STAFF REPORT
Meeting Date:
March 10, 2026
NON APPEAL
16 SUBJECT: 2020 SOUTH COAST HIGHWAY: CONDITIONAL USE PERMIT 25-1036 AND COASTAL DEVELOPMENT PERMIT 25-2021 FOR A REDUCTION OF FOUR
REQUIRED OFF-STREET 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) TO EXPAND AN EXISTING HOTEL IN THE C-1 (LOCAL BUSINESS DISTRICT) ZONE AND FINDING THE PROJECT
CATEGORICALLY EXEMPT PURSUANT TO STATE CEQA GUIDELINES
SECTION 15303 (CLASS 3)
RECOMMENDATION: It is recommended that the City Council:
1. Conduct a Public Hearing, including receiving a staff report and taking public testimony and all evidence relating to the consideration of Conditional Use Permit 25-1036 and Coastal Development Permit 25-2021 and the categorical exemption under the California Environmental Quality Act Guidelines Section 15303; and
2. Adopt the Resolution titled, “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
OFF-STREET 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) TO EXPAND AN EXISTING HOTEL 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)”.
SUMMARY OF THE MATTER
The applicant, Ben Stevens, architect for the property owner (“Applicant”) of the Woods Cove Inn located at 2020 South Coast Highway (the “Property”) seeks City Council approval of Conditional Use Permit (“CUP”) 25-1036 and Coastal Development Permit (“CDP”) 25-2021 to reduce the site’s off-street parking requirement by four 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), to facilitate an expansion of an existing hotel (the “Project”).
LBMC Section 25.52.006(G)(3) requires the Planning Commission (“Commission”) to make a recommendation to the City Council on a CUP and CDP for a reduction in the parking requirement (with the City Council as the final decision-maker). On January 21, 2026, the Commission held a public hearing and recommended that the City Council approve CUP 25-1036 and CDP 25-2021. City staff recommends that the City Council hold a public hearing on the requested entitlements and adopt the attached resolution (Attachment 1) granting the requested four-space parking requirement reduction.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
Public notice was duly provided for this public hearing in accordance with LBMC Section 25.05.065, including notices that were mailed to owners and occupants within a 300-foot and 100-foot radius, respectively, and posted on the Project site, thereby providing an opportunity for property owners and tenants to inform the City Council of any comments or concerns at, and at two other public places prior to the public hearing. (See Attachment 2.)
DISCUSSION
A. Prior Building Permit
In 2021, the City approved a building permit (CBP-2021-7808) for an interior remodel and exterior remodel to including window and door replacements within existing openings; 6,597 SF remodel of existing interior habitable 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 conversion of two guest rooms to one suite-style guest room and conversion of two guest rooms to one manager's unit, consistent with the legal condition of the property as further described below. The reconfiguration of the parking lot increased the number of parking spaces to 23, including 21 passenger vehicle spaces, two motorcycle parking spaces, and eight bicycle spaces. This reconfiguration increased the hotel’s parking supply by 11 parking spaces.
During the 2021 building plan check process, staff reviewed the history of the entitlements for the hotel which was entitled for twenty-one (21) single guest rooms, one (1) two-bedroom suite-style guest room, and one (1) two-bedroom manager’s unit. Staff concluded that at some time prior to the current ownership, the one (1) two-bedroom suite was converted into two (2) guest rooms and the one (1) two-bedroom manager’s unit was also converted to two (2) guest rooms. Essentially, unpermitted improvements that occurred prior to the current owner’s acquisition of the property had increased the guest room count from the twenty-two (22) entitled by the City to twenty-five (25). The additional guest rooms increased the parking requirement for the Property from 23 to 27. The current owners completed the hotel renovations associated with the 2021 permit in 2023, which included the reduction in guest rooms to comport with the legal condition of the property.
