PC Minutes 1 January 21, 2026
THE CITY OF LAGUNA BEACH
PLANNING COMMISSION MINUTES
REGULAR MEETING
January 21, 2026
A regularly noticed meeting of the Planning Commission of the City of Laguna Beach, California, convened at 6:00 P.M. in the City Council Chambers on January 21, 2026.
1. CALL TO ORDER
2. ROLL CALL
Present: Chairperson Steven Kellenberg, Commissioners Jorg Dubin, Susan McLintock Whitin, and Ken Sadler.
Remote: Chair Pro Tem Steve Goldman
9420 Eden Drive
Beverly Hills, CA. 90210
Staff Present: Samantha Beier, Planning Manager
Patrick Donegan, Assistant City Attorney
Pierre Sawaya, Capital Program Manager
Alpha Santos-Guinto, Project Manager
Shaveta Sharma, Senior Planner
Nancy Cardoza, Administrative Assistant
Time of Meeting: Regular Meeting – 6:00 p.m.
3. PUBLIC COMMUNICATIONS
3.1 None.
4. CONSENT CALENDAR
4.1 November 5, 2026 Draft Minutes
4.2 November 19, 2025 Draft Minutes
Attachment 7
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Motion: JD Second: SW Action: The Planning Commission approved the above-mentioned draft minutes. Motion carried 5-0.
Vote: Goldman _Y Dubin Y Whitin Y Kellenberg Y Sadler _Y_
4.3 Item: Conditional Use Permit 2024-2667
Design Review 2024-2666
Coastal Development Permit 2025-0296
Sign Permit 2024- 2668
Location: 825 South Coast Highway | APN: 644-024-01 and -09 Request: By Motion, continue Design Review 2024-2666, Conditional Use Permit 2024-2667, Coastal Development Permit 2025-0296, and Sign Permit 2024-2668 to February 4, 2026.
Motion: JD Second: SW Action: The Planning Commission continued Design Review 2024-2666 to February 4, 2026. Motion carried 5-0.
Vote: Goldman _Y Dubin Y Whitin Y Kellenberg Y Sadler _Y_
5. PUBLIC HEARINGS
5.1 Item: Temporary Use Permit 2025-2452
Coastal Development Permit 2025-2525
Location: 31526 & 31532 Coast Highway | APN: 658-091-05, 658-091-06 Request: The Applicant, City of Laguna Beach Public Works and Utilities Department, is requesting approval of a Temporary Use Permit and Coastal Development Permit to establish and operate a temporary construction staging area in support of the West Street Underground Utility Assessment District 2021-1 from February 4, 2026, to December 31, 2026. The proposed use would involve the use of two undeveloped parcels, located at 31526 and 31532 Coast Highway, for construction staging, including the storage of materials and equipment.
Staff Presentation: Pierre Sawaya, Capital Program Manager, presented a description of the project and staff’s recommendation provided in the report.
Disclosures: Commissioner Sadler spoke with neighbors residing near the proposed site.
Questions of Staff: Commissioner Dubin asked whether the sign on Monterey Drive is exempt from the Sign Ordinance because it is part of a city-run project. Staff confirmed that it is exempt and is intended to identify the lot and provide contact information. He also asked whether all vehicles associated with the work would be parked onsite. Staff responded that while the site will not accommodate all employee vehicles due to staffing 108
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levels and multiple shifts, it will reduce the number of vehicles parking in nearby residential areas.
Commissioner Whitin inquired about the construction timeline and potential extensions.
Staff stated the Director of Community Development may grant a three- or six-month extension but that timeline is realistic at this stage.
Commissioner Sadler asked if the proposed gate would require vegetation removal. Staff replied only overgrown areas would be cleared, using an existing driveway for access. He also asked about potential conflicts with the nearby school bus stop, and Staff confirmed the contractor will be briefed to ensure safe pedestrian access.
Chair Pro Tem Goldman asked if this was the best site and about alternatives. Staff replied it was the most suitable for the contractor due to proximity to the undergrounding work and larger area for storage of materials near their project site.
