NOW, THEREFORE, the Planning Commission of the City of Laguna Beach does hereby find, determine, and resolve as follows:
SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.
SECTION 2. The Project is exempt from CEQA pursuant to Section 15303 New Construction or Conversion of Small Structures, in that the project consists of the conversion of existing square footage to accommodate three additional hotel rooms and façade improvements. This exemption specifically covers interior and exterior alterations to existing structures where no expansion of use beyond that permitted occurs, which is consistent with the scope of the proposed Project. Therefore, the Project is exempt under CEQA Guidelines Section 15303 (Class 3).
Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The Project site does not contain any environmentally sensitive areas in that the site is fully developed with an existing commercial building, is surrounded on all sides by
environmentally sensitive areas maps do not identify any such areas on-site or within the immediate Project vicinity. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time, as the current request is limited to improvements to an existing hotel building within the urbanized project area. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The Project will not result in significant adverse impacts to historical resources as defined by CEQA because there are no historic resources on the subject property and none in the Project vicinity that would be impacted by the proposed improvements. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.
SECTION 3. The Planning Commission hereby makes the following findings with respect to Design Review 25-1035:
Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section
25.05.040(H), as set forth below:
1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation.
Handicapped access shall be provided as required by applicable statutes. -street parking would continue
to be provided at the front of the property from South Coast Highway. The parking lot is designed 115
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to facilitate circulation with clearly designated paths for both vehicles and pedestrians, thereby Management (TDM) strategies, signage and improvements will be incorporated to establish a designated rideshare drop-off and pick-up area near the hotel lobby.
2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.
The existing development conveys a well-articulated street elevation while maintaining a - - -
- - property line. These setbacks, combined with variation in materials and massing, contribute to an articulated overall appearance. The U-shaped building further incorporates horizontal and vertical offsets, providing visual relief and breaking up the massing to avoid a monolithic façade.
3. Design Integrity:
achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.
The original and existing architectural style of the hotel is Eclectic as it has a mix of various architectural styles, materials, and details combined into a single, cohesive design. Spanish Colonial influences are evident in the clay barrel tile roofing, low-pitched roofs, and cement plaster siding, while Mid-Century characteristics are reflected in the minimalist massing and large sliding glass windows typical of California motels. Tudor Revival and Cottage styles are expressed through the use of red brick with extruded joints, prominently featured on the courtfacing elevations, lobby chimney, and front site walls. The proposed color and material board introduces a dark black paint finish, paired with olive green metal-clad doors and windows, a red clay tile roof, and red brick elements. While the combination of colors, materials, and finish does not integrate well with the balance of the exterior materials and may affect the overall architectural harmony.
4. Environmental Context: Development should preserve and, where possible, enhance the - cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized. 116
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The Project does not propose any grading or new development that would require grading. The trees, alteration of ridgelines, or encroachment on watercourses. Accordingly, the Project developed footprint where infrastructure is already in place.
5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.
Program. The project site is not located within any Specific Plan.
Land Use Element Policy 2.9 Require the use of appropriate landscaping, special architectural treatments, and/or siting considerations to protect public views for projects visible from major highways and arterial streets.
The proposed design incorporates architectural treatments that are consistent with the -Century, and
Tudor Revival architecture. The resulting design contributes positively and cohesively to the diverse architectural character of the South Coast Highway commercial corridor.
Land Use Element Policy 3.8 Encourage pedestrian access and orientation in all commercial areas.
The Project will preserve existing pedestrian access through the commercial district and enhance connectivity by incorporating bifold doors into the remodeled commercial building, thereby improving accommodation for pedestrians in the area.
Land Use Element Policy 6.2.2 Investigate and, if appropriate, amend the Municipal Code to ensure that affordable hotel and motels are maintained for short-term visitor occupancy. A method to define whether a facility providing overnight accommodation is low, moderate, or high cost shall be evaluated as part of the investigation. Establish standards that would require new high-cost visitor accommodations provide affordable overnight accommodation or pay an - In accordance with these provisions, the Project will contribute to the supply of low-cost overnight accommodations through payment of an in-lieu fee of $75,000 to the City.
Land Use Element Policy 6.14 Encourage art-related uses and art in public places in appropriate zones.
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The Project is subject to the Art in Public Places requirement pursuant to LBMC Chapter
1.09. Compliance will be achieved through an in-lieu contribution.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
There are no historic resources on the property that would be impacted by the proposed Historic Register and is not associated with events or persons of local, regional, or national significance. In addition, the building does not represent the work of a master, nor does it exhibit high artistic values. Finally, it does not embody the distinctive characteristics of a particular type, period, region, or method of construction.