More recently, on January 21, 2026, the Applicant obtained the required Commission approval to entitle the change from 22 guest rooms (including one suite-style guest room) and one manager’s unit to twentyfive (25) guest rooms. This change would effectively restore the land use that had existed previously but without the necessary approvals. At the same time, the Commission recommended that the City Council grant a reduction in the required parking spaces from 27 to 23, which is discussed in further detail in the following section of this report.
B. Recent Entitlements
On January 21, 2026, the Commission held a public hearing to consider a request for approval of Design Review 25-1035 and Coastal Development Permit 25-1037 to expand an existing hotel (Woods Cove Inn) from twenty-two (22) to twenty-five (25) guest rooms in the C-1 (Local Business District) zone. Design review was required for exterior modifications to the hotel, including a color change and the addition of board-and-batten siding. A coastal development permit was required for the intensification of use.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
Additionally, pursuant to LBMC Section 25.52.006(G)(3), the Planning Commission was asked to make a recommendation to the City Council on CUP 25-1036 and CDP 25-2021 regarding the Applicant’s request to reduce the number of required off-street parking spaces based on the implementation of a parking and TDM plan.1
After conducting a public hearing, the Commission voted 4-1 (Commissioner Sadler dissenting) to adopt Resolution No. 25-1035, thereby conditionally approving Design Review 25-1035 and Coastal Development Permit 25-1037, and finding the project exempt from the California Environmental Quality Act (“CEQA”) under Class 3 (New Construction or Conversion of Small Structures) categorical exemption for the aforementioned project to remodel and expand the Woods Cove Inn as well as the parking reduction, and recommending City Council approval of Conditional Use Permit 25-1036 and Coastal Development Permit 25-2021, in accordance with LBMC Section 25.52.006(G)(3) to reduce the required off-street parking spaces by four spaces (27 to 23 spaces) since the proposed use incorporates innovative parking solutions. (The January 21, 2026 Commission Staff Report, plans, transportation demand management study, public comments, meeting minutes, and Commission-adopted Resolution No. 25-1035 are attached as Attachments 3 through 8, respectively.) The addition of three guest rooms, which would be created by converting a two-room suite-style guest room into two separate guest rooms and converting a manager’s quarters into two guest rooms, constitutes an intensification of use requiring additional on-street parking.
Because the Applicant was unable to physically provide additional off-street parking at the Property, the Applicant retained LSA Associates (“LSA”) to prepare a transportation demand management study to support a requested four-space reduction. LSA prepared the transportation demand management study dated October 30, 2024 (Attachment 5).
The Planning Commission imposed the following condition on the approval:
“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 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.” (Resolution No. 25-1035, Condition No. 14.)
C. Parking Incentive Request
CUP 25-1036 and CDP 25-2021 relating to the Project (i.e., the parking reduction) are the only entitlements before the City Council. As noted above, the Commission approved DR 2025-1035 and CDP 2025-1037, including the exterior modifications to the hotel. This approval was granted on January 21, 2026 and became final on February 5, 2026 upon conclusion of the 14-calendar day appeal period. As such, the City Council’s consideration is limited to the Applicant’s request for a parking requirement reduction.
The proposed reduction of required off-street parking is being requested as the Property is currently developed with a two-story, 7,763-square-foot, commercial building with a 23-car surface parking lot on 1 LBMC Section 25.52.006(G)(3) allows parking reductions with the implementation of a parking and TDM plan when a project promotes alternative modes of transportation, and where the reduced parking requirement will not adversely impact public access to beaches, parks, open spaces, and trails.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
an approximately 22,327-square-foot lot. The existing development limits the Applicant’s ability to provide the four additional required on-site parking spaces.
Pursuant to LBMC Section 25.52.006(G)(3), the City Council may approve a conditional use permit and coastal development permit, upon recommendation from the appropriate approval authority (i.e., the Commission), to reduce required parking standards when a project promotes the use of alternative transportation, such as ride-sharing, public transit, bicycling, or walking, and where the reduction will not adversely affect public access to beaches, parks, open space, or trails. Any proposed innovative parking solution shall provide parking mitigation measures at an equivalent ratio to the parking spaces required by Section 25.52.012(G) for the proposed intensification of use.