Chair Kellenberg asked about vegetation removal. Staff said only interior shrubs would be removed, and the palm tree and planting along the perimeter would remain.
Discussion ensued regarding project site alternatives.
Chair Kellenberg opened the public hearing.
Public Testimony Regarding the Project: Lenny Vincent of 31526 Monterey Street expressed opposition to the project, citing traffic safety, landscaping, and construction noise concerns.
Sharon Lyons of 31522 Coast Highway opposed the project, voiced concerns about construction dust and debris, noise, and public safety.
Roxane Degarmo, of 31542 Monterey Street, agreed with her neighbors and opposed the project.
Ann Christoph, a resident, suggested an alternative site and opposed the project.
Chair Kellenberg closed the public hearing.
Commissioners Comments: Chair Pro Tem Goldman commented on the project’s completion timeline.
Discussion ensued regarding the alternative sites and dust abatement.
Commissioners Dubin, Whitin, and Chair Pro Tem Goldman supported the project and the undergrounding of utilities.
Commissioner Sadler and Chair Kellenberg expressed support for the project. 109
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Motion: SW Second: KS Action: The Planning Commission approved Temporary Use Permit 25-2452 and Coastal Development Permit 25-2525, and finding said action exempt categorically pursuant to CEQA Section 15304. Motion carried 5-0.
Vote: Goldman _Y Dubin Y Whitin Y Kellenberg Y Sadler _Y_
5.2 Item: Design Review 2025-2454
Location: Coast Highway (between Montage Resort Drive and Catalina Street) | Public Right-of-Way
Request: The Applicant, Laguna Beach Public Works and Utilities, is requesting approval of Design Review 2025-2454 for the installation of landscaping and irrigation within newly constructed roadway medians along Coast Highway between Montage Resort Drive and Catalina Street. These medians were previously approved and constructed under DR 21-8883 and CDP 21-8884, which included a condition of approval requiring the City to submit a separate landscape and irrigation plan for review.
Staff Presentation: Alpha Santos-Guinto, Project Manager, and Evan Lee, Landscape Architect with SWA, presented an overview of the project and staff’s recommendations as detailed in the report. The presentation includes updated plan materials prepared in response to public feedback.
Disclosures: Commissioner Whitin and Chair Kellenberg met on-site with Staff and the Landscape Architect, Evan Lee.
Questions of Staff: Chair Kellenberg asked if the plant palette is being modified based on public input. Evan Lee, Landscape Architect confirmed, noting some plants are new additions and were not included in the original plans.
Commissioner Whitin inquired about the planting palette for the medians and whether SWA would monitor the plants during construction. Staff confirmed an inspector will oversee monitoring.
Commissioner Dubin asked about the project timeline. Staff stated it would begin in the fall and last three to four months.
Discussion ensued regarding timeline of the project and the planting palette.
Chair Kellenberg opened the public hearing.
Public Testimony Regarding the Project: Evan Lee, Landscape Architect for SWA, presented the project and discussed the amended landscape maintenance and irrigation installation.
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Ann Christoph, a resident, encouraged the selection of landscape plant materials that minimize water use and are low maintenance.
Lenny Vincent, a resident, agreed with Ann Christoph’s comments.
Chair Kellenberg closed the public hearing.
Commissioners Comments: Chair Pro Tem Goldman agreed with the plant palette.
Commissioner Whitin emphasized adherence to the landscape guidelines, recommended penalties for construction delays, and stressed the importance of construction observation to ensure correct plant species and varieties are installed; otherwise, she could support the project. Staff confirmed that the City will oversee construction, including having a construction inspector on site, with plant materials reviewed through the submittal process by SWA and the plant-maintenance team. Staff also noted that a maintenance crew may be on site to verify proper installation.
Commissioner Dubin agreed with Commissioner Whitin and can approve the project.
Chair Kellenberg voiced concerns regarding traffic impacts during construction, supporting Ann Christoph’s suggestions, and can otherwise support the project.
