Phase I Historical Analysis of
Preservations Agreements in the
City of Laguna Beach, California
ASM Project Number 48210.00
20 N. Raymond Ave., Ste 220
Pasadena, CA 91103
(626) 793-7395
Prepared for:
Samantha Beier
City of Laguna Beach
Community Development
Planning Division
505 Forest Avenue
Laguna Beach, CA 92651
September 2025
Prepared by:
Jacqueline Padilla-Perez, M.D.S.
Historic Preservation
Architectural Historian
Madeline Gonzales, M.A.
Architectural History
Architectural Historian
and
Shannon Davis, R.P.H.
Director of Architectural History
Attachment 1
8 9
PHASE I. HISTORICAL ANAYLSIS OF
PRESERVATION AGREEMENTS IN THE
CITY OF LAGUNA BEACH, CALIFORNIA
Prepared for:
Samantha Beier
City of Laguna Beach
Community Development
Planning Division
505 Forest Avenue
Laguna Beach, CA 92651
Prepared by:
.
Jacqueline Padilla-Perez, M.D.S. Historic Preservation
Architectural Historian
Madeline Gonzales, M.A. Architectural History
Architectural Historian
and
Shannon Davis, R.P.H
Director of Architectural History
ASM Affiliates
20 N. Raymond Avenue, Ste 220
Pasadena, CA 91103
(626) 793-7395
September 2025
ASM PN 48210
10 11
Table of Contents
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California i
TABLE OF CONTENTS
Chapter Page
1. INTRODUCTION..................................................................................................... 1
1.1 Project Background.................................................................................................................... 1
2. LAGUNA BEACH HISTORIC PRESERVATION ............................................................ 5
2.1 City of Laguna Beach Historic Resource Survey & Inventory..................................................... 5
2.2 City of Laguna Beach Preservation Ordinances & Heritage Committee.................................... 7
2.3 Mills Act Program.....................................................................................................................12
2.4 Preservation Agreements ........................................................................................................13
3. SUBJECT PROPERTIES ..........................................................................................15
3.1 Assessment Methodology........................................................................................................16
3.2 Findings....................................................................................................................................19
4. RECOMMENDATIONS..........................................................................................27 REFERENCES ..............................................................................................................33 APPENDICES ..................................................................................................................
APPENDIX A....................................................................................................................................... 1195 Catalina Street DPR Form ....................................................................................................
APPENDIX B .......................................................................................................................................
Timeline of History of Laguna Beach Preservation Efforts...........................................................
APPENDIX C ....................................................................................................................................... 410 St. Ann's Drive Property Records...........................................................................................
APPENDIX D....................................................................................................................................... 387 Oak St. Property Records.......................................................................................................
APPENDIX E........................................................................................................................................
Terminated Preservation Agreements.........................................................................................
APPENDIX F........................................................................................................................................
Subject Property Photos............................................................................................................... 12 Table of Contents
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LIST OF FIGURES
Page
Figure 1. One of Laguna Beach’s many historic properties, the 1920s Fire Station, Source: Laguna Beach Historical Society ............................................................................................................................. 1 Figure 2. Another of Laguna Beach’s many historic properties, the historic Sewer Treatment Plant, showing the original expanse of the building before the northern portion of it was demolished (City Archives, date unknown). Today, only the tower and a small section of the administrative wing of the building remain extant.................................................................................... 2 Figure 3. Subject Laguna Beach Historic Register Properties Without Preservation Agreements (North Map) ........................................................................................................................................................... 3 Figure 4. Subject Laguna Beach Historic Register Properties Without Preservation Agreements (South Map) ........................................................................................................................................................... 4 Figure 5. Artistic Sketch of 466 Aster Street from “Bungalows of Laguna North” is one of many sketches created by volunteers to educate the community about Laguna Beach’s historic homes. ....................................................................................................................................................... 5 Figure 6. Coast Line News Article clipping featuring 2688 Glenneyre Street as the first property to be listed in the City of Laguna Beach Historic Register, 1990......................................................................... 7 Figure 7. Recommendations for Laguna Beach Historic Register Properties Without Preservation Agreements (North Map).........................................................................................................................25 Figure 8. Recommendations for Laguna Beach Historic Register Properties Without Preservation Agreements (South Map).........................................................................................................................26
LIST OF TABLES
Page
Table 1. LB Register Properties Without Preservation Agreements.......................................................................15 Table 2. Subject Property Findings ........................................................................................................................21 13 1. Introduction
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 1
1. INTRODUCTION
ASM Affiliates (ASM) was contracted by the City of Laguna Beach (City) to assess 54 properties (subject properties) listed in the Laguna Beach Historic Register (LB Register or Historic Register) that do not have Preservation Agreements on file with the City and recorded by the Orange County Recorder’s Office. ASM was tasked with using historical data and past documentation to determine why the subject properties do not have recorded agreements as well as whether they retain sufficient integrity to remain designated in the LB Register.
This report is divided into four chapters following this introduction: project background in Chapter 1, Chapter 2 provides an overview of the history of past preservation efforts in Laguna Beach and details the various ordinances and events that led to the current system. Chapter 3 lists the subject LB Register properties missing Preservation Agreements and ASM’s methodology to locate the agreements and assess whether the properties should remain designated. Chapter 4 provides recommended next steps for the historic properties listed in the LB Register without Preservation Agreements.
Figure 1. One of Laguna Beach’s many historic properties, the 1920s Fire Station, Source: Laguna Beach Historical Society
1.1 Project Background
Beginning in the late 1970s, concerned citizens of Laguna Beach championed efforts to begin a historic preservation program in the city. Citizens and local government each had concerns about the loss of many historic buildings, which they believed tore the historic fabric that contributed to the vibrancy of the city.
The City of Laguna Beach, working with the community, created the City’s first Historic Resources Element in 1989 to provide a guideline that would assist in “promoting the preservation of its historic architectural resources” (City of Laguna Beach 2005: 1). The Historic Resources Element encompassed three primary goals:
1. To provide for the protection of historic buildings through the implementation of incentive programs specifically designed to encourage rehabilitation and preservation.
2. To assure that neighborhoods like Laguna North and Laguna South as identified by the historic survey, which have a preponderance of older homes and which greatly contribute to the village 14 1. Introduction
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atmosphere, be maintained as cohesive neighborhood units through consistency of size, scale, and character.
3. To promote community awareness of local history and historic architecture and to enhance recognition of the city’s historic role as an important art colony, second-home community, and seaside resort.
The City of Laguna Beach Historic Resources Element marked the establishment of a framework that could be applied to both public and private efforts for the implementation of financial incentives for the promotion of preserving historic resources. From this point forward, historic preservation was crystalized as a major component of the city’s future planning, tourism, and development goals (City of Laguna Beach 2005).
Figure 2.Another of Laguna Beach’s many historic properties, the historic Sewer Treatment Plant, showing the original expanse of the building before the northern portion of it was demolished (City Archives, date unknown).
Today, only the tower and a small section of the administrative wing of the building remain extant. 15 1. Introduction
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 3 Figure 3. Subject Laguna Beach Historic Register Properties Without Preservation Agreements (North Map) 16 1. Introduction
4 ASM Affiliates
Figure 4. Subject Laguna Beach Historic Register Properties Without Preservation Agreements (South Map) 17 2. Laguna Beach Historic Preservation
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 5
2. LAGUNA BEACH HISTORIC PRESERVATION
The recognition of historic and cultural places has been an important part of American history and heritage.
The preservation of historic and cultural resources became national law in the mid-twentieth century, and amendments and legislation concerning specific historic and cultural resources are still being passed. The current legislation supporting historic preservation of historic and cultural resources at the national and state level are as follows. On October 15, 1966, United States Senate Bill 3035, the National Historic Preservation Act otherwise known as the NHPA, was signed into law. This act enabled the federal government to set standards by which historic and archaeological sites would be preserved. The California Legislature enacted the California Environmental Quality Act (CEQA) in 1970 to establish regulations for environmental review of discretionary projects and for mitigating harmful environmental impacts, including the destruction and loss of valuable historic resources. In 1975, the California State Office of Historic Preservation was established to meet the NHPA requirement for the creation of a state agency to implement provisions of the law including the preparation of a statewide historic preservation plan as well as surveys that would result in a list of historical resources. These national and statewide regulations prompted many cities to establish their own historic preservation programs inclusive of citywide surveys, historic registers, and local legislation that would safeguard their unique and valuable historic fabric.
2.1 City of Laguna Beach Historic Resource Survey & Inventory The first step in establishing a citywide historic preservation program was to develop an inventory of historic resources, which did not exist in the City of Laguna Beach prior to 1981. The City contracted with Heritage Planning Firm of Orange County to perform the survey to identify “structures within the community that are architecturally or historically significant to the city’s cultural resource base” (City of Laguna Beach 1989a: 1). The survey team consisted of paid personnel and local volunteers (City of Laguna Beach 2005: 1). In August of 1980, the extensive survey of historic properties began and was completed after a period of one year. Hal Thomas was appointed as Project Director responsible for overseeing administration and implementation of the survey. The survey itself was directed by Kathy Les, Survey Coordinator. The Laguna Beach Historical Society provided assistance with photography and documentation, in addition to having some of its members as part of the Survey Advisory Board (The Environmental Coalition of Orange County 1981). The survey was organized into three phases: I, Resource identification and community outreach (three months); II, Field survey and research (six months); III, Development of final work products (three months). A 15-member Historic Survey Advisory Board, composed of Laguna Beach residents of various backgrounds, was formed to oversee the work and data produced by the survey team. The Advisory Board held monthly meetings to review and discuss the information presented by the survey coordinator.
Figure 5. Artistic Sketch of 466 Aster Street from “Bungalows of Laguna North” is one of many sketches created by volunteers to educate the community about Laguna Beach’s historic homes. 18 2. Laguna Beach Historic Preservation
6 ASM Affiliates
While the initial windshield survey included the observation of pre-1940 buildings, including residential and commercial properties, it later was decided to include only buildings constructed prior to 1936 due to what was perceived by the survey team as a “grave architectural disparity” among those constructed up until 1940 (City of Laguna Beach 2005). Additionally, the survey team observed that many of the buildings had been altered and had varying degrees of integrity. This resulted in the implementation of a threecategory classification system. While there were many extant pre-World War II buildings observed by the survey team, due to extensive remodeling, it was determined that only the buildings that retained most of their original architectural integrity would be included in the inventory. The classification system used was:
Exceptional – Buildings with this classification are outstanding historic architectural examples. Most have been recommended eligible for the National Register and those which were not may be considered for National Register status in the future. Buildings in this category are usually in excellent architectural condition and are typically unique or excellent historical and/or historical architectural examples.
Key – Buildings with this classification are very good historical architectural examples which strongly retain their original integrity. These buildings have significant architectural, historical, and/or aesthetic value and are fine period examples.
Contributive – Buildings with this classification are those which contribute to the overall character and history of the neighborhood, though they are not unique in and of themselves. The great preponderance of these buildings contribute greatly to the historic and visual fabric of Laguna Beach and are important in a more general historical architectural context. The many beach bungalows built in Laguna during the 1920s are examples of buildings in this category. While contributive buildings are not architecturally outstanding, without them the streetscape of many Laguna neighborhoods would be very different. (City of Laguna Beach Historic Resources Element 1989) The result of the survey was a list of 700 homes and buildings which were recorded on California State inventory forms also known as California Department of Parks and Recreation Forms (see Appendix A for an example). The properties were grouped within the “identifiable neighborhoods of common geographical location, architectural theme, and historic evolution” (City of Laguna Beach 1989a; 8). Most of the properties are located within the lower portion of the city with only a few exceptions and selected from the following twenty neighborhoods:
1. Arch Beach Heights Addition (8)
2. Victoria Beach (26)
3. Solana Way (17)
4. Rockledge Neighborhood (4)
5. Alta Vista Way and Vicinity (13)
6. South Coast Highway (23)
7. Laguna – South (230)
8. Ocean Way Vicinity (16)
9. Temple Hills Neighborhood (12)
10. El Bosque Street Neighborhood (10)
11. Ramona Way (7)
12. Park Avenue Neighborhood (20)
13. Manzanita Street Neighborhood (18)
14. Downtown Laguna (49)
19 2. Laguna Beach Historic Preservation
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 7
15. Laguna North Neighborhood (122)
16. North Coast Highway (20)
17. Cliff Drive Vicinity (21)
18. Hillcrest Street Vicinity (17)
19. La Brea Street Vicinity (11)
20. Crescent Bay (5)
21. Laguna Canyon (51)
Figure 6. Coast Line News Article clipping featuring 2688 Glenneyre Street as the first property to be listed in the City of Laguna Beach Historic Register, 1990.
2.2 City of Laguna Beach Preservation Ordinances & Heritage Committee
1989 Historic Preservation Ordinance
Prior to 1989, a preservation ordinance did not exist in the City of Laguna Beach. Instead, the Title 14 municipal code included a “Historic Preservation” section in the Downtown Specific Plan which required the Design Review Board to “take into account the historic value of a structure as part of its design review consideration” for both residential buildings and commercial buildings located within the Local Business Professional zone, the Commercial Hotel-Motel zone, and the Downtown Specific Plan (City of Laguna Beach 1989b). There were no incentives available to assist property owners with the cost of maintenance and rehabilitation of their historic buildings. Although there was a design review requirement for alterations to all buildings, there was not a standard set of guidelines that could be applied to historic buildings.
Additionally, a historic register did not exist that could aid planning staff in identifying historic buildings that would require special attention from the Design Review Board. Code requirements for additions often posed compatibility issues for historic buildings and resulted in costs that were so high that it was more affordable for the property owner to demolish and build new rather than to preserve their building. There 20 2. Laguna Beach Historic Preservation
8 ASM Affiliates
were no requirements for scale and mass of new construction buildings within largely historic neighborhoods and commercial districts which resulted in bulky new buildings that did not blend with the surrounding built environment (City of Laguna Beach 2005).
The City’s first Historic Preservation Ordinance was adopted on August 15, 1989, and satisfied Goal 1 of the Laguna Beach Historic Resources Element. Additionally, it repealed the “Historic Preservation” section of the Downtown Specific Plan. An entire new chapter, 25.45, was added to the City of Laguna Beach Municipal Code, encompassing the Historic Preservation Ordinance. The General Provision of the ordinance included:
The Laguna Beach Historic Register
The Historic Preservation Ordinance established a voluntary historic register to be maintained by the City Clerk for structures identified in the historic resources inventory (as recognized per resolution 82.111) and structures identified as heritage structures in the South Laguna Specific Plan. The identified structures were eligible to apply for placement in the LB Register and noted with the classification of “E” Exceptional, “K” Key, and “C” Contributive (based on the 1981 citywide survey).
Historic Preservation Incentives
The ordinance was intended to provide incentives to owners of structures in the LB Register to maintain, preserve, and improve their historic properties. The incentives included parking variances and conditional use permits, waived fees for building permits and planning application fees for projects that preserved the historic character of the building, building code deviations that aligned with State of California Historical Building Code, additions to historic commercial buildings without having to comply with current zoning regulations or nonconformities, setback flexibility, density bonuses, and relief from other requirements generally not afforded to other building projects. Owners of properties listed in the LB Register were offered recognition of their buildings with special designation plaques.
Design Review Approval
Permits for construction, exterior alteration, enlargement or demolition of a structure listed in the LB Register were prohibited without approval by the Design Review Board during a public hearing, inclusive of the requirements set forth in section 25.45.008 Procedures for the Alteration of Historic Register Structures, 25.45.010 Procedures for Demolition, 25.45.012 Unsafe or Dangerous Conditions, 25.45.014 Illegal Demolition & Penalty for Violations. Interior modification and minor exterior alterations were exempt.
Heritage Committee
The Heritage Committee was established by the City Council with the role of serving as an advisory group in matters pertaining to historic preservation as specified within the historic preservation ordinance.
Designation Procedures
Structures in the Historic Resources Inventory list were eligible to apply for the LB Register. The designation process required a written request to the City Clerk, inclusive of an application listing all information pertaining to remodels or exterior alterations made after the properties were identified for inclusion in the Historic Resources Inventory list, which was finalized on December 21 2. Laguna Beach Historic Preservation
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 9 21, 1982, or the South Laguna Specific Plan which was finalized September 1983. There was no fee required to file an application to the LB Register. Only the property owner was permitted to apply for the LB Register. Structures not included on the Historic Resources Inventory could apply to have their property listed in the LB Register, however, they were required to submit their application to the Heritage Committee for review and recommendation for designation.
Recommendations were to be finalized by the Director of Community Development.
Removal from the LB Register
Removal from the LB Register was subject to City Council approval with recommendation from the Heritage Committee. Removals had to take into consideration any benefits or incentives that the property owner may have received in exchange for inclusion in the LB Register, including but not limited to waived permit fees, parking variances, conditional use permits, building code deviations, zoning variances, and special recognitions. Filing fees for removal were determined by resolution of the City Council.
Formation of the Heritage Committee
On February 6, 1990, the City Council voted 4-0 to retain the existing committee structure and to add a Heritage Committee inclusive of seven members (City of Laguna Beach 1990a: 7-11). On February 20 of the same year, an election to review the applications and interview results for the appointment of members was scheduled for March 20, 1990 (City of Laguna Beach 1990b; 23). On that date, the City Council cast its votes via secret ballot, electing the following individuals as members of the City’s first Heritage Committee: Steve Crawford, Anne Frank, Trudy Grossman, Helen McPherson, Robert Meyerhof, Sharon Heath, and Beverly St. Clair. It is not known when the Heritage Committee held its first official meeting, however, a report was submitted to City Council by member Steve Crawford for discussion at the June 19, 1990, budget meeting, in which he requested $2,000 be allotted to the Heritage Committee to “help with their goals” which included making the city “aware of their existence” (City of Laguna Beach 1990c; 14).
The earliest minutes of the Heritage Committee meeting that were available in the city archives are dated August 20, 1990 (City of Laguna Beach 1990d). The minutes included approval of minutes that had been recorded at the previous meeting in June 1990. Given this information, it can be assumed that the Heritage Committee held its first meeting sometime between March 20, 1990 (the date of its appointment) and June 30, 1990, as June was the first reference of meeting minutes being recorded as well as a request for funds to City Council by an active member.
1995 Ordinance No. 1309
On November 21, 1995, the City Council adopted Ordinance No. 1309 which was an amendment to municipal code section 25.45.006(A) regarding granting historic preservation incentives. The changes included the following provisions:
LB Register Preservation Incentives
The stipulation for the issuance of a conditional use permit to allow for a reduction in parking was slightly revised to include “visible interiors” in addition to all exteriors, when determining the degree to which the historic character of the building is observed and/or enhanced. This applied to commercial structures with “E,” “K,” and “C” ratings and only if the interiors were integral to the historic building design.
