RESOLUTION NO. 26.XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, APPROVING CONDITIONAL
USE PERMIT 25-1036 AND COASTAL DEVELOPMENT PERMIT
25-2021 FOR A REDUCTION OF FOUR REQUIRED OFFSTREET PARKING SPACES BASED ON THE
IMPLEMENTATION OF A PARKING AND TRANSPORTATION
DEMAND MANAGEMENT PLAN PURSUANT TO LAGUNA
BEACH MUNICIPAL CODE SECTION 25.52.006(G)(3) AT 2020
SOUTH COAST HIGHWAY IN THE C-1 (LOCAL BUSINESS
DISTRICT) ZONE, AND FINDING THE PROJECT
CATEGORICALLY EXEMPT PURSUANT TO STATE CEQA
GUIDELINES SECTION 15303 (CLASS 3)
WHEREAS, on November 22, 2023, an application was filed by Benjamin Stevens, architect for the property owner (“Applicant”) of the Woods Cove Inn, located at 2020 South Coast Highway (the “Property”) requesting Design Review (“DR”) 25-1035 and Coastal Development Permit (“CDP”) 25-1037 to expand and remodel the existing hotel in the C-1 (Local Business District) zone. The Applicant also requested Conditional Use Permit (“CUP”) 25-1036 and CDP 25-2021 to reduce the required off-street parking spaces based on the implementation of a transportation demand management (“TDM”) plan in accordance with Laguna Beach Municipal Code (“LBMC”) Section 25.52.006(G)(3) (the “Project”); and WHEREAS, on January 21, 2026, the Planning Commission (“Commission”) held a dulynoticed public hearing on the project and voted 4-1 to adopt Commission Resolution 25-1035, approving DR 25-1035 and CDP 25-1037, subject to the conditions attached thereto, recommending City Council approval of the requested four-space parking requirement reduction in conjunction with the implementation of TDM strategies, and finding the project categorically exempt from the California Environmental Quality Act (CEQA) under State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures); and WHEREAS, on March 10, 2026, the City Council held a duly-noticed public hearing on Attachment 1
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CUP 25-1036 and CDP 25-2021 pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code for a four-space reduction in the required off-street parking spaces, in conjunction with the implementation of TDM strategies, and considered all evidence on the Project, including all public testimony, public comments, and documents submitted, including but not limited to the staff report, attachments, and other materials; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:
SECTION 1. The recitals set forth above are true and correct and are incorporated into the Resolution by this reference.
SECTION 2. The City Council hereby makes the following findings with respect to CUP 25-1036, in accordance with LBMC Section 25.05.030 and Section 25.52.006(G):
Finding No. 1: The site for the proposed use is adequate in size and topography to accommodate said use, and all yards, spaces, walls and fences, parking, loading and landscaping are adequate to properly adjust such use with the land and uses in the vicinity.
The proposed Project involves the implementation of TDM strategies to reduce the Project site’s off-street parking requirement by four spaces and thereby facilitate an intensification of use involving the conversion of existing habitable space from one two-bedroom suite, and one twobedroom manager’s unit for an addition of three guest rooms resulting in 25 single guest rooms.
The Property, where the parking reduction is proposed, is adequate in size and topography to accommodate the parking reduction and to implement the TDM strategies because. Although only 23 of the 27 spaces required for the hotel use will be provided, the implementation of strategies in the TDM Study will offset the parking shortage by encouraging guests to utilize alternative modes of travel when arriving at the hotel and promoting non-personal-vehicle travel during their stay, as demonstrated by the peer-reviewed TDM study prepared by LSA Associates, dated October 30, 2024 13 -3- Reso. #
for the Project. The yards, spaces, walls and fences, parking, loading, and landscaping are adequate to properly adjust such parking reduction with the land and uses in the vicinity due to the following TDM strategies: (1) provide bicycles for guests to borrow; (2) encourage rideshare by charging for overnight parking; (3) create a designated rideshare area for guests in the parking lot; (4) provide a statement on the hotel website encouraging ridesharing; and (5) make local transit information 23- stall surface parking lot will be provided at the middle of the site, with one space closest to the lobby marked or signed to indicate their use for rideshare drop-off and pick-up.
Finding No. 2: The site for the proposed use has access to streets and highways adequate in width and pavement type to carry the quantity and kind of traffic generated by the proposed use.
The Property, where the parking reduction is proposed, has access to streets and highways to carry the quantity and kind of traffic generated by the proposed use with no significant transportation impact. The proposed Project involves the implementation of TDM strategies to reduce the Project site’s off-street parking requirement by four spaces and facilitate an expansion of an existing hotel from 22 to 25 guest rooms that was approved pursuant to CUP 25-1035 and CDP 25-1037. As such, no new or intensified land uses are proposed, nor does the Project modify the site’s existing street access along South Coast Highway. Furthermore, the implementation of the strategies in the TDM Study as part of the Project will encourage the use of alternative modes of transportation and reduce vehicle trips to and from the site.
Finding No. 3: The proposed use will have no substantial adverse effect upon abutting property.
The Project, consisting of the parking reduction, will not have a substantial adverse effect upon abutting property. The Project involves the implementation of TDM strategies to reduce the Property’s off-street parking requirement by four spaces. The following TDM strategies are imposed by conditions of approval: (1) provide bicycles for guests to borrow; (2) encourage rideshare by charging for overnight parking; (3) create a designated rideshare area for guests in the parking lot; (4) provide a statement on the hotel website encouraging ridesharing; and (5) make local transit information available at check-in. Finally, a peer-reviewed TDM Study concludes that the proposed 14 -4- Reso. #
four-space parking reduction will not result in parking spillover impacts. The Study finds that implementation of the identified TDM strategies will reduce overall parking demand at the site to a level consistent with the reduced parking supply.
Finding No. 4: The proposed use is consistent with the objectives and policies of the City's General Plan.
The Project involves the implementation of TDM strategies to reduce the Property’s off-street parking requirement by four spaces to facilitate the expansion of the existing hotel from 22 to 25 guest rooms under CUP 25-1035 and CDP 25-1037. The Property will meet the City’s parking requirements through the innovative parking provisions of the Municipal Code. For these reasons, the Project is consistent with the goals and policies of the General Plan.
Transportation, Circulation and Growth Management Element Policy 4I: “Promote traffic reduction strategies through implementation of the Transportation Demand Management Ordinance and amendments which incorporate innovative transportation control measures.” The Project advances Policy 4I by implementing a required TDM program designed to reduce vehicle trips generated by hotel guests. Measures include providing bicycles for guest use and supplying information and incentives to encourage use of local transit and other alternative transportation options.
Transportation, Circulation and Growth Management Element Policy 4K: “Establish appropriate transportation control measures which implement the Regional Mobility Plan and Congestion Management Plan goals of reducing vehicle trips, increasing average vehicle occupancy and reducing vehicle miles traveled.”
The proposed TDM program supports Policy 4K by encouraging guests to utilize nonautomobile modes of travel, thereby reducing vehicle trips and vehicle miles traveled associated with the hotel use. By offering on-site bicycles and facilitating access to local transit options, the Project promotes multimodal travel consistent with regional mobility and congestion management objectives.
Land Use Element Policy 3.8 Encourage pedestrian access and orientation in all commercial areas.
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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.
Finding No. 5: The conditions stated in the decision are deemed necessary to protect the public health, safety and general welfare.
The following TDM strategies are imposed by conditions of approval: (1) provide bicycles for guests to borrow; (2) encourage rideshare by charging for overnight parking; (3) create a designated rideshare area for guests in the parking lot; (4) provide a statement on the hotel website encouraging ridesharing; and (5) make local transit information available at check-in. The conditions stated in the Resolution for the Project are necessary to protect public health, safety, and general welfare because the conditions imposed provide for such protections to ensure continued land use compatibility. Inclusion of Condition No. 24 requires that the Applicant submit a parking study prepared by a traffic engineer to review the effectiveness of the innovative parking solution at one and five years from the date this entitlement is implemented, and Condition No. 25 will ensure that the strategies in the TDM Study identified by LSA Associates for the Project remain binding for the Project site and any future owners.
SECTION 3. The City Council hereby makes the following findings with respect to Coastal Development Permit 25-2021, in accordance with LBMC Chapter 25.07 and Section 25.52.006(G):
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 proposed Project and reduction of four required parking spaces would not encroach upon any existing physical accessway or proposed public accessway in that no physical improvements are proposed and no such existing or proposed public accessways are located on or adjacent to the Project site, which is located inland of South Coast Highway.
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2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The proposed Project would not affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources in that no such resources or areas are identified on site or within the immediate Project vicinity. The site is fully developed with a hotel building, parking lot, and ornamental landscaping, and is surrounded on all sides by developed commercial and residential properties and public streets. Additionally, no grading is involved with the Project.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed Project would not adversely affect recreational or visitor-serving facilities or coastal scenic resources in that the Project involves the implementation of TDM strategies to reduce the Project site’s off-street parking requirement by four spaces. The implementation of the strategies in the TDM study will reduce reliance on single-occupancy vehicles by encouraging guests to utilize alternative modes of travel when arriving at the hotel and promoting non-personal-vehicle travel during their stay. The peer-reviewed TDM study demonstrates that the proposed four-space reduction in the site’s off-street parking requirements will not create spillover effects because the implementation of the strategies in the TDM study will reduce the proposed Project’s parking demand by an equivalent amount. Additionally, the proposed reduction in required parking would have no effect on any coastal views from South Coast Highway because the Project does not involve physical improvements.
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 reduction in required parking would have no adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas because the site is fully developed with a hotel building, parking lot, and ornamental landscaping, and is surrounded on all sides by developed commercial and residential properties and public streets. No 17 -7- Reso. #
physical improvements are proposed by the Applicant, and as such, the proposed development is 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.
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 site is already developed with an existing hotel building and related improvements; therefore, no additional alterations to natural landforms would occur. No grading is being proposed with the proposed Project. Additionally, the subject property is not located within a Fire Hazard or Flood zone. The proposed Project involves the implementation of TDM strategies to reduce the Project site’s off-street parking requirement by four spaces.
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 Project will remain visually compatible with the surrounding area, as it does not include any new physical development. Rather, it consists of implementing TDM strategies to support a four-space reduction in the site’s off-street parking requirement, thereby facilitating a previously approved hotel expansion.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
The proposed Project will not have any adverse impacts on any known archaeological or paleontological resources in that such resources are not known to exist in the Project area, and the Project site is surrounded by established commercial and residential development. No additional grading is being proposed.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
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The Project site is developed with an existing hotel building and is equipped with utilities, access roads, drainage, and other necessary facilities that will continue to adequately serve the on-site uses.
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 Project site is developed with an existing hotel building with the necessary and adequate public services already available. The Project involves the implementation of TDM strategies for an approved hotel expansion project, and as such the Project would not necessitate the provision of additional services.
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 road paralleling the sea, and, therefore, will not conflict with the public access and recreation policies of Chapter 3 of the Coastal Act. Furthermore, as detailed above in the facts supporting Finding Number 1, the proposed Project is in conformity with the certified Local Coastal Program.
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.
As discussed further herein, the proposed Project will not cause any significant adverse impact on the environment and qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines Section 15303 (New Construction or Conversion of Small Structures).
SECTION 4. The City Council hereby finds that the Project, consisting of the reduction in the site’s parking requirements in conjunction with the implementation of TDM strategies, is part of the project to expand the existing Woods Cove Inn hotel from 21 to 25 units and for exterior modifications to the hotel, including a color change and the addition of board-and-batten siding (collectively, hereinafter referred to as “project” for purposes of CEQA). On January 21, 2026, the 19 -9- Reso. #
Planning Commission conditionally approved the expansion of the existing Woods Cove Inn hotel from 21 to 25 units and for exterior modifications to the hotel, including a color change and the addition of board-and-batten siding, and found the project to be categorically exempt from the California Environmental Quality Act pursuant to State CEQA Guidelines, Section 15303 (New Construction or Conversion of Small Structures). The City did not receive any appeal of the Planning Commission’s approval within fourteen days of such approval and therefore such approval became final. There have been no changes to the project, no changed circumstances, and no new information that could not previously have been known that would trigger the need for subsequent CEQA review.
