PLANNING COMMISSION STAFF REPORT
January 21, 2026
Agenda Item No. 5.3
Case No: Design Review 2025-1035
Coastal Development Permit 2025-1037
Conditional Use Permit 2025-1036
Coastal Development Permit 2025-2021
Project Location: 2020 South Coast Highway | APN: 644-274-07 Applicant: Benjamin Stevens, Architect
(949) 680-8616| [email protected]
Property Owner: LBIRE, LLC
Prepared By: Community Development Department
Shaveta Sharma, Senior Planner
(949) 715-0958 | [email protected]
CEQA: The project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, Section 15303 – New Construction or Conversion of Small Structures.
Costal Development Permit: This project is in the non-appealable area of the Coastal Zone.
Planning Commissioners
within a 500’ Radius: None
RECOMMENDATION:
Conduct a public hearing and adopt Resolution No. 25-1035 (Attachment 1) approving Design Review 2025-1035 and Coastal Development Permit 2025-1037, and recommending City Council approval of Conditional Use Permit 2025-1036 and Coastal Development Permit 2025-2021, and finding said action exempt from CEQA.
Attachment 3
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EXECUTIVE SUMMARY:
The Applicant, Benjamin Stevens, Architect, is requesting design review (“DR”) and a coastal development permit (“CDP”) to expand an existing hotel from 22 units to 25 units (Woods Cove Inn) in the C-1 (Local Business District) zone. Design review is required for exterior modifications to the hotel. A coastal development permit is required for the intensification of use. Additionally, pursuant to Laguna Beach Municipal Code (“LBMC”) Section 25.52.006(G)(3), the Planning Commission will make a recommendation to the City Council on Conditional Use Permit (“CUP”) 25-1036 and CDP 25-2021 regarding a request to reduce the number of required off-street parking spaces based on the implementation of a parking and transportation demand management (“TDM”) plan (the “Project”).
Staff recommends conditional approval of the Project. However, staff also recommends that the Planning Commission deliberate on Design Review Criteria Nos. 3 and 9, Design Integrity and Neighborhood Compatibility, with particular attention to the proposed color of the building façade.
BACKGROUND:
General Location: 2020 South Coast Highway
Assessor’s Parcel Number: 644-274-07
Related Cases: Design Review 99-134
Existing General Plan Land
Use Designation:
Zoning Designation:
Use of Property:
Commercial Tourist Corridor (CTC)
Local Business District (C-1)
Hotel
Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties:
Direction General Plan Land Use Zoning Use
North Village Medium Density Multi-family Residential Residential South Commercial Tourist Corridor
Village Medium Density
Local Business District
Multi-family Residential
Residential
East Commercial Tourist Corridor Local Business District Commercial West Commercial Tourist Corridor Local Business District Commercial 28 PC Staff Report
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Figure 1 – Existing Project Street Frontage
Figure 2 – Location Map
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DISCUSSION/ANALYSIS:
Background
The Project site is currently developed with a 22-unit hotel with two manager units. The property was developed with a hotel use including 22 units, carports, and surface parking lot in 1948. The 7,763-square-foot two-story structure fronts South Coast Highway with a 23-space surface parking lot accessible from South Coast Highway. The subject property is located on the inland side of South Coast Highway on the southeast corner of Diamond Street and South Coast Highway.
The property has been improved with interior and exterior improvements over the years, including the addition of a swimming pool in 1957. In 1997, a building permit was issued to replace the existing doors and windows. The Design Review Board approved DR 99-134 on June 10, 1999, for the construction of a six-foot-high stucco wall. In 2001, a building permit was issued to convert an existing one-room suite into an ADA-accessible suite, and two adjacent rooms were combined to create a two-room suite.
In 2021, the City approved building permits for an interior remodel and exterior remodel to including window and door replacements within existing openings; 6,597 SF remodel of existing interior conditioned space; reconfiguration of the existing surface parking lot, including minor grading to reduce steepness of driveway slope (on-site), asphalt replacement, new concrete curbs and grade-level planters, and new parking stall striping; replacement of the existing tanked water heater with new tankless water heaters; and convert two guest rooms to one suite-style room and two guest rooms to one manager's unit, consistent with the legal condition of the property. The building plans were revised during the plan check process to include a new color scheme and board-and-batten siding in place of the previously approved off-white stucco. Although these changes were included in the plan check revisions, staff did not identify the exterior design modifications at that time. Because exterior modifications require Design Review approval, this item is now being brought back to the Planning Commission for consideration. The applicant proceeded with the revised exterior treatments based on their understanding that the changes had been approved through plan check, and the oversight resulted in the building being painted without the required Design Review authorization.
Proposed Project
The Applicant seeks approval of Design Review 2025-1035 and Coastal Development Permit 2025-1037. The Project is located within a non-appealable area of the Coastal Zone. The C-1 Local Business District is intended to serve the City’s local retail and commercial needs, including certain highway-related uses, as well as single- and multi-family residential uses as part of mixeduse development. Properties in the vicinity are generally developed with a mix of commercial uses along the highway frontage and residential uses to the north and south.
The proposed exterior remodel and expansion of the hotel will authorize improvements and continued use of the site. Planned improvements include: (1) the addition of three units by converting a two-room suite into two separate rooms and converting the manager’s quarters into 30 PC Staff Report
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two units, resulting in a total of 25 units; and (2) an exterior remodel of the hotel, including a color change and the addition of board-and-batten siding. The two-room suite to be converted is located at the northwest corner of the lower level, while the manager’s quarters to be converted are located at the southwest corner of the upper level. The addition of three units requires payment of an in-lieu fee toward low-cost overnight accommodations in the amount of $25,000 per unit, for a total of $75,000, consistent with the City’s Local Coastal Program. This requirement has been included as a condition of approval.
The Project is consistent with the vision for this zone and will comply with all applicable development standards, provided that, parking requirements are reduced through implementation of a Transportation Demand Management (TDM) plan. The City Council is the decision-making body for the Conditional Use Permit (CUP) authorizing reduction of required off-street parking spaces. Conversion of building area and site improvements authorized under DR 25-1035 and CDP 25-1037, which are subject to Planning Commission approval, is contingent upon City Council approval of the parking and TDM plan. This requirement has been included as a condition of approval. The Planning Commission’s recommendation for reduced parking requirements is a prerequisite to City Council’s final approval of the Project.
The Project incorporates TDM strategies to reduce required parking by four spaces, or approximately 15%, from 27 to 23 spaces. The Applicant has submitted a Transportation Demand Management Study prepared by LSA, dated October 30, 2024 (Attachment 4). The study has been peer reviewed and supports the requested reduction by demonstrating that access to transit and other trip-reduction measures will adequately serve the Project’s operational needs. Parking requirements for the Project would be satisfied if the parking and TDM plan were to receive City Council approval, as shown in the detailed analysis provided in Table 1 Table 1. Parking Requirements
Parking Analysis Required Ratio Total
Spaces
Hotel Guest Rooms 1 space/room + 1 additional space/15 rooms 27 spaces Total Spaces Required 27 spaces
Parking Provided -23 Spaces
TDM Reduction -4 Spaces
Total Required 0 Spaces
The proposed project will implement the following TDM strategies to lessen the parking demand and prevent overflow parking for the project:
• Providing Bicycles to Guests
• Encouraging Rideshare by Charging for Overnight Parking • Creating a Designated Rideshare Area for Guests in the Parking Lot • Local Transit Information Provided on the Hotel Website and to Guests at Check-In 31 PC Staff Report
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Implementation of the TDM strategies described above shall be the responsibility of the hotel operator. Compliance will be ensured through the inclusion of a condition of approval in the associated CUP, adopted by resolution of the City Council.
Figure 3 – Proposed Site Plan
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Figure 4 – Proposed Parking Layout
The final project design along with the colors and materials is shown in Figures 5-8 below:
Figure 5 – Photo of South Coast Highway frontage
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Figure 6 – Photo of Southeast Corner, Hotel Lobby area
Figure 7 – Photo of North Court and Carports
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Figure 8 – Proposed Colors and Materials
ENTITLEMENT REVIEW PROCESS:
Design Review
The proposed exterior remodel of the hotel is subject to Design Review pursuant to LBMC Section
25.05.040(B)(1). Specifically, façade improvements intended to update the building’s appearance require review. Design Review, governed by Laguna Beach Municipal Code Section 25.05.040, is conducted by the Planning Commission at a duly noticed public hearing, where the required findings are evaluated in relation to the proposed development. Staff recommends conditional approval of the Project. However, staff also recommends that the Planning Commission give particular attention to the Design Integrity and Neighborhood Compatibility components of Finding 1, as reflected in Criteria 3 and 9, with specific consideration of the proposed exterior façade color.
Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section
25.05.040(H), as set forth below:
1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.
No changes are proposed to the site’s vehicular access, and off-street parking would continue to be provided at the front of the property from South Coast Highway. The parking lot is designed to facilitate circulation with clearly designated paths for both vehicles and pedestrians, thereby reducing potential conflicts. In addition, as part of the Project’s Transportation Demand 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, 35 PC Staff Report
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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 strong urban edge appropriate to the commercial highway corridor. Setbacks include 9’-8” along the southeast portion from South Coast Highway, 15’-0” feet at the northeast corner, 7’-2” from Diamond Street, 5’-1” along the interior side property line, and 10’-0” at the rear 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: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.
The 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 court-facing 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 textures strengthens the building’s eclectic character, staff is concerned that the dark black 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 city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.
The Project does not propose any grading or new development that would require grading. The conversion of existing rooms and the manager’s unit will not result in the removal of heritage trees, alteration of ridgelines, or encroachment on watercourses. Accordingly, the Project preserves the City’s scenic natural setting by concentrating improvements within the existing 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.
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The Project complies with all applicable policies in the City’s General Plan and Local Coastal Program. The project site is not located within any Specific Plan.
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 hotel’s existing eclectic style, blending elements of Spanish Colonial, Mid-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-lieu” fee.
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.
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 Project, and this criterion is not applicable. The existing structure is not listed on the City’s 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.
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7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.
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, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.
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 highway-fronting properties on the block. Within this development context, the Project’s 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 given the Project’s prominent corner location.
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.
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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 pay the required in-lieu contribution fee to fulfill this requirement. To ensure adherence to this requirement, Condition No. 15 has been included in the draft resolution.
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 needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.
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 opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property. 39 PC Staff Report
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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.
Coastal Development Permit
The proposed intensification of the hotel use by adding three additional rooms requires the approval of a coastal development permit (see LBMC Section 25.07.004). Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07. A Coastal Development Permit is considered by the Planning Commission at a duly noticed public hearing where the following findings are considered in relation to the proposed development:
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
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.
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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.
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, 41 PC Staff Report
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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 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 a categorical exemption under CEQA Guidelines Section 15303 (Class 3).
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Innovative Parking Solutions – TDM Strategies
Pursuant to LBMC Section 25.52.006(G)(3), parking standards may be reduced when a proposed use incorporates innovative parking solutions. Such solutions must provide mitigation measures at a ratio equivalent to the parking spaces otherwise required under Section 25.52.012(G) for the proposed intensification of use. As shown in Table 1, the proposed mixed-use project will meet its parking requirement through the implementation of Transportation Demand Management (TDM) strategies, including providing bicycles for guests, encouraging rideshare through overnight parking fees, designating a rideshare area within the parking lot, and supplying guests with local transit information. Based on these measures, staff recommends that the Planning Commission forward a recommendation to the City Council approving the reduction of four parking spaces through the inclusion of TDM strategies in the Project.
ENVIRONMENTAL IMPACT:
The Project is exempt from CEQA pursuant to Section 15303 –New Construction or Conversion of Small Structures, in that the project consists of 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 public streets and developed properties, and the City’s environmentally sensitive areas maps do not identify any such areas onsite or within the immediate Project vicinity. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time, as the current request is limited to improvements to an existing 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.
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RECOMMENDATION:
Conduct a public hearing and adopt Resolution No. 25-1035 (Attachment 1) approving Design Review 2025-1035 and Coastal Development Permit 2025-1037 and recommending City Council approval of Conditional Use Permit 2025-1036 and Coastal Development Permit 2025-2021, and finding said action exempt from CEQA.
NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice has been mailed on October 14, 2025 in accordance with LBMC Section 25.05.065(D) and in accordance with LBMC Section
25.07.014 for CDPs. In addition, a public hearing notice has been posted on the project site on November 3, 2025, in accordance with LBMC Section 25.05.065(E). Further, a public hearing notice has been published in a newspaper of general circulation on October 24, 2025, in accordance with LBMC Section 25.05.065(F).
PUBLIC CORRESPONDENCE:
One letter in response to the proposed parking reduction for the Project has been received and is attached to the report.
ATTACHMENTS:
Attachment 1 – Resolution No. 25-1035
Attachment 2 – Application
Attachment 3 – Plans
Attachment 4 – TDM Study
Attachment 5 – Color and Materials Board and Existing Elevations Attachment 6 – Letter of Intent
Attachment 7 – Public Correspondence
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