Motion: KS Second: JD Action: The Planning Commission approved Design Review 2025- 2454 and finding said action exempt from CEQA, with the following modified conditions:
• DR 2025-2454 is granted for the installation of landscaping and irrigation within newly constructed roadway medians along Coast Highway between Montage Resort Drive and Catalina Street. Approval is based on the development plans submitted by Alpha SantosGuinto and presented to the Planning Commission on January 21, 2026. Said plans are approved as submitted and conditioned herein and shall not be altered unless reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code. • The Applicant shall endeavor to complete all landscaping and irrigation work within the most expedient and reasonable timeframe and shall prepare an installation schedule accordingly. The schedule shall also be designed to minimize the duration and frequency of lane closures. Motion carried 5-0.
Vote: Goldman Y Dubin Y Whitin Y Kellenberg Y Sadler Y
5.3 Item: Design Review 2025-1035
Coastal Development Permit 2025- 1037
Conditional Use Permit 2025-1036
Coastal Development Permit 2025-2021
Location: 2020 South Coast Highway | APN: 644-274-07
Request: The Applicant, Benjamin Stevens, Architect, is requesting design review (“DR”) and a coastal development permit to expand an existing hotel from 111
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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 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 plan.
Staff Presentation: Shaveta Sharma, Senior Planner, presented a description of the project and staff’s recommendation provided in the report.
Disclosures: Chair Kellenberg met with applicants.
Questions of Staff: Commissioner Dubin asked whether the manager’s room would remain after the conversion and whether the applicant would pay an in-lieu fee instead of providing affordable units. Staff confirmed that three new rooms would be created, with two forming a suite, and that the in-lieu fee would apply. He also asked about regular monitoring to ensure adequate on-site parking. Staff explained that the code provision allowing the parking reduction requires supporting documentation demonstrating the effectiveness of the innovative parking solution at the one-year and five-year marks, if approved and conditioned by the City Council in conjunction with the request for a parking reduction.
Commissioner Whitin asked about the parking plan and parking configuration, Staff explained the space locations.
Discussion ensued regarding reduced parking.
Chair Kellenberg opened the public hearing.
Public Testimony Regarding the Project: Chair Kellenberg asked whether bicycle rentals would be provided. Ben Stevens, the Architect, confirmed that they would.
Commissioner Whitin questioned the rideshare drop-off and pick-up procedures, and the applicant explained the process.
Discussion continued regarding bicycle rentals and related safety considerations.
Commissioner Dubin commented that the proposed color palette was not compatible with neighborhood criteria and asked why Art in Public Places was not selected. The applicant responded that the colors were intended to soften the building’s appearance and that, given the project’s small scale, the owner chose not to participate in Art in Public Places.
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Further discussion regarding parking continued between the Commissioners and the applicant.
Chair Kellenberg closed the public hearing.
Commissioners’ Comments: Commissioner Whitin expressed support for the project and the color palette.
Commissioner Dubin supported the project.
Commissioner Sadler opposed the project, voiced concerns with parking, bicycle rentals, safety, and the proposed color palette in relation to Design Review criteria 3 and 9, specifically as they pertain to neighborhood compatibility and overall design integrity Chair Pro Tem Goldman supported the project.
Chair Kellenberg congratulated the architect on the design and expressed support for the project.
Motion: SW Second: SK Action: The Planning Commission adopt Resolution No. _____ approving Design Review 2025-1035, Coastal Development Permit 2025-1037, recommending City Council approval of Conditional Use Permit 2025-1036, Coastal Development Permit 2025-2021, and finding said action exempt from CEQA. Motion carried 4-0.
Vote: Goldman _Y Dubin Y Whitin Y Kellenberg Y Sadler _N_
6. OTHER BUSINESS - None
7. COMMITTEE, COMMISSIONERS, AND STAFF REPORTS
7.1 Staff Reports – None
Commissioners’ Reports – Commissioner Whitin inquired about the Design Review Board/Planning Commission meeting regarding the objective criteria. Staff replied there are no additional drafts at this time.
8. ADJOURNMENT
8.1 Adjourn – The meeting adjourned at 8:32p.m. to the regular Planning Commission meeting on February 4, 2026.
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