22 2. Laguna Beach Historic Preservation
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Procedures for the Alteration of LB Register Structures The section was revised to state that interior changes are not required to be reviewed unless they are integral to the historical building design. An additional requirement for the Heritage Committee to provide recommendation for the proposed changes to the Design Review Board of any alteration to “E” rated structures was implemented.
2006 Revised Historic Preservation Ordinance
On January 10, 2006, a revised City of Laguna Beach Historic Preservation Ordinance was adopted that included the following changes:
Design Review Approval
Previously the approval by the Design Review Board for construction, exterior alterations, enlargement, or demolition of buildings and structures was required for properties listed in the LB Register. The updated ordinance required Design Review Board approval for properties listed in the City’s Historic Inventory list as well.
Designation Procedures
This section of the ordinance was revised to require a written agreement (Preservation Agreement) as a requirement of LB Register designation. The agreement between the City and the property owner acknowledges the owner’s obligations and responsibilities to ensure preservation of the historic character of the structure.
Provisions for designation were also established for properties not included in the Historic Resources Inventory. Such properties must be at least 50 years old and meet one of the following criteria:
a. Retain their original appearance and architectural integrity using the rating system of “E,” “K,” and “C” as described in the historic resources element of the general plan.
b. Structures that most represent character, interest, or value as part of the heritage of the city.
c. Location as a site of significant historic event.
d. Identified as associated with a person or persons or groups who significantly contributed to the culture and development of the city. e. The exemplification of a particular architectural style or way of life important to the city.
f. Embodies the elements of outstanding attention to architectural design, detail, materials, or craftsmanship.
Additionally, as part of their consideration of a requested designation, the Heritage Committee could request information and architectural plans for any anticipated projects (such as renovations or additions) planned for the structure.
23 2. Laguna Beach Historic Preservation
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 11 Removal from the LB Register
Either a property owner or the City can initiate the removal of a property from the LB Register and shall be subject to approval by the City Council with recommendation from the Heritage Committee.
Repayment or Restoration of Benefits/Incentives
Repayment or restoration of any utilized benefits/incentives could be required, as set forth in section 25.45.006, when (a) the property owner or the city initiates a request to remove the structure from the historic register; or (b) anytime unauthorized modifications to the historic structure are made including demolition or partial demolition of an historic structure. Additional penalty fees were added as a stipulation to the ordinance as set forth in section 25.45.014.
Building Permit and Planning Application Fees
For newly designated properties in the LB Register, prior building permits and planning application fees would be refunded if the Heritage Committee found that proposed changes preserved the historic character of the building and were consistent with approved plans prior to finalization of the building permit.
Financial Incentives
Owners of properties with “E” and “K” ratings listed in the LB register became eligible to apply for a Mills Act Contract.
Procedures for the Alteration of LB Register Structures A structural and historical assessment would be required to determine if proposed alterations could be accomplished without removing the historic character-defining features. Submitted plans must clearly identify all the historic building elements of the structure to be obtained or removed.
A preconstruction meeting had to take place before the issuance of any building permit. The meeting was intended to ensure the protection of identified historic fabric that would be retained during construction d. The property owner, contractor, assigned inspector, city staff member and/or Heritage Committee member, and project architect were all required to attend the meeting.
Procedures for Demolition
This section was revised to include compliance with the provisions of the California Environmental Quality Act in addition to Title 14 of the City of Laguna Beach municipal code. These provisions apply to all historic structures listed in the LB Register as well as the structures in the historic Resources Inventory.
The language regarding the Illegal Demolition and Penalty for Violations was revised to state that the five-year stay in the issuance of a building permit for any new construction at the site previously occupied by the demolished historic structure would apply only to properties listed in the LB Register and would no longer be applicable to properties listed in the Historic Resources Inventory.
For the illegal demolition of properties listed in the Historic Resources Inventory, the stay of issuance of a building permit was reduced to two years. 24 2. Laguna Beach Historic Preservation
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2020 Revised Historic Preservation Ordinance
On August 11, 2020, the City of Laguna Beach adopted Historic Preservation Ordinance 1650 which incorporated substantial changes from the previous ordinance. The provision for CEQA compliance was included in the ordinance in addition to explicit reference to building code exemptions and CEQA emergency exemptions. The new ordinance also included definitions related to historic preservation and clarified the differences between the LB Register and the Historic Resources Inventory. The most distinct difference between the previous ordinance and 1650 was the elimination of the 1981 Historic Resources Inventory, rendering the 1989 Ordinance 82.111 obsolete.
Succinct steps for applying to the LB Register were outlined and the Heritage Committee’s advisory role was strengthened in making those recommendations to the Planning Commission. The historic preservation incentives were streamlined and the requirements for receiving the incentives were made clearer. The requirement for a preconstruction meeting was eliminated; however, the Secretary of the Interior’s Standards for the Treatment of Historic Properties was included as the authoritative guidelines to adhere to for all designated properties, which had not been directly stated in previous ordinances. The penalty fee for illegal demolition was consolidated to up to a $10,000 fine and included stronger deterrent language.
After receiving approval of the changes to the ordinance by the California Coastal Commission, an amended version of the Ordinance (1670) was adopted on April 26, 2022, and was inclusive of the requirements for Coastal Development Permits.
2.3 Mills Act Program
On September 20, 1993, the Laguna Beach City Council voted 4-0 to adopt the use of the Mills Act incentive program under Resolution No. 93.074 (City of Laguna Beach 1993a; 8). Resolution No. 93.074 stated that the incentive was only available to “E”-rated structures that were listed in the LB Register at that time or placed in the LB Register at a future date (City of Laguna Beach 1993b). Resolution No. 93.075 included the adoption of a $165 fee for processing Mills Act contracts and made effective on September 21, 1993 (City of Laguna Beach 1993c). According to the spreadsheet of all properties listed in the LB Register, provided to ASM by the City of Laguna Beach, the earliest recorded Mills Act Agreements were in 1995 (2), followed by just one a year in the late 1990s. Nine total Mills Act contracts were recorded from 2002 to 2007. The number of agreements began to increase in 2008 with seven recorded in just that year and nearly 80 more in the following decade through 2019. In 2020, the totals begin to drop, possibly due to the COVID-19 pandemic. The totals per year are as follows:
1995 (2), 1996 (1), 1997 (1), 1998 (1), 2002 (1), 2004 (1) 2005 (2), 2006 (2), 2007 (3), 2008 (7), 2009 (7), 2010 (6), 2011 (8), 2013 (1), 2014 (4), 2015 (5), 2016 (12), 2017 (10), 2018 (10), 2019 (15), 2020 (6), 2021 (4), 2022 (4), 2023 (3).
In 2008, the Heritage Committee began discussing revisions to the Mills Act program. When discussions began, “K”-rated properties identified in the Historic Resources Inventory could apply per the 2006 Historic Preservation Ordinance. However, when the committee agreed to proceed with amending the program requirements, it placed a 1- to 2-year moratorium on reviewing any “K”-rated properties and continued to review only “E”-rated properties going forward. At the end of 2010, the Heritage Committee recommended drafting the proposed changes to the program which took approximately a year to submit to the City Council for review.
25 2. Laguna Beach Historic Preservation
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 13 On April 17, 2012, the City Council approved the proposed Mills Act program changes (City of Laguna Beach 2012). The changes were as follows:
1. Applicants for “E”- and “K”-rated structures listed in the LB Register required to have a preliminary meeting with staff liaison.
2. Application fee of $225 and assessment of the property required by a Qualified Historic Consultant with a fee deposit of $2,000; any unused amount of the deposit would be refunded to the applicant.
3. Implementation of a deadline of April 30 to be considered for the following tax year.
4. A priority consideration list to qualify properties and Heritage Committee provides recommendation to City Council in ranking order for approval.
5. If a Mills Act application is not approved in any given year by the City Council, the applicant can revise the application and resubmit it in any subsequent year.
While the 2012 Mills Act Program changes did not eliminate “K”-rated structures from being eligible to apply, the changes did require more extensive research and scrutiny over which properties would be recommended for contracts to City Council. A review of archived meeting minutes of the Heritage Committee revealed that between 2013 and 2014, there was ongoing discussion regarding issues with the assessment reports being completed by the consulting firm. The Committee was not happy with the application format and began researching ways to improve it for ease of use by applicants, transparency, and thoroughness. In March 2014, staff distributed new forms for use by historic consultants for the Committee to review and provide comments. The revised Mills Act application was approved by the Heritage Committee and suggested to be made available online for the public to access (City of Laguna Beach 2014).
2.4 Preservation Agreements
Preservation Agreements are separate from Mills Act preservation agreement contracts which serve a different purpose as property tax incentives. The Preservation Agreements that became a requirement of local designation in 2006 are a binding contract between the City of Laguna Beach and the owner of the property listed in the LB Register. The property owner agrees that “the Subject Property shall not be altered or demolished without prior approval by the City of Laguna Beach.” The agreement is required to be “recited” in any Real Property Report required for the sale of the Subject Property in accordance with Chapter 14.76 of the Laguna Beach Municipal Code. The termination and/or amendment of the agreement is prohibited without the prior written approval of the City of Laguna Beach. A termination of the agreement must be requested by the property owner or the City of Laguna Beach before the termination can be recorded with the county. The agreement constitutes a “covenant running with and binding the land in accordance with the provisions of California Civil Code Section 1468” and binds “all parties having any right, title or interest in the Subject Property or any part thereof,” including their heirs and successors.
The earliest recorded Historic Preservation Agreements were executed in 1992, as identified in the spreadsheet of properties provided to ASM by the City of Laguna Beach (City of Laguna Beach 2024).
These early agreements that pre-date their requirement as part of the designation process were strictly voluntary.
A graphic timeline including the legislative decisions and events related to historic preservation in the City of Laguna Beach as described in Section 2 above, is attached to this report as Appendix B. 26 27
3. Subject Properties
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 15
3. SUBJECT PROPERTIES
In total, 54 properties (subject properties) designated in the City of Laguna Beach Historic Register and included on Table 1 below are lacking Preservation Agreements. The properties are located within both north and south Laguna Beach, and the years of construction range from 1897 to 1951. The properties are presented below in chronological order of their date of designation in the LB Register between 1989 (the year the LB Register was first established) and 2019. The table below also includes each property’s Historic Resource Inventory classification, architectural style, and year of construction.
Table 1. LB Register Properties Without Preservation Agreements Historic
Register
Number
Date
Approved by
Heritage
Committee
Street
Number Street Name
Current
Classification Architectural Style
Year
Constructed
1 09/19/89 505 Forest Avenue E Med Revival (City Hall) 1951 2 09/19/89 501 Forest Avenue E Med Revival (Fire Station) 1931 3 09/19/89 521 Forest Avenue K Med Revival (Sewer Plant) 1935 4 10/04/89 2688 Glenneyre Street E Cottage 1920-28
16 10/17/89 1245 Catalina Street C Bungalow 1935-36
18 10/17/89 487 Shadow Lane K Cottage 1922-35
47 10/17/89 31641 Third Ave C Tudor Revival 1935
29 10/18/89 680 Virginia Park Drive E Normandy Revival 1936 5 10/19/89 950 Glenneyre Street K Bungalow 1930
30 10/20/89 590
North Coast
Highway C Cottage 1938
40 10/27/89 494 Brooks Street C Bungalow Cottage 1930-40 41 10/27/89 2756 Solana Way C Shingled Cottage 1934
42 10/30/89 453 Palmer Place K Craftsman Cottage 1931
43 10/30/89 524 Park Avenue C Cottage 1907-28
50 11/06/89 1280 Brangwyn Way C Shingled Bungalow 1922
51 11/08/89 504 Park Avenue C Shingled Cottage 1912-33
55 11/14/89 429 Shadow Lane K Board & Batten 1935
57 11/17/89 412 Glenneyre Street E Settlement House 1897 59 11/17/89 2616 Queda Way E Med Villa 1940
89 11/17/89 2691 Victoria Drive C Board & Batten 1938
62 11/28/89 466 Aster Street K Craftsman 1923-27
63 12/05/89 170 Chiquita Street K Colonial Revival 1922 64 12/06/89 1140
North Coast
Highway C Med Revival 1935
65 12/13/89 455 El Bosque E Normandy Revival 1932
67 01/07/90 234 Forest Avenue E
Renaissance Bakery-Flat
Roof 1928
66 01/17/90 326 Forest Avenue K Remodel 1916
73 04/02/90 340 Diamond Street K Eclectic Shingled 1929-40 80 02/12/91 790
North Coast
Highway K Craftsman 1925
81 02/20/91 1574
North Coast
Highway C Mediterranean 1942
83 03/22/91 520 Alta Vista Way C Frame House 1930-34
87 05/24/91 1504 Carmelita Street K Board & Batten 1909 91 06/27/91 859 Cliff Drive E Provincial Revival 1930
92 07/08/91 415 Aster Street C Box Plan-Bungalow 1922-30 111 09/26/91 1990 Glenneyre Street C Craftsman 1924
72 03/15/92 860 Wendt Terrace K Eclectic Germanic 1927
28 3. Subject Properties
16 ASM Affiliates
Historic
Register
Number
Date
Approved by
Heritage
Committee
Street
Number Street Name
Current
Classification Architectural Style
Year
Constructed
109 05/04/92 387 Oak Street K Med Revival 1928
112 05/11/92 1 Rockledge Road E Italian Villa 1929
113 05/19/92 676
Bluebird Canyon
Dr C Shingled Cottage 1924-35
118 01/13/93 2699 Solana Way E Bungalow 1930
120 06/15/93 430 Park Avenue E Med Revival 1933
123 08/27/93 31672-4 Coast Highway K French Revival 1928 124 10/08/93 1195 Catalina Street K Cottage 1935
198 10/19/95 761 St Ann's Drive K Board & Batten 1927
88 08/18/97 2713 Victoria Drive C
Board & Batten
(demolished) 1929-40
182 06/08/99 362 Brooks Street K Beach Cottage 1935
242 04/25/01
1936 -
70 South Coast
Highway C 1936
21 06/12/01 31946 Virginia Way C Beach House 1937
236 11/20/06 31544 Eagle Rock C Board & Batten 1931
237 02/26/07 206-212
North Coast
Highway E See 273-275 Lower Cliff 1917
239 02/25/08 415 Forest Avenue E Church, bungalow 1927&1948 240 02/25/08 625 Seaview Street C Ann Hathaway style cottage 1931 291 3/16/2015
586 /
590 St Ann's Drive E Beach Cottage 1935
291 3/16/2015 761 Wilson Street E Beach Cottage 1933
305 6/20/2016 631 Virginia Park Drive E Eclectic Cotswold Cottage 1926 325 11/18/2019 1745 Catalina Street K
Spanish Mediterranean
Revival 1922
3.1 Assessment Methodology
Research
ASM began this project with a kick-off meeting to clarify project objectives, discuss past preservation efforts, and obtain all relevant documents. ASM met with members of the City’s Community Development department and established weekly meetings to maintain regular communication. The City provided a master list of all locally designated properties that detailed which properties have or are missing Preservation Agreements, which properties have Mills Act agreements, and each property’s Historic Resource Inventory categorization, architectural style, and other property-specific information. ASM was provided multiple city records to review, ranging from boxes of archival documents to online digitized records. Some documents were associated with the development of the City of Laguna Beach historic preservation program that primarily consisted of Heritage Commission meeting minutes, informational handouts, and legislative documents.
ASM conducted in depth research and analysis of the City’s legislative documents including Heritage Committee, Planning Commission, and City Council meeting minutes, city resolutions, the original City of Laguna Beach Historic Resources Element and all Historic Preservation Ordinances to gain an understanding of the changing requirements for designation in the LB Register over time. The earliest mention of a Preservation Agreement was at the June 9, 1993, Planning Commission meeting in which staff presented a report about the implementation of a Mills Act Program. An example of an actual Mills Act 29 3. Subject Properties
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 17 contract from the City of La Verne, titled “Historic Property Preservation Agreement” was included in the report as “Exhibit C” (City of Laguna Beach 1993d).
After an extensive review of the City’s physical archives and online Arc GIS database, further research was conducted in-person and online at the Orange County Recorder’s Office, where Preservation Agreements are recorded by the City. Agreement documents cannot be searched by address but can be searched by the party that filed a document, so ASM began reviewing property agreements and deed restrictions filed by the City of Laguna Beach. ASM first conducted an online sample search of all the County agreement documents filed by the City in 1989 and 1990 but did not find any Preservation Agreements. ASM then expanded the timeframe of our search starting with 1992, the date of the oldest known Preservation Agreements, and ending with 2019 which is the year of the most recent designation date of the subject properties. The search generated hundreds of record numbers which were reviewed in person at the Orange County Recorder’s Office located in Laguna Hills.
Reconnaissance Survey
Concurrent with the archival research, ASM architectural historians Shannon Davis, Laura Taylor Kung, Jacqueline Padilla-Perez, and Madeline Gonzalez conducted an initial windshield survey of the subject properties to familiarize themselves with the variety of historical architectural styles in Laguna Beach and identify any that were not visible from the public right-of-way. After the City coordinated access to some of the properties, ASM architectural historians Jacqueline Padilla-Perez and Madeline Gonzalez conducted a second reconnaissance-level field survey of the subject properties on July 30, 2025, and August 1, 2025.
ASM conducted the surveys following the National Register of Historic Places Bulletin 24: Guidelines for Local Surveys: A Basis for Preservation Planning, which is the professionally accepted baseline for conducting historical resource surveys. The goals of the survey were to assess whether the criteria for which each property was previously designated are still applicable and whether any resource has experienced a loss of integrity since it was designated. ASM created a customized map based ARCGIS file to record survey data and photographs with hand-held tablets. ASM photographed the subject properties and recorded data that was observed on site.
Personal Interviews
As ASM conducted research and the survey work, several individuals with knowledge of the City’s administrative and historic preservation history were also contacted to more fully develop the history of the City’s Preservation Agreements:
Barbara Wiseman – Property owner residing at 170 Chiquita Street Ms. Wiseman was one of the first property owners to apply for the LB Register in the winter of 1989. The City’s Senior Planner, Tamara Campbell, asked if she would like to apply and Ms.
Wiseman stated that Ms. Campbell championed the historic preservation program when it was first introduced. When asked if she was asked to enter into a Preservation Agreement with the City, she recalled only that when she applied for building permit approximately 2–3 years after her property had been listed in the LB Register, she was told that she would have to sign a “deed restriction” in order to have the permit fees waved. She stated that she did not want to sign one and elected to pay the permit fees.
Tamara Campbell – Former Senior Planner for the City of Laguna Beach As a resident of Laguna Beach, Ms. Campbell served on the Heritage Committee from 2005-10.
Ms. Campbell confirmed that anyone with a property listed in the Historic Resources Inventory was eligible to apply for the LB Register and that she actively asking owners to apply. When asked if there was a requirement for properties listed in the register to have a Preservation Agreement, she stated that it was not a requirement prior to her departure in 1993. When asked if she could 30 3. Subject Properties
18 ASM Affiliates
recall if there was a requirement during her tenure as a member of the Heritage Committee, she said she could not.
Cathy Jurca – Local Historic Preservation Advocate and Heritage Committee Member Ms. Jurca stated that the policies regarding historic preservation in the city had changed and there had been multiple revisions to the preservation ordinance. She was familiar with the 2006 Historic Preservation Ordinance that required a Preservation Agreement but was not certain if the 1996 ordinance required it, believing that one to do more with the parking incentives.
Comparison of Properties With and Without Preservation Agreements After conducting research and interviews, ASM theorized that the missing agreements might be due to the lack of the requirement of a Preservation Agreement until 2006. However, there are extant agreements from as early as 1992. ASM further theorized that those early Preservation Agreements could be the result of prior Planning Staff’s proactive encouragement of property owners to enter into agreements with the waiving of permit fees, prior to their requirement.
To prove this theory, ASM selected eight of the subject properties listed in the LB Register between 1992, the earliest year that Preservation Agreements were recorded, and 2006, the year that Preservation Agreements became a requirement for inclusion in the LB Register (identified with an asterisk in Table 2).
ASM also included five properties with extant Preservation Agreements recorded prior to 2006 that are not one of the subject properties:
1. 2510 South Coast Highway
2. 489 Pearl Street
3. 410 St Ann’s Drive
4. 31382 Monterey Street
5. 40 N La Senda
The planning and building records available in the City online Arc GIS database were thoroughly examined for both the eight subject properties and the five test properties. The records reviewed included planning review applications, historic register applications, letters from staff to the property owners, letters from the property owners addressed to the City, property photos, Preservation Agreements and Mills Act contracts, meeting minutes, building permit records, and inspection cards, among others.
The comparison of the properties revealed a correlation between the recordation of a Preservation Agreement prior to 2006 and the submission of applications for planning review and building permits.
Preservation Agreements were recorded within one to eight months after an application was filed for major alterations to the primary building with the planning and building and safety departments. Properties without Preservation Agreements did not submit permit applications outside of minor building, plumbing, mechanical, and electrical permits or landscape projects prior to 2006.
Two example properties provide an illustration:
410 St. Ann’s Drive – Extant Preservation Agreement
• Approved for designation by the Heritage Committee on August 14, 2000 • Historic Preservation Agreement recorded on May 10, 2001 (Appendix C, pages 1-2) 31 3. Subject Properties
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 19 • Building permit record for total roof replacement dated September 12, 2001 (Appendix C, page 3) • Inspection record card finalized on October 5, 2001 (Appendix C, page 4) 387 Oak Street – No Preservation Agreement
• Approved for designation by the Heritage Committee on May 4, 1992 • Building permit records for garden block wall dated October 30, 2001 (Appendix D, pages 1-5) • Building permit records for replacement roof tiles dated April 19, 1993 (Appendix D, pages 6-7) • Building permit records for replacement floor furnace dated December 11, 1992 (Appendix D, pages 8-9)
The informational interviews conducted with prior city employees and the permit record research clarified that staff ensured that a Preservation Agreement was recorded before the permits were issued without fees.
Prior to the 2006 revisions to the Preservation Ordinance, there was no requirement for properties listed in the LB Register to record a Preservation Agreement. Planning staff instead used Preservation Agreements as a tool and financial incentive to encourage property owners to apply for the LB Register or, if already listed, to formally agree to preserve it. Some property owners, like Barbara Wiseman, were invited to enter into a Preservation Agreement and/or apply for inclusion in the register with waived fees being offered as an incentive yet opted not to enter into an agreement or apply for the register, deciding instead to pay the permit fees.
3.2 Findings
After a thorough review and analysis of the archival materials described above in combination with observations during the field survey, ASM recommends that 33 of subject properties should remain designated in the City of Laguna Beach Historic Register, six should be removed from the LB Register, and the eligibility of 15 should be reconsidered due to a variety of factors as outlined in Table 2. Of the 33 that should remain designated, seven require a Preservation Agreement.
ASM has determined that the vast majority of properties missing Preservation Agreements were listed prior to that being a requirement for designation with the revised 2006 Historic Preservation Ordinance. Of the 54 assigned properties within ASM’s scope of work, 46 (85 percent) were designated prior to 2006. The majority of those should remain designated and considered “grandfathered” in (highlighted in green in Table 2 below). However, there are four among those 46 that are recommended for removal from the LB Register due to loss of integrity since their date of designation. Finally, there are two properties that should be removed because research revealed that the property owner previously completed the process for removal from the LB Register and paid fees to do so, however those properties are still incorrectly included in the master list maintained by the city.
Eight properties (15 percent) were added to the LB Register after the adoption of the revised 2006 Historic Preservation Ordinance. ASM was able to locate the Preservation Agreement for one of the eight properties (415 Forest Avenue/300 2nd Street). Therefore, seven properties out of the 54 are truly missing a Preservation Agreement that should have been recorded before they were included in the LB Register. The seven properties are noted with a “Y” under Missing PA column and highlighted in blue in Table 2 below. 32 3. Subject Properties
20 ASM Affiliates
Table 2 details the results of ASM’s analysis and provides “Recommendations” for next steps pertaining to whether a property should be removed, reconsidered, or remain on the LB Register. Each property has been assigned a number 1–10 which are defined as:
1. REMOVE, the property owner or the City requested to be removed from the LB Register, paid the fees, and the removal was officially recorded (Appendix I)
2. REMOVE, the property owner or the City requested termination of the Preservation Agreement, and the termination was recorded with the County.
3. REMOVE, the original property has been drastically altered or demolished and replaced with new construction.
4. RECONSIDER, property owner or City submitted the request for removal, but no other record of official removal exists.
5. RECONSIDER, the property is currently under construction, and its continued eligibility should be assessed after construction is complete.
6. RECONSIDER, evidence of a prior determination by the Heritage Committee and/or information in a historic assessment report indicates a change in classification may be appropriate.
7. RECONSIDER, observation of the property indicates sufficient loss of integrity that this property may warrant removal from the LB Register after discussion with the Heritage Committee
8. RECONSIDER, property is obscured and was not accessible during the survey, or the owner did not grant permission to enter and could not be viewed.
9. REMAIN, property was designated prior to 2006 and therefore a Preservation Agreement is not a requirement. The property retains integrity as classified.
10. REMAIN, property was designated in 2006 or later and therefore a Preservation Agreement will be required. The property retains integrity as classified. 33 3. Subject Properties
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 21 Table 2. SUBJECT PROPERTY FINDINGS
Street No. Street Name Architectural Style Classification Finding Mills
Act
Missing
PA Notes
31641 3rd Avenue
Beach Cottage
(Craftsman) C 9 N X
Appears to have been sold in 2014; Historic
Resources Report was made for this property
520 Alta Vista Way
Beach Cottage
(Vernacular) C 9 N X
Last on the market in 2003; Known as the “Pink
House.” Displays high integrity.
415 Aster Street Box Plan – Bungalow C 6 Y X Upgraded to “K” in 2018 by Heritage Commission. 466 Aster Street Craftsman K 9 N X
*676
Bluebird Canyon
Drive
Beach Cottage
(Vernacular) C 8 N X
Last sold in 2003; also sold in 1988. Investigate
viability, it seems that the shingles were of
“importance” of the property, and they have since
been removed. NO VISIBILITY OR ACCESS.
1280 Brangwyn Way Shingled Bungalow C 8 N X
Not very visible — can only see driveway and one
side from PROW
362 Brooks Street
Beach Cottage
(Craftsman) K 2 N X
Recommended to be changed from “K” to “C” by
Heritage Comm. in 2003; Last sold in 2011.
AGREEMENT TERMINATED 10/14/05
494 Brooks Street
Beach Cottage
(Craftsman) C 3 N X
Property changed hands multiple times since
1988; OCA Year Built is 1989; property appears
entirely of contemporary design, possibly NEW
CONST.
1504 Carmelita Street
Vernacular
[Agriculture] K 7,8 N X
Deed transfer from 1985 associated with APN; No
planning or building files available online.NO
ACCESS PER OWNER. NOT INTERESTED IN LISTING.
*1195 Catalina Street
Beach Cottage
(Craftsman) K 9 N X
Changed hands multiple times since 1988. 1994
Orange County Historic Preservation home loan to
rehab and repair home. 1993 plans for bedroom
addition were withdrawn.
1245 Catalina Street
Bungalow
(Craftsman) C 9 N X Last sold in 1975; Deed transfer in 1983 1745 Catalina Street
Period Revival:
Mediterranean K 10 Y Y Sold multiple times since 2004;
170 Chiquita Street Colonial Revival K 9 N X
Granny Flat added in 1990 and approved by
Heritage Commission.
859 Cliff Drive Provincial E 9 N X
Addition approved in 1991. Variance approved in
1992.
34 3. Subject Properties
22 ASM Affiliates
Street No. Street Name Architectural Style Classification Finding Mills
Act
Missing
PA Notes
*31672-31674 Coast Highway
Period Revival:
French Chateau K 7 N X
Alteration to ground level windows, possibly were
originally storefront and are now smaller, operable
windows.
340 Diamond Street Cottage (Vernacular) K 9 N X Last sold 1989 31544 Eagle Rock Way
Beach Cottage
(Vernacular) C 10 N Y Appears to have changed hands in 2014 455 El Bosque Normandy E 9 N X Application for historic register on file. 234 Forest Avenue Flat Roof E 3 N X
Originally Covern’s Bakery, first bakery in Laguna
Beach. In 2016 the building was assessed by two
historic consultants and determined to no longer
maintain historic integrity.
326 Forest Avenue K 9 N X
415/300
Forest Avenue/ 2nd
Street
Gothic “inspired”
Mediterranean
Revival E 9 N FOUND
The Preservation Agreement for this property was
found during research at the County Recorder's
Office.
501 Forest Avenue
Mediterranean
Revival E 9 N X
505 Forest Avenue
Mediterranean
Revival E 9 N X
521 Forest Avenue
Mediterranean
Revival K 9 N X
Zoning ordinance amendment 7/18/89 states that
all city buildings listed on the historic building
inventory will automatically be added to the
register.
412 Glenneyre Settlement House E 9 N X
950 Glenneyre
Bungalow
(Craftsman) K 9 N X Property changed hands in 1994;
1990 Glenneyre Craftsman C 9 N X
Application for 2nd story addition approved by
Heritage Comm. 2002
2688 Glenneyre Beach Cottage E 5 Y X
Sold in 2016 for the first time since 1978; Mills Act
Application and Historic Assessment Report.
CURRENTLY UNDER CONSTRUCTION.
206-212 N. Coast Hwy E 10 N Y Listed in GIS as 212 S Coast Hwy. 590 N. Coast Hwy Cottage C 4 N X
Request to remove from Register 5/1/1992. Short
term rental 2018. WEST FACADE NOT VISIBLE
FROM PROW.
790 N. Coast Hwy Craftsman K 8 N X
PRIMARY FAÇADE NOT VISIBLE, all other facades
were fairly visible.
1140 N. Coast Hwy Mediterranean C 9 N X Single family to multi to commercial? 35 3. Subject Properties
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 23 Street No. Street Name Architectural Style Classification Finding Mills
Act
Missing
PA Notes
1574 N. Coast Hwy Mediterranean C 5 N X
Owner requested removal from historic register in
1994 and 1996. NOT ENTIRELY VISIBLE FROM
PROW
*387 Oak Street
Period Revival:
Mediterranean K 9 N X
Property changed hands multiple times since
2008; PDF shows there was a request for a plaque
on the house. CURRENTLY UNDER CONSTRUCTION
453 Palmer Place
Craftsman /
Storybook K 9 N X Changed hands multiple times since 1998 *430 Park Avenue
Mediterranean
Revival E 9 N X
Partially constructed of salvaged materials from
the 1939 Long Beach earthquake.
504 Park Avenue Shingled Cottage C 9 N X
524 Park Avenue Cottage C 9 N X
2616 Queda Way
Period Revival:
Mediterranean E 5 N X
Recently sold in 2024; was sold in 1988;
CURRENTLY UNDERGOING RENOVATIONS.
*1 Rockledge Road Italian Villa E 8 N X
Last sold 1989; multiple deed transfers since; no
photos available online. NO ACCESS PER OWNER.
625 Seaview Street
Ann Hathaway Style
Cottage C 10 N Y
Recommended for downgrade to a “C” category by
Heritage Commission in 2008 due to modifications.
NOT VISIBLE, CONTENTIOUS OWNER.
429 Shadow Lane
Beach Cottage
(Craftsman) K 9 N X
Changed hands multiple times since 1990; House
constructed on an unusual angle
487 Shadow Lane
Beach Cottage
(Craftsman) K 9 N X Changed hands in 2000
2699 Solana Way Bungalow E 3 N X
ORIGINAL RESIDNECE DEMO'D. NEW
CONSTRUCTION OF ENTIRE HOUSE IN 2023.
2756 Solana Way
Beach Cottage
(Vernacular) C 9 N X Last sold in 2003;
*1936-1970
(1956) S. Coast Hwy
Beach Cottage
(Tudor) C 7 N X
Modifications to exterior not favored by Heritage
Comm. as they did not keep historic character.
2004; Last sold in 2016
761 St. Ann’s Drive Board & Batten K 1,6 N X
Approved for removal from register in 2001.
Owners requested termination only one month
after they entered into the agreement because the
designation did not provide them with parking
benefits. REMOVED FROM REGISTER 8/31/01.
586-590/761
St. Ann’s Drive/
Wilson Street Beach Cottage E 10 Y Y
Unclear if 586 & 590 are separate residences —
lots of vegetation and hidden (only 590 is slightly
visible from corner). Recommended to be “C” by
36 3. Subject Properties
24 ASM Affiliates
Street No. Street Name Architectural Style Classification Finding Mills
Act
Missing
PA Notes
Heritage Commission 2003. Mills Act in 2015 with
upgrade to “E”. NOT VISIBLE / NO ACCESS.
2691 Victoria Drive
Beach Cottage
(Vernacular) C 8 N X
Recently sold in 2019. Main dwelling no access and
not visible.
2713 Victoria Drive
Period Revival:
Mediterranean C 3 N X
Recommended to be removed from register in
2002; last sold in 2012; ORIGINAL RESIDENCE
DEMOLISHED
631 Virginia Park Drive
Eclectic Cotswold
Cottage E 10 N Y
680 Virginia Park Drive Normandy E 9 Y X
Only slightly obscured — on a hill, many features
are still visible
*31946 Virginia Way
Beach Cottage
(Vernacular) C 7 N X NO DOCUMENTS AVAILABLE ONLINE
860 Wendt Terrace Eclectic Germanic K 1 N X
Recommended for removal from register in 2001.
Agreement terminated REMOVED FROM REGISTER
7/17/01.
COLOR LEGEND
REMAIN
RECONSIDER
REMOVE
REQUIRES PRESERVATION AGREEMENT
*One of the 8 properties researched thoroughly and compared to those with extant Preservation Agreements 37 3. Subject Properties
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 25 Figure 7. Recommendations for Laguna Beach Historic Register Properties Without Preservation Agreements (North Map) 38 3. Subject Properties
26 ASM Affiliates
Figure 8. Recommendations for Laguna Beach Historic Register Properties Without Preservation Agreements (South Map) 39 4. Recommendations
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 27
4. RECOMMENDATIONS
• Properties Listed in the LB Register Prior to the 2006 Historic Preservation Ordinance (Category 9)
As Preservation Agreements became required for inclusion in the LB Register on January 10, 2006, ASM recommends that the properties listed in the register prior to that date remain designated and the property owner does not need to enter into an agreement. ASM will prepare a letter for the City to send to all of those property owners notifying them of their status and encouraging a Preservation Agreement by explaining the elimination of permit fees for those properties that have one. • Properties Listed in the LB Register After the 2006 Historic Preservation Ordinance (Category 10)
ASM will prepare a letter for the City to send owners of the seven properties (six owners) listed in the LB Register after January 10, 2006, to request a meeting to discuss recording a Preservation Agreement. The tone of the letter will be encouraging and educational. The letter will confirm for the owner that their home is currently listed in the LB Register but requires the Preservation Agreement to continue to be listed and will also enable them to take advantage of the incentives available to them.
1. 31544 Eagle Rock Way
2. 206-212 North Coast Highway
3. 625 Seaview Street
4. 586 & 590 St. Ann’s Drive*
5. 761 Wilson Street*
6. 631 Virginia Park Drive
7. 1745 Catalina Street
*Same owner
• Properties Listed in the LB Register and Officially Removed (Categories 1 and 2) 860 Wendt Terrace
On April 20, 2000, Jacob Padilla, owner of 860 Wendt Terrace, recorded a Preservation Agreement for the property in order to receive fee waivers for building permits. Mr. Padilla applied for a building permit to stucco the exterior of the building which was denied as it was not a permitted alteration to the historic structure and did not comply with the Preservation Agreement. Mr. Padilla proceeded to clad the building in stucco, which was not permitted, and was issued a stop work order.
The project was required to be reviewed by the Heritage Committee for the proposed alterations. On July 17, 2001, the Laguna Beach City Council, with recommendation by the Heritage Committee, determined that the property no longer qualified for listing in the LB Register due to multiple inappropriate alterations and authorized the termination of the Agreement (Appendix E: 1-5). ASM recommends that 860 Wendt Terrace be officially delisted from the LB Register. 40 4. Recommendations
28 ASM Affiliates
362 Brooks Street
On July 9, 1999, the owners of 362 Brooks Street, Leonard and Arlene Spielman, recorded a Preservation Agreement for their home. In 2005, the new owner, Mathieu Nuygen, applied for alterations to the home, which were denied as they were incompatible with the style of the building.
Mr. Nuygen then applied for a termination of the Agreement in order to be allowed to proceed with the alterations. On September 6, 2005, the Laguna Beach City Council, with recommendation by the Heritage Committee, approved the request for termination citing that the alterations would make the property ineligible for listing in the LB Register. The termination of the agreement was recorded on October 14, 2005 (Appendix E: 9-11). ASM recommends that 362 Brooks Street be officially delisted and removed from the LB Register.
• Properties Listed in the LB Register that have been Demolished and Replaced with New Construction (Category 3)
The following properties should be removed from the LB Register as they have been entirely demolished and replaced with new construction.
1. 494 Brooks Street was demolished and newly constructed in 1989.
2. 234 Forest Avenue was significantly altered sometime between 1989 and 2003 during tenant improvement projects.
3. 2699 Solana Way was demolished and newly constructed in 2023.
4. 2713 Victoria Drive was demolished and newly constructed in 2006. • Property With a Request for Removal But Still Listed (Category 4) Records indicate that the owner of 590 N. Coast Highway requested removal in 1992, but no additional action was taken. ASM recommends that the City contact the current owners to confirm the property is currently included in the LB Register and provide the same letter as the Category 9 properties.