7. Landscaping:
design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping gu
should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.
The Project does not propose new landscaping improvements. Existing landscaping will remain in place, and no modifications are planned for the Project site.
8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.
The Project does not propose new lighting improvements. Existing lighting fixtures will remain in place, and no modifications are planned for the site.
9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.
Vehicular access will continue to be provided from South Coast Highway, consistent with other highway118
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eclectic architectural style contributes positively to the variety of styles present along the South Coast Highway commercial corridor. However, staff has concerns that the proposed dark color scheme is not compatible with the existing neighborhood character, particularly . 10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.
Parking will continue to be accessed from South Coast Highway, with no changes or impacts to existing pedestrian access to or across the site.
11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.
The Project does not introduce any new activity areas, building massing, or window placements that could result in privacy impacts.
12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.
The Project is subject to the Art in Public Places requirement pursuant to LBMC Chapter 1.09.
The applicant will satisfy this requirement through payment of the in-lieu contribution fee, incorporated herein as Condition No. 15.
13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.
The Project does not include any signage; therefore, this criterion is not applicable.
14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.
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The Project is required to comply with current California Building Codes for the remodel of the conversion of the existing spaces; therefore, this criterion is not applicable.
15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where:
(a) geology conditions allow;
(b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.
The proposed Project does not include any pools, spas, or water features; therefore, this criterion is not applicable.
16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable he
property.
There is no new development proposed as part of the Project scope; therefore, this criterion is not applicable.
Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.
No additional design guidelines are applicable to the project site.
Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.
The building has been designed to comply with zoning requirements and the design review guidelines outlined above under Design Integrity. It is compatible with the surrounding neighborhood, which is characterized by a variety of architectural styles.
Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
There is no specific plan or other specific zoning design review criteria for the project area. 120
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SECTION 4. The Planning Commission hereby makes the following findings with respect to Coastal Development Permit 25-1037:
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.
The Project is located inland of the first public roadway and does not directly affect any existing or proposed coastal accessways. The site is not adjacent to public coastal access routes or trails, and no public easements or coastal access points are present on or near the property that could be impacted by the development. Accordingly, the Project will not encroach upon or obstruct any existing or planned public accessways.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The Project is limited to alterations within already disturbed areas and does not include improvements that would adversely affect marine resources, environmentally sensitive habitat areas, or archaeological or paleontological resources. The property is fully developed with an existing hotel building and surface parking lot, and no grading is proposed.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The Project will not affect recreational or visitor-serving facilities or coastal scenic resources, as the existing use does not currently provide a visitor-serving amenity. Furthermore, no public view impacts will result from the proposed development because it involves an existing use and there are no public viewing areas in proximity to the site.
4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.
The proposed development is located on a previously disturbed parcel within a fully developed neighborhood and is surrounded by improved streets. The Project site is not proximate to environmentally sensitive habitats or adjacent to parks or recreation areas containing significant scenic resources. As such, the Project would not result in adverse impacts to scenic resources in nearby parks or recreation areas, since none exist within the Project vicinity. 121
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5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.
The Project will not result in undue risks related to geological conditions, flooding, or fire hazards. No grading is proposed, as noted under the Environmental Context design review criterion. The site is located inland from the coastline and is not subject to erosion. The Project will be required to comply with applicable Building Code life safety standards and the California Fire Code to safeguard life and property from fire hazards.
6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.
The proposed design is visually compatible with the diverse commercial architecture along South Coast Highway. The building mass is consistent with other two-story structures fronting the corridor and, similar to those buildings, incorporates offsets and varied architectural finishes to reduce the perception of bulk. The design further integrates architectural treatments aligned with the Eclectic style, blending elements of Spanish Colonial, Mid-Century, and Tudor Revival. Overall, the hotel design contributes positively and cohesively to the architectural variety that characterizes the South Coast Highway commercial corridor.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
The proposed development is located on a previously disturbed parcel within a fully developed neighborhood and is surrounded by improved streets. The Project site is not in proximity to any known archaeological or paleontological resources, and no grading is proposed.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The existing access via South Coast Highway provides adequate circulation for the Project. The site is already served by all required utilities and drainage systems, as both the property and surrounding area are improved with residential and commercial uses. Adequate utility services will continue to be available to support the proposed residential addition.
9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.
The existing trash storage area within the parking lot is adequate to accommodate the proposed expansion of the hotel use. In addition, South Coast Highway is a designated Major 122
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Arterial Highway with sufficient roadway capacity to handle the additional trips generated by the Project.
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.
The Project is not located between the sea and the first public roadway paralleling the coast; therefore, this finding is not applicable. Nonetheless, the Project will not conflict with the public access or recreation policies set forth in Chapter 3 of the Coastal Act.
Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.
The Project is exempt from CEQA pursuant to Section 15303, New Construction or Conversion of Small Structures, as it involves the construction or location of a limited number of small structures. Specifically, the proposed Project consists of interior and exterior remodeling of an existing hotel, including the conversion of existing building area to accommodate three additional hotel rooms onsite. Based on these characteristics, the Project qualifies for exemption under Class 3.
SECTION 5. The Planning Commission hereby approves Design Review 2025-1035 and Coastal Development Permit 2025-1037, subject to conditions of approval in Exhibit A, which is attached hereto and incorporated herein by reference.
SECTION 6. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 505 Forest Avenue Laguna Beach, CA 92651. The custodian of the record of proceedings is the Director of Community Development.
SECTION 7. If any provision of this Resolution is held invalid, the remainder of this Resolution shall not be affected by such invalidity, and the provisions of the Resolution are severable / / /
/ / /
/ / /
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ADOPTED this 21st day of January, 2026.
AYES: Commissioner(s) DUBIN, GOLDMAN, KELLENBERG, WHITIN NOES: Commissioner(s) SADLER
ABSENT: Commissioner(s)
ATTEST:
Steven Kellenberg, Chairperson
Planning Commission
City of Laguna Beach, California
Samantha Beier, AICP
Planning Manager
City of Laguna Beach, California
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EXHIBIT A
RESOLUTION NO. 25-1035
(CONDITIONS OF APPROVAL)
Standard Conditions Community Development Department
1. Design Review 2025 1035 and Coastal Development Permit 2025 1037 are granted for the expansion of an existing 22 unit hotel to 25 units and for modifications to the exterior façade. Design Review is required for the remodel of the commercial building façade, and a Coastal Development Permit is required for the intensification of use. Approval is based on the development and landscape plans prepared by Anders Lasater and cleared by the City on October 7, 2025. These plans are approved as submitted and conditioned herein and shall not be altered except as reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.
2. That the conditions of approval contained herein, shall be made part of the construction drawings for the proposed development. Construction drawings shall not be accepted for Plan Check without the conditions of approval incorporated into the construction drawings.
3. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail. If there are any disparities between these conditions and the plans or final revised plans that are approved for any subsequent phase, the conditions and/or plans as stipulated in the later approval shall prevail.
4. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so.
5. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements.
6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Laguna Beach, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Laguna Beach concerning this Project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Design Review Board, Community Development Director, or City Planner. The City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter.
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7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the Laguna Beach Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.
8. The Applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant.
9. Failure to comply with any of these conditions of approval is grounds for revocation of the entitlement(s) and is subject to any other available remedies to the City.
10. The Certificate of Occupancy and/or Certificate of Use, as applicable, shall not be issued until City staff has verified compliance with all conditions of approval.
11. The effective date of the entitlements granted herein do not commence until all appeals, including those to the California Coastal Commission, have been exhausted, statutes of limitation have expired, and any lawsuits, filed within the statutes of limitation, have concluded.
12. In the event any of the conditions of approval are infeasible, the decision-making body hereby authorizes the Community Development Director to modify those conditions in the most conservative manner possible, in accordance with the limitations of the City Code, to allow for the completion of the project.
Standard Conditions of Approval for CDP Community Development Department
13. The approvals granted by this Resolution shall lapse and automatically become void two years following the effective date if the privileges authorized by the approvals are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion, unless an extension of time is granted pursuant to the provisions of the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements.
Project Specific Condition of Approval for Design Review Community Development Department
14. Approval of DR 2025-1035 and CDP 2025-1037 is explicitly contingent upon City Council approval of Conditional Use Permit CUP 2025-1036 and CDP 2025-2021, which request a 126
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reduction in required off-street parking based on implementation of a parking and transportation demand management plan (TDM). If the City Council does not approve said parking reductions, this Resolution shall be null and void and of no force or effect. It shall be as if the Resolution had never been adopted.
15. Prior to the issuance of a building permit, the applicant must be in compliance with the Art in Public Places Ordinance (LBMC Chapter 1.09) which will be provided as an in-lieu fee payment.
16. Prior to the issuance of a building permit, the applicant must make an in-lieu fee payment of $75,000 to the City for providing low-cost overnight accommodations.
17. Light trespass that results in glare is prohibited.
18. The permittee shall obtain a sign permit prior to install any permanent or temporary signage in Municipal Code Chapter 25.54). Signage may also be subject to the granting of a building permit.
Standard Conditions of Approval Building Department
19. to 6:00 p.m. weekdays only; Hauling Hours: 9:00 a.m. to 3:00 p.m. Construction activity shall not be permitted on weekends or any Federal Holiday. Construction hours for the Diamond Crestview Specific Plan area may vary.
