STAFF REPORT
Meeting Date:
March 10, 2026
APPEAL
A
SUBJECT: 31526 VALIDO ROAD: APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 24-0658 AND COASTAL DEVELOPMENT PERMIT 24-0657
FOR A NEW SINGLE-FAMILY DWELLING, ATTACHED TWO-CAR GARAGE,
ELEVATED DECKS, GRADING, AND LANDSCAPING, AND DEMOLITION OF AN EXISTING SINGLE-FAMILY DWELLING IN THE R-1, RESIDENTIAL LOWDENSITY ZONE, AND FINDING THE PROJECT CATEGORICALLY EXEMPT
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303 (CLASS 3)
RECOMMENDATION: It is recommended that the City Council:
1. Open the public hearing, take public testimony, and continue the public hearing to a date certain special meeting of the City Council, dedicated to the consideration of appeals; and
2. Find that the action to continue the public hearing is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption).
SUMMARY OF THE MATTER
Two appeals of the Design Review Board’s approval of Design Review 24-0658 and Coastal Development Permit 24-0657 at 31526 Valido Road were filed with the City Clerk on October 6, 2025, and October 8, 2025. To continue the public hearing on the appeals without re-sending public hearing notices, staff requests that the City Council open the public hearing and continue the matter to a date certain. Staff does not intend to provide a report at this time.
The sole purpose of this item is for City Council to take action on the requested continuance. This item was previously continued from the November 18, 2025 meeting, to the January 13, 2026 meeting, then to the February 24, 2026 meeting,1 and then to the March 10, 2026 meeting. Staff requests the City Council continue this public hearing to a special meeting for appeals to allow additional time to complete an evaluation of the site’s potential historic significance, including consideration of a new historic assessment prepared by ESA, which was commissioned by the applicant and submitted to the City on January 27, 2026.
By March 10, 2026, staff expects to have a more definitive schedule from the City’s architectural historians regarding completion of their reviews. This schedule will inform staff’s recommendations for the continuance date.
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
ENVIRONMENTAL ANALYSIS
1 In an email from the applicant attached to the February 24, 2026 City Council agenda report for this appeal, the applicant consented to the continuances and also agreed to waive rights under the five-hearing rule.
APPEAL OF THE APPROVAL OF DR 24-0658 AND CDP 24-0657 AT 31526 VALIDO ROAD March 10, 2026
In accordance with the California Environmental Quality Act (CEQA), the recommended actions are exempt from CEQA per Section 15061(b)(3), which is the commonsense exemption that the CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The action on the determination of the appeal at the continued public hearing will include compliance with CEQA.
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Anthony Viera, Deputy Director of Community
Development
Jane Abzug, Assistant City Attorney