The Applicant is requesting a four-space reduction to facilitate an intensification of use approved by the Planning Commission, as analyzed in the TDM Study prepared by LSA Associates and dated October 30, 2024 (Attachment 5). With approval of the CUP for the requested four-space parking requirement reduction, the Project’s parking requirements will be satisfied, as demonstrated by Table 1 below.
Table 1. Parking Requirements
Parking Analysis Required Ratio Total
Spaces
Hotel Guest Rooms (25 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 reduce the parking demand and prevent overflow parking for the Project:
• Provide bicycles for guests to borrow
• Encourage rideshare by charging for overnight parking • Create a designated rideshare area for guests in the parking lot • Provide a statement on the hotel website encouraging ridesharing • Make local transit information available at check-in
In accordance with LBMC Section 25.52.006(G)(3), a program proposing an innovative parking solution must demonstrate how the alternative approach achieves an equivalent parking ratio to that otherwise required parking and provide a detailed description of how the proposed solution is expected to offset impacts from the reduction in required parking spaces. Here, the Applicant retained LSA to prepare a TDM plan to reduce reliance on overnight guest parking through enhanced ridesharing and other alternative transportation strategies. The Plan focuses on encouraging guests to utilize alternative modes of travel when arriving at the hotel and incorporates additional measures to promote non-personal-vehicle travel during their stay.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
The LSA report cites hospitality industry data pointing to large declines in car rentals as a mode for accessing hotels, as well as parking utilization data for the subject Property between September 2023 and May 2024. That data indicates that approximately 38 percent of hotel guests brought and parked a vehicle on-site during that period. The proposed TDM Plan is designed to reinforce and expand upon this existing trend. Based on its analysis, LSA concludes that a year-round reduction in hotel parking demand of at least 15 percent—equivalent to approximately four parking spaces—can reasonably be anticipated, consistent with observed utilization patterns and broader industry trends.
Figure 1. Existing parking layout, with the proposed rideshare space shaded yellow REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
REQUIRED ENTITLEMENTS
Below is staff’s analysis of the required entitlements for the parking incentive request: (1) CUP 25-1036; and (2) CDP 25-2021.
Conditional Use Permit
The reduction of required parking spaces requires the approval of a CUP pursuant to LBMC Section
25.52.006(G). CUPs are governed by LBMC Section 25.05.030 and in this case is considered by the City Council upon recommendation from 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 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 two-bedroom 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 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.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
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 peerreviewed TDM Study concludes that the proposed 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 non-automobile modes of travel, thereby reducing vehicle trips and vehicle miles traveled associated with the hotel use. By offering onsite 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.
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.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
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.
Coastal Development Permit
The reduction of required parking spaces also requires the approval of a CDP pursuant to LBMC Section
25.52.006(G). CDPs are governed by LBMC Chapter 25.07 and in this case is considered by the City Council upon recommendation from 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 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.
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.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
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 offstreet 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 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.
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
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.
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).
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
ENVIRONMENTAL ANALYSIS
REQUEST FOR PARKING REDUCTION INCENTIVE – 2020 SOUTH COAST HIGHWAY March 10, 2026
The City Council 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 22 to 25 guest rooms 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 Planning Commission conditionally approved the expansion of the existing Woods Cove Inn hotel from 22 to 25 guest rooms 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.
ATTACHMENTS
1. City Council Resolution (Pgs. 12-25)
2. City Council Public Hearing Notice (Pg. 26)
3. January 21, 2026 Planning Commission Staff Report (Pgs. 27-44)
4. January 21, 2026 Planning Commission Plans (Pgs. 45-94)
5. Transportation Demand Management Study (Pgs. 95-105)
6. January 21, 2026 Planning Commission Public Comments (Pg. 106)
7. January 21, 2026 Planning Commission Meeting Minutes (Pgs. 107-113)
8. Commission Approval Resolution No. 25-1035 (Pgs. 114-129) Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Shaveta Sharma, Senior Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development