PLANNING COMMISSION STAFF REPORT
February 18, 2026
Agenda Item No. 5.1
Case No: General Plan Amendment 2025-2345
Local Coastal Program Amendment 2025-2369
Request General Plan Amendment and Local Coastal Program Amendment to remove a designated significant natural watercourse from the City’s Open Space and Conservation Element Major Watersheds and Drainage Courses map.
Project Location: 600 Buena Vista Way | APN: 641-373-43 Applicant: Larry Nokes
(949) 376-3500 | [email protected]
Property Owner: Susan Heystee and Davis Cozzens
Prepared By: Community Development Department
Shaveta Sharma, Senior Planner
(949) 715-0954 | [email protected]
CEQA:
The project qualifies for an exemption pursuant to the California Environmental Quality Act Guidelines Section 15061(b)(3), as it involves no physical change and therefore, has no potential to result in a significant effect on the environment.
Recommendation:
Conduct a public hearing and adopt Resolution No. 25-2345 (Attachment 1), recommending City Council approval of General Plan Amendment 2025-2345 and Local Coastal Program Amendment 2025-2369 to remove a designated significant natural watercourse from the City’s Open Space and Conservation Element Major Watersheds and Drainage Courses map.
Planning Commissioners
within a 500’ Radius: Kellenberg
Attachment 2
20 PC Staff Report
March 4, 2026
EXECUTIVE SUMMARY:
The applicant, Larry Nokes, requests that the Planning Commission review the proposal and recommend City Council adoption of General Plan Amendment (GPA) 2025-2345 and Local Coastal Program Amendment (LCPA) 2025-2369 to remove a mapped significant natural watercourse from the Open Space Element Major Watersheds and Drainage Courses map, originally adopted by the City Council on May 1, 1984 by Resolution No. 84.37.
BACKGROUND:
General Location: 600 Buena Vista Way
Assessor’s Parcel Number: 641-373-43
Environmental Determination: CEQA Section 15061(b)(3)
Related Cases: DR 04-276, CDP 04-54, DR 05-035, DR 18-1280, CDP 18- 1281, DR 24-2039, CDP 24-2040, and VAR 24-2340
Existing General Plan Land
Use Designation:
Zoning Designation:
Use of Property:
Residential / Hillside Protection
R/HP Residential Hillside Protection
Residential
Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties:
Direction General Plan Land Use Zoning Use
North Residential / Hillside
Protection
R/HP Residential
Hillside Protection
Residential
South Residential / Hillside
Protection
R/HP Residential
Hillside Protection
Residential
East Residential / Hillside
Protection
R/HP Residential
Hillside Protection
Residential
West Residential / Hillside
Protection
R/HP Residential
Hillside Protection
Residential
21 PC Staff Report
March 4, 2026
Existing Project Street Frontage Location Map
BACKGROUND
The Open Space and Conservation Element was adopted by the City Council on May 1, 1984, by Resolution 84.37. The Open Space and Conservation Element identifies strategies for preserving open space lands, discouraging premature conversion of such lands to urban uses, providing for orderly growth and development, and conserving natural resources. The City combined the required Open Space and Conservation Elements into a single document, which also addresses issues related to the City’s coastal and hillside settings, extensive hillside open space, associated natural features, and environmental hazards.
The subject property has a history of entitlements for construction of a single-family residence and related improvements dating back to 2004. The most recent approval, granted on December 12, 2024, authorized additions to the residence, grading, and a variance for height and allowable lot coverage. The deletion of the watercourse from the property will not induce development on the property as this area of the property is restricted as dedicated open space under the original project entitlements.
DISCUSSION/ANALYSIS:
The property is located at the northerly terminus of Buena Vista Way, bordered by natural slopes to the north and east and by existing homes to the south and southwest. To the west, the site overlooks the northerly terminus of the Temple Hills Drive cul-de-sac. The parcel drops approximately 170 feet from its highest point on the eastern end to its lowest point near Temple Hills Drive.
The only change proposed for the property is the removal of a mapped significant natural watercourse across the lower portion of the site from the City’s Open Space and Conservation Element Major Watersheds and Drainage Courses map (Figure 1). To support this request, the applicant submitted a Biological Resources Review and a Hydrology Study (Attachments 6 and 7). 22 PC Staff Report
March 4, 2026
Both reports were peer-reviewed by the City’s third-party consultants, who confirmed the analyses and findings.
Figure 1 – Proposed Map Change to Major Watersheds and Drainage Courses The Hydrology Study, prepared by Toal Engineering, Inc. and dated October 23, 2025, concluded that all existing and proposed upstream tributary areas to the mapped drainage are currently captured by drain inlets and pipes and discharged to Temple Hills Drive or have historically flowed down Buena Vista Way. The Biological Resources Review, prepared by LSA and dated October 21, 2024, found that “no wetlands, drainage features, or riparian habitat areas were recorded on the property during the site survey, and the project site does not function as a wildlife movement corridor.”
LBMC 25.50.030(B) states:
“Demolition/Deletion Process. Proposals to add or delete watercourses from the environmentally sensitive areas map, or to change the status of significant watercourses shall be reviewed by the planning commission. Public notice shall be subject to the provisions of Sections 25.05.065 and 25.07.026. The planning commission shall make its determination based on its assessment of the watercourse as it relates to the criteria listed in subsection (A); provided, however, that a significant watercourse can be deleted only if it is determined that it no longer serves a distinct functional, scenic or ecological purpose. The decision of the planning commission may be appealed to the city council pursuant to Section 25.05.070.” (emphasis added) Subsection (A) explains what is a “significant watercourse:” “Significant watercourses are those which are depicted on the city's environmentally sensitive areas map. Significant watercourses include significant natural watercourses and significant modified watercourses.
(1) "Significant natural watercourses" are those that are in their natural condition and which serve a distinct functional scenic or ecological purpose. As applied, 23 PC Staff Report
March 4, 2026
ecological purposes include those related to wildlife habitats, particularly feeding, watering and breeding areas; and biotic habitat areas. Scenic purposes include those related to view corridors, density relief or general aesthetic appeal.
Functional purposes include those related to hydrologic considerations. (2) "Significant modified watercourses" are those that have been altered from their natural condition, but which continue to serve a distinct functional, scenic or ecological purpose as set forth under subsection (A)(1). Significant modified watercourses include those that have been channelized, piped, culverted or otherwise improved or diverted. Significant modified watercourses are typified by the continuing presence of a topographic swale or depression and the ability to conduct overflow runoff. Significant modified watercourses that are restored may qualify for redesignation as natural watercourses.”
Based on the studies submitted by the applicant, the significant natