (Lot Line Adjustments exempted.)
(A) In accordance with Section 66412(d) of the California Government Code, a lot line adjustment between two or more existing building sites, or between parcels of land contained within an existing building site, where the land taken from one building site is added to an adjacent building site, or where interior parcel lines are eliminated for the purpose of consolidation, and where a greater number of parcels than originally existed is not thereby created, is exempt from this Chapter, provided the lot line adjustment is approved by the City Council of the City of Laguna Beach and observes the following requirements:
(1) The project site described in the proposal consists of legal building sites as defined in Title 25 (Zoning) of this code;
(2) The proposal does not create one or more building site(s); (3) Any land taken from one site will be added to an adjacent site and no additional sites will result from the lot line adjustment; 82 -78- Ord. XXXX
(4) The project complies with the requirements of the California Environmental Quality Act;
(5) The proposal is consistent with the general plan;
(6) The parcels proposed to be adjusted by the lot line adjustment comply with all applicable zoning regulations or, in the case of existing, legal nonconforming lots, do not significantly or adversely increase the extent of such nonconformity;
(7) The lot line adjustment, in and of itself, will not result in the need for additional improvements and/or facilities;
(8) The proposal does not include any lots or parcels created illegally; (9) The project does not impair any existing access, create a need for new access, impair any existing easements or create a need for any new easements serving any adjacent lots or parcels.
(B) Application. Lot line adjustment applications shall be filed by the legal owner(s) on a form prescribed by the Director of Community Development and submitted with a fee as established by resolution of the City Council. Since the forms, if approved, must be filed for record with the Orange County recorder they shall be drawn in a clear, legible, and professional manner using conventional surveying or civil engineering techniques. An acceptable current title report, excerpt or lot book report that verifies the legal ownership of the parcels under consideration shall be submitted.
(C) Approval Authority.
(1) An application for a lot line adjustment shall be reviewed in conjunction with whatever other permits are required for the project in the underlying zone; the approval authority for the lot line adjustment shall be the same as the approval authority for the permits required by the underlying zone or other City rule or policy.
(2) In the case where the project only requires a lot line adjustment and a coastal development permit, the project applications may be approved or denied by the Director of Community Development. The Department of Community Development shall set a public hearing date before the Director of Community Development or designee and noticing shall be provided in accordance with the requirements of Section 25.05.065 and Section
25.07.014.
(D) Recording. Any failure to file for the record an approved lot line adjustment form within ninety days from the date of approval by the City Council Director of Community Development, or from the date of a final decision, whichever is later, shall result in a termination of approval unless prior to expiration an application for 83 -79- Ord. XXXX
extension not to exceed an additional ninety days is submitted in writing for approval by the Director of Community Development.
SECTION 44. Code Amendment. Section 22.10.010 (Permits required) of Chapter
22.10 (Permit Required) of Title 22 (Excavating, Grading, and Filling) is hereby amended to add subsection (e)(6) to read as follows:
(e) Exceptions. A grading permit shall not be required for any of the following conditions, but in all other respects the provisions of this title shall apply:
. . .
(6) Backfill for a swimming pool if authorized by a valid building permit.
SECTION 45. Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable. The City Council of the City of Laguna Beach hereby declares that it would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.
SECTION 46. CEQA. This Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines Section 15301 because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. Here, the recommended action meets the exemption because the City is amending its code to improve procedural efficiencies and to comply with state law. The City is not authorizing new uses that are 84 -80- Ord. XXXX
not already established within the City through this ordinance. Upon taking the recommended action, City staff will cause to be filed within five calendar days a notice of exemption with the County and State Clearinghouse.
SECTION 47. Effective Date. This Ordinance shall become effective thirty (30) days following its adoption by the City Council and upon concurrence by the California Coastal Commission.
SECTION 48. Publication. The City Clerk shall certify to the adoption of this Ordinance. Not later than fifteen (15) days following the passage of this Ordinance, the Ordinance, or a summary thereof, along with the names of the City Council members voting for and against the Ordinance, shall be published in a newspaper of general circulation in the City.
ADOPTED this _____ day of ____________, 2025.
Alex Rounaghi, Mayor
Ann Marie McKay, City Clerk
APPROVED AS TO FORM:
____________
Megan Garibaldi, City Attorney
85 -81- Ord. XXXX
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, do hereby certify that the foregoing Ordinance No. XXXX was introduced at a regular meeting of the City Council on _______________, 2025, and was finally adopted at a regular meeting of the City Council of said City held on _______________, 2025, by the following vote:
AYES: COUNCILMEMBER(S):
NOES: COUNCILMEMBER(S):
ABSTAIN: COUNCILMEMBER(S):
ABSENT: COUNCILMEMBER(S):
City Clerk, City of Laguna Beach, CA
86