• Properties Currently Under Construction (Category 5)
387 Oak Street
Property owners Georgia and Chien Sun, were issued a building permit on May 5, 2025, for the replacement of all the stucco, doors, and windows, which are required and stated to be “like for like.” During the field survey conducted on July 30, 2025, ASM architectural historians observed that construction is currently underway. ASM recommends that the City verify that replacements were done in kind at the completion of construction.
2616 Queda Way
During the field survey conducted on August 1, 2025, ASM architectural historians observed that painting of the exterior and a possible interior renovation was in progress. The decorative iron grills had been removed from the windows, possibly only for painting. Additionally, some of the original inlaid tile on the balcony was not visible, although it is possible it had been covered for protection during painting. A search in the City’s Arc GIS database did not produce a record of a permit issued for renovation or painting work. ASM recommends that the City verify that the exterior paint and 41 4. Recommendations
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 29 treatments have been completed in accordance with the requirements of the Historic Preservation Ordinance.
2688 Glenneyre Street
Owner Eugene Damiano was issued a building permit on June 11, 2024, for in-kind replacement of the exterior siding, half wall, handrail, deck, and roof, following the Mills Act Contract requirements. During the field survey conducted on August 1, 2025, ASM architectural historians noted what appeared to be a major front addition in progress. A search of the City’s Arc GIS database did not produce any results for approval by the Heritage Committee or a building permit issued for the construction of an addition or major work on an addition that had been previously approved. ASM recommends that the City confirm that the work in progress has been permitted and is in conformity with the Mills Act contract and LB Register requirements. • Properties Which Warrant Reconsideration (Categories 6-7) 761 St. Ann’s Drive
On June 15, 2001, a Preservation Agreement for 761 St. Ann’s Drive was recorded by property owner, Pearl Georgie Feist. Ms. Feist was motivated to enter into the agreement to receive the incentives afforded to properties listed in the LB Register. Ms. Feist desired to construct an addition to the property as well as receive parking variances but learned that she would not be able to receive the parking variances if she constructed the addition. Just one month after entering the Preservation Agreement, Ms. Feist applied for its termination. On July 17, 2001, the Laguna Beach City Council, with recommendation by the Heritage Committee approved the termination of the agreement citing that the proposed alterations would disqualify the building for listing in the LB Register. The termination of the agreement was recorded on August 21, 2001 (Appendix E: 6-8). During the field survey, ASM architectural historian, Jacqueline Padilla-Perez, held a brief conversation with the current homeowner who expressed that he was interested in once again having the property listed in the LB Register. He was aware that a previous Agreement was terminated. ASM recommends that the City reach out to the current homeowner to encourage him to reapply prior to correcting the status of the property on the master list.
415 Aster Street
On November 13, 2017, the owner of the property, Donna L. Snow, submitted a letter to the City requesting for the classification of her property to be upgraded for the purpose of being able to qualify for the Mills Act program. In 2018, an upgrade to a “K” rated structure was granted by decision of the Heritage Committee and a Mills Act Agreement was executed for 415 Aster Street on December 18, 2018. The property is still listed in the LB Register as a “C” rated structure and should be revised to show a “K” rating.
1504 Carmelita Street
The extant building that serves the property as a “garage” was noted to have the appearance of a barn during the field survey conducted on August 30, 2025. The garage is believed to be the structure on the property that was constructed in 1909. ASM staff did not have access to view the main dwelling as the property owner would not allow them to enter, and it was not visible from the public right-of-way. A visual inspection of the property would be required to determine if the main dwelling is also historic and whether it retains integrity.
42 4. Recommendations
30 ASM Affiliates
31672-31674 Coast Hwy
The property is a two-story commercial building constructed in a period revival, French Chateau style. While the second level retains much of its character defining features, the ground level windows, and cladding appear to have been altered. The current classification of the property is a “K” rated structure. ASM recommends the Heritage Committee reconsider the classification to determine if there have indeed been alterations, and if so, whether the building should retain its current classification.
1936-1970 (1956) S. Coast Hwy
The property consists of two one-story buildings. The address for the primary building is 1936 S.
Coast Hwy, with the secondary multi-suite building address as 1966-1970 S. Coast Hwy. The 1936 building retains most of its character defining features and therefore continues to display a high level of integrity. However, the 1966-1970 building has received storefront, window, and roof alterations that have led to a loss of integrity. ASM recommends the Heritage Committee reconsider the secondary building included in the LB Register and either remove it from the listing if it does not display sufficient integrity or adjust the classification. 31946 Virginia Way
The property consists of a two-story residence constructed in a vernacular beach cottage style. ASM observed that the building has had several alterations such as the replacement of the windows, doors, and roof cladding that do not appear to be in-kind or appropriate to the architectural style. ASM recommends that the Heritage Committee reconsider its inclusion in the LB Register after reviewing the alterations that have been completed.
• Properties Obscured from View (Category 8)
The following properties were not visible from the public right-of-way and their integrity could not be sufficiently assessed:
1. 676 Bluebird Canyon Drive
2. 1280 Brangwyn Way
3. 1504 Carmelita Street
4. 790 N. Coast Highway
5. 1 Rockledge Road
6. 2691 Victoria Drive
All of these properties were designated prior to 2006. ASM recommends that the City contact the current owners to inform them that their property is currently included in the LB Register (unless the property owner were to provide access and there was a sufficient loss of integrity) and provide the same letter as the Category 9 properties.
43 4. Recommendations
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 31 • Noteworthy Feedback from Property Owners
520 Alta Vista Way
Owner, Alan Panovich, called ASM on July 18, 2025, and spoke with Ms. Jacqueline Padilla-Perez regarding his property. He consented to having a photograph taken of his home and also expressed interest in elevating the categorization of his property from a “C” to a “K.” Mr. Panovich stated that there has been a lot of destruction of the historic homes in his neighborhood and he feels this makes his home a more valuable resource to the City. ASM recommends that the City contact Mr.
Panovich to encourage his stewardship of a historic resource. 590 N. Coast Hwy
Owner, Paulette Jenkins, called ASM on July 28, 2025, and spoke with Ms. Padilla-Perez. She stated that she respected the City’s efforts to preserve Laguna Beach’s architectural heritage but that she was not interested in having anything to do with the effort for her property. Additionally, she stated that she had already requested to be removed from the LB Register. Ms. Padilla-Perez informed her that her property was currently listed in the LB Register. Ms. Jenkins’s property does not require the recordation of a Preservation Agreement as it was designated prior to 2006. 1280 Brangwyn
On August 1, 2025, Ms. Padilla-Perez made a phone call to Mr. Charlie Birmingham upon his request to be called regarding questions he had about photographing his property. Ms. Padilla-Perez informed Mr. Birmingham that they were able to obtain the photo of his property without requiring additional access. Mr. Birmingham had no contention to the photo being taken but stated he was content with his status on the register and was not interested in pursuing anything further with the City’s efforts. Mr. Birmingham’s property does not require the recordation of a Preservation Agreement as it was designated prior to 2006.
625 Seaview Street
In July, owner Cameron Flanagan called ASM and spoke to Ms. Padilla-Perez about this project and the City’s interest in her home. Ms. Flanagan stated that she wanted to speak with someone at the City before allowing permission for her home to be photographed. Ms. Flanagan spoke to Samantha Beier on August 1, 2025, and approved access as long as she was present. ASM has not yet been able to coordinate a day and time to do so with Ms. Flanagan. 1 Rockledge Road
On July 31, 2025, Ms. Padilla-Perez received a text message from the property owner stating that they would not permit access to the property and that they are not interested in having their home in the LB Register. The property does not require the recordation of a Preservation Agreement as it was designated prior to 2006.
1504 Carmelita Street
During the field survey on July 30, 2015, ASM staff encountered the owner who would not permit access to his property for a photograph. He stated that he was not interested in having anything to do with the City’s efforts and that the letter he received was “bad news.” The property does not require the recordation of a Preservation Agreement as it was designated prior to 2006. 44 45
References
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California 33
REFERENCES
City of Laguna Beach. (1989, July 18). City of Laguna Beach Agenda Bill. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1989, July 18). Ordinance No. 1179. City of Laguna Beach, CA, Orange County.
City of Laguna Beach. (1990, August 20). Heritage Committee Minutes. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1990, February 20). Minutes Laguna Beach City Council. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1990, June 19). Minutes Laguna Beach City Council. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1990, February 6). Minutes Laguna Beach City Council . Laguna Beach, CA, Orange County.
City of Laguna Beach. (1993, June 21). Heritage Committee Minutes. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1993, September 20). Laguna Beach City Council. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1993, September 20). Resolution No. 93.074. Laguna Beach, CA, Orange County.
City of Laguna Beach. (1993, September 20). Resolution No. 93.075. Laguna Beach, CA, Orange County.
City of Laguna Beach. (2005). Updated Historic Resources Element. Laguna Beach: City of Laguna Beach.
City of Laguna Beach. (2012, April 17). Laguna Beach City Council Minutes. Laguna Beach, CA, Orange County.
City of Laguna Beach. (2014, March 17). Heritage Committee Minutes. City of Laguna Beach, CA, Orange County.
City of Laguna Beach. (2024, July 30). Agreement for Use of Structure for Historic Preservation. Laguna Beach, CA, Orange County.
Environmental Coalition of Orange County, Inc. (1981). Laguna Beach Historic Survey Final Report. Santa Ana: ECOC.
46 47
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDICES
48 49
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDIX A
1195 Catalina Street DPR Form
50 51
52 53
54 55
56 57
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDIX B
Timeline of History of Lagune Beach Preservation Efforts 58 59
Historic Resource
Survey Begins
Dec 21, 1982
Resolution 82.111
Adopted,
Recognizing
Historic Resource
List
Aug 15, 1989 First
Preservation
Ordinance
Adopted
Mar 20, 1990 City
Council Elects
Heritage
Committee
Members
May 22, 1992 First
Preservation
Agreement is
Recorded
Sep 20, 1993 City
Council Adopts
the Mills Act
Program
Oct 13, 1995 First
Mills Act
Agreement
Recorded
2005 Historic
Resource Element
Update
Jan 10, 2006
Preservation
Ordinance
Updated,
Requiring
Preservation
Agreement
April 17, 2012 City
Council Adopts
Revised Mills Act
Aug 11, 2020
Revised
Preservation
Ordinance
Nullifying
Resolution 82.111
Apr 26, 2022
Preservation
Ordinance 1670 is
Adopted
1980
1990
2000
2010
2020
History of Laguna Beach Preservation Efforts
60 61
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDIX C
410 St. Ann's Drive Property Records
62 63
64 65
66 67
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDIX D
387 Oak St. Property Records
68 69
70 71
72 73
74 75
76 77
78 79
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDIX E
Terminated Preservation Agreements
80 81
82 83
84 85
86 87
88 89
90 91
92 93
Appendices
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California
APPENDIX F
Subject Property Photos
94 95
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California Appendix H Subject Property Photos
SUBJECT PROPERTY PHOTO INDEX
ADDRESS PAGE
1574 Coast Highway……………………………………………………………………………………………………………. 1 170 Chiquita Street……………………………………………………………………………………………………………… 1 1140 N Coast Highway…………………………………………………………………………………………………………. 2 790 N Coast Highway…………………………………………………………………………………………………………… 2 859 Cliff Drive………………………………………………………………………………………………………………………. 3 590 Coast Drive……………………………………………………………………………………………………………………. 3 206-212 N Coast Highway…………………………………………………………………………………………………….. 4 466 Aster Street……………………………………………………………………………………………………………………. 5 415 Aster Street……………………………………………………………………………………………………………………. 5 521 Forest Avenue (Sewer Treatment Plant)………………………………………………………………………… 6 505 Forest Avenue (City Hall)………………………………………………………………………………………………… 6 505 Forest Avenue (Police Station)………………………………………………………………………………………… 7 501 Forest Avenue (Fire Station)……………………………………………………………………………………………. 7 326 Forest Avenue (Ken’s Jewelry Store) ………………………………………………………………………………. 8 415 Forest Avenue (Laguna Beach Presbyterian Church)……………………………………………………….. 8 300 2nd Street (Presbyterian Church Bungalow)…………………………………………………………………… 9 234 Forest Avenue ………………………………………………………………………………………………………………… 9 412 Glenneyre Street (Settlement House)……………………………………………………………………………… 10 504 Park Avenue…………………………………………………………………………………………………………………….. 10 524 Park Avenue……………………………………………………………………………………………………………………… 11 680 Virginia Park Drive………………………………………………………………………………………………………………. 11 631 Virginia Park Drive………………………………………………………………………………………………………………. 12 455 El Bosque……………………………………………………………………………………………………………………………. 12 586 St. Ann’s Drive…………………………………………………………………………………………………………………….. 13 761 St. Ann’s Drive…………………………………………………………………………………………………………………….. 13 96 Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California Appendix H Subject Property Photos
ADDRESS PAGE
860 Wendt Terrace………………………………………………………………………………………………………………… 14 1280 Brangwyn……………………………………………………………………………………………………………………… 14 950 Glenneyre Street……………………………………………………………………………………………………………… 15 387 Oak Street………………………………………………………………………………………………………………………… 15 362 Brooks Street……………………………………………………………………………………………………………………. 16 1195 Catalina Street………………………………………………………………………………………………………………… 16 1245 Catalina Street………………………………………………………………………………………………………………… 17 429 Shadow Lane…………………………………………………………………………………………………………………….. 17 487 Shadow Lane……………………………………………………………………………………………………………………… 18 1504 Carmelita (Garage only)……………………………………………………………………………………………………. 18 453 Palmer Place……………………………………………………………………………………………………………………….. 19 1745 Catalina Drive…………………………………………………………………………………………………………………….. 19 1936-1979 S Coast Highway………………………………………………………………………………………………………… 20 1990 Glenneyre Street……………………………………………………………………………………………………………….. 20 340 Diamond Street…………………………………………………………………………………………………………………….. 21 520 Alta Vista Way……………………………………………………………………………………………………………………….. 21 2616 Queda Way…………………………………………………………………………………………………………………………..22 2688 Glenneyre Street…………………………………………………………………………………………………………………. 22 2756 Solana Way…………………………………………………………………………………………………………………………..22 2691 Victoria Drive………………………………………………………………………………………………………………………..23 31544 Eagle Rock Way…………………………………………………………………………………………………………………..24 31641 3rd Avenue………………………………………………………………………………………………………………………….24 31672 Coast Highway……………………………………………………………………………………………………………………..25 31946 Virginia Way…………………………………………………………………………………………………………………………25 430 Park Avenue……………………………………………………………………………………………………………………………..26 97 Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California Appendix H Subject Property Photos
The following properties were not accessible and were not able to be photographed:
*590 St. Ann’s Drive
*761 Wilson Street
**625 Seaview Street
**1504 Carmelita (Primary Dwelling)
676 Bluebird Canyon Drive
**1 Rockledge
*Same Owner
**Denied access by property owner
The following properties are new construction, not historic. They were not photographed because they are not eligible for the Historic Register and must be removed:
494 Brooks Street (1989)
2699 Solana Way (2023)
2713 Victoria Drive (2006)
98 Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 1 1574 N COAST HIGHWAY
170 CHIQUITA STREET
99 2 ASM Affiliates
1140 N COAST HIGHWAY
790 N COAST HIGHWAY
100
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 3 859 CLIFF DRIVE
590 N COAST HIGHWAY
101
4 ASM Affiliates
206-212 N COAST HIGHWAY
102
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 5 466 ASTER STREET
415 ASTER STREET
103
6 ASM Affiliates
521 FOREST AVENUE, SEWER TREATMENT PLANT
505 FOREST AVENUE, CITY HALL
104
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 7 505 FOREST AVENUE, POLICE STATION
501 FOREST AVENUE, FIRE STATION
105
8 ASM Affiliates
326 FOREST AVENUE, KEN’S JEWELERY STORE
415 FOREST AVENUE, LAGUNA BEACH PRESBYTERIAN CHURCH
106
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 9 300 2ND STREET, PRESBYTERIAN CHURCH BUNGALOW
234 FOREST AVENUE, ORIGINALLY COVERN’S BAKERY
107
10 ASM Affiliates
412 GLENNEYRE STREET, SETTLEMENT HOUSE
504 PARK AVENUE
108
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 11 524 PARK AVENUE
680 VIRGINIA PARK DRIVE
109
12 ASM Affiliates
631 VIRGINIA PARK DRIVE
455 EL BOSQUE
110
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 13 586 ST. ANN’S DRIVE (590 NOT VISIBLE FROM PUBLIC RIGHT OF WAY) *NOTE: 761 WILSON STREET NOT VISIBLE FROM PUBLIC RIGHT OF WAY AND NO ACCESS. 761 ST. ANN’S DRIVE
111
14 ASM Affiliates
860 WENDT TERRACE
*NOTE: 625 SEAVIEW STREET NOT VISIBLE FROM THE PUBLIC RIGHT OF WAY, NO ACCESS WITHOUT OWNER PRESENT.
1280 BRANGWYN WAY
112
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 15 *NOTE: 494 BROOKS STREET: DATE OF CONSTRUCTION IS 1989, NOT ELIGIBLE 950 GLENNEYRE STREET
387 OAK STREET
113
16 ASM Affiliates
362 BROOKS STREET
1195 CATALINA STREET
114
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 17 1245 CATALINA STREET
429 SHADOW LANE
115
18 ASM Affiliates
487 SHADOW LANE
1504 CARMELITA (GARAGE) *NOTE: MAIN DWELLING IS NOT VISIBLE FROM THE PUBLIC RIGHT OF WAY; OWNER WOULD NOT ALLOW ACCESS.
116
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 19 *NOTE: 676 BLUEBIRD CANYON DRIVE NOT VISIBLE FROM THE PUBLIC RIGHT OF WAY, NO ACCESS.
453 PALMER PLACE
1745 CATALINA DRIVE
117
20 ASM Affiliates
1936-1979 S COAST HIGHWAY
1990 GLENNEYRE STREET
118
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 21 340 DIAMOND STREET
*NOTE: 1 ROCKLEDGE NOT VISIBLE FROM THE PUBLIC RIGHT OF WAY AND OWNER DOES NOT WANT TO HAVE THE PROPERTY PHOTOGRAPHED.
520 ALTA VISTA WAY
119
22 ASM Affiliates
2616 QUEDA WAY
2688 GLENNEYRE STREET
120
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 23 *NOTE: 2699 SOLANA WAY DATE OF CONSTRUCTION IS 2023, NOT ELIGIBLE. 2756 SOLANA WAY
2691 VICTORIA DRIVE
121
24 ASM Affiliates
NOTE: 2713 VICTORIA DRIVE, ORIGINAL BUILDING DEMOLISHED, NOT ELIGIBLE. 31544 EAGLE ROCK WAY
31641 3RD AVENUE
122
Phase I. Historical Analysis of Preservation Agreements in the City of Laguna Beach, California – Appendix I 25 31672 COAST HIGHWAY
31946 VIRGINIA WAY
123
26 ASM Affiliates
430 PARK AVENUE, ST. FRANCIS BY THE SEA CHURCH
124
125