SECTION 5. The City Council hereby approves Conditional Use Permit 25-1036 and Coastal Development Permit 25-2021, for the Project consisting of the four-space parking requirement reduction in conjunction with the implementation of TDM strategies, subject to conditions of approval in Exhibit A, which is attached hereto and incorporated herein by reference.
ADOPTED this 10th day of March, 2026.
Mark Orgill, Mayor
ATTEST:
Ann Marie McKay, City Clerk
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I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on March 10, 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
City Clerk, City of Laguna Beach, CA
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EXHIBIT A
RESOLUTION NO. 26.XXXX
(CONDITIONS OF APPROVAL)
Standard Conditions – Community Development Department
1. Conditional Use Permit 25-1036 and Coastal Development Permit 25-2021 are granted for a reduction of four required off-street parking spaces based on the implementation of a parking and transportation demand management plan at 2020 South Coast Highway. Approval is granted based on the project plans submitted by Bejamin Stevens (Applicant) and cleared by and stamped by City on October 10, 2025. Said plans are approved as submitted as conditioned herein and shall not be altered unless reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.
2. That the conditions of approval contained herein, shall be made part of the construction drawings for the proposed development. Construction drawings shall not be accepted for Plan Check without the conditions of approval incorporated into the construction drawings.
3. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail.
If there are any disparities between these conditions and the plans or final revised plans that are approved for any subsequent phase, the conditions and/or plans as stipulated in the later approval shall prevail.
4. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so.
5. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements.
6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, 22 -12- Reso. #
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 any related finding under the California Environmental Quality Act, 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.
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. 23 -13- Reso. #
12. In the event any of the conditions of approval are infeasible, the decision-making body hereby authorizes the Community Development Director to modify those conditions in the most conservative manner possible, in accordance with the limitations of the City’s Municipal Code, to allow for the completion of the project.
Standard Conditions of Approval for CDP – Community Development Department
13. The approvals granted by this Resolution shall lapse and automatically become void two years following the effective date if the privileges authorized by the approvals are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion, unless an extension of time is granted pursuant to the provisions of the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements.
Standard Conditions of Approval for CUP – Community Development Department
14. The right to a use and occupancy permit shall be contingent upon the fulfillment of all general and special conditions imposed by this Conditional Use Permit.
15. All of the special conditions shall constitute restrictions running with the land, and shall be binding upon the owner of the land and the successors or assigns.
16. The permit shall be subject to review at any time upon receipt of written complaint.
Standard Conditions of Approval – Building Department
17. The project shall be required to comply with the City’s construction hours, which are: 7:30 a.m. to 6:00 p.m. weekdays only; Hauling Hours: 9:00 a.m. to 3:00 p.m. Construction activity shall not be permitted on weekends or any Federal Holiday.
18. 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 24 -14- Reso. #
to dust and sediment control, erosion control, and other measures as required by the Building Official.
Project Specific Conditions of Approval – Community Development Department
19. No proposed change or modification to the permitted use shall be allowed without a subsequent or amended Conditional Use Permit granted pursuant to the terms of Title 25 of the City of Laguna Beach Municipal Code, except for uses specifically allowed by right pursuant to the C-1 Zone listed in LBMC 25.20.004.
20. The applicant shall not allow, act, cause or permit any lessee, agent, employee, exhibitor, or concessionaire any “prohibited discharge” (as defined in Municipal Code Section 16.01.020) into the City’s storm water drainage system.
21. The permittee shall obtain a sign permit prior to installing any permanent or temporary signage in accordance with the City’s sign permit procedures and design standards (Laguna Beach Municipal Code Chapter 25.54). Signage may also be subject to the granting of a building permit.
22. The applicant shall submit a parking study prepared by a traffic engineer to review efficiencies, effectiveness, and/or problems associated with the innovative parking solution (i.e., transportation demand management plan) at one year and five years from the date this approval is effective . The study is subject to City review and assessment.
Project Specific Conditions of Approval – City Council
23. The property owner shall comply with and implement the following transportation demand management strategies in accordance with the LSA Associates report dated October 30, 2024: (1) provide bicycles for guests to borrow; (2) encourage rideshare by charging for overnight parking; (3) create a designated rideshare area for guests in the parking lot; (4) provide a statement on the hotel website encouraging ridesharing; and (5) make local transit information available at check-in. 25