20. The project must comply with the California Green Building Code (Title 24: Part 11) and include Best Management Practices (BMPs) throughout the construction phase, including but not limited to dust and sediment control, erosion control, and other measures as required by the Building Official.
21. Prior to the issuance of a building permit, a construction staging plan shall be submitted to the Building Official for review and approval. The plan shall include a site plan that identifies construction material storage areas, construction parking, site access, etc. Refer to the informational guide for Construction Staging:
https://www.lagunabeachcity.net/home/showpublisheddocument/8878/637515890430300 000. Any recommendations made by the Design Review Board, Planning Commission, or City Council, as applicable, regarding staging plans or construction management will be forwarded to the Building Official for review and consideration.
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Project Specific Conditions of Approval Building Department
22. Prior to the issuance of a building permit, the contractor of record shall have a pre-construction meeting with the Building Official. The purpose of the meeting shall be to review the requirements for parking, construction hours, fencing, dust control, monitoring, any documentation from engineers, geologists, or other qualified licensed professionals.
23. Prior to the issuance of a building permit, the applicant may be required to present to the Building Official an asbestos abatement plan and appropriate documentation. 128
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From: Tania Glidden
To: Sharma, Shaveta CD
Subject: CUP 25-1036
Date: Thursday, March 5, 2026 10:55:21 AM
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Hello Shaveta,
I have had my hair salon business at 2025 S coast Hwy across the street from the Woods Cove Inn at 2020 S coast Hwy for 25 years.
Parking is always a challenge for my clients. I oppose the Woods Cove Inn exemption to reduce off street parking. I want them to have more on site parking.
I cannot attend the meeting on 3/10/26 at 5pm.
Tania Clark.
Tania Clark Salon, Inc
2025 S coast Hwy
Laguna Beach
Ca 92651
Sent from my iPhone
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STAFF REPORT
Meeting Date:
March 10, 2026
APPEAL
A
SUBJECT: 31526 VALIDO ROAD: APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 24-0658 AND COASTAL DEVELOPMENT PERMIT 24-0657
FOR A NEW SINGLE-FAMILY DWELLING, ATTACHED TWO-CAR GARAGE,
ELEVATED DECKS, GRADING, AND LANDSCAPING, AND DEMOLITION OF AN EXISTING SINGLE-FAMILY DWELLING IN THE R-1, RESIDENTIAL LOWDENSITY ZONE, AND FINDING THE PROJECT CATEGORICALLY EXEMPT
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303 (CLASS 3)
RECOMMENDATION: It is recommended that the City Council:
1. Open the public hearing, take public testimony, and continue the public hearing to a date certain special meeting of the City Council, dedicated to the consideration of appeals; and
2. Find that the action to continue the public hearing is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption).
SUMMARY OF THE MATTER
Two appeals of the Design Review Board’s approval of Design Review 24-0658 and Coastal Development Permit 24-0657 at 31526 Valido Road were filed with the City Clerk on October 6, 2025, and October 8, 2025. To continue the public hearing on the appeals without re-sending public hearing notices, staff requests that the City Council open the public hearing and continue the matter to a date certain. Staff does not intend to provide a report at this time.
The sole purpose of this item is for City Council to take action on the requested continuance. This item was previously continued from the November 18, 2025 meeting, to the January 13, 2026 meeting, then to the February 24, 2026 meeting,1 and then to the March 10, 2026 meeting. Staff requests the City Council continue this public hearing to a special meeting for appeals to allow additional time to complete an evaluation of the site’s potential historic significance, including consideration of a new historic assessment prepared by ESA, which was commissioned by the applicant and submitted to the City on January 27, 2026.
By March 10, 2026, staff expects to have a more definitive schedule from the City’s architectural historians regarding completion of their reviews. This schedule will inform staff’s recommendations for the continuance date.
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
ENVIRONMENTAL ANALYSIS
1 In an email from the applicant attached to the February 24, 2026 City Council agenda report for this appeal, the applicant consented to the continuances and also agreed to waive rights under the five-hearing rule. 1 of 2
APPEAL OF THE APPROVAL OF DR 24-0658 AND CDP 24-0657 AT 31526 VALIDO ROAD March 10, 2026
In accordance with the California Environmental Quality Act (CEQA), the recommended actions are exempt from CEQA per Section 15061(b)(3), which is the commonsense exemption that the CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The action on the determination of the appeal at the continued public hearing will include compliance with CEQA.
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Anthony Viera, Deputy Director of Community
Development
Jane Abzug, Assistant City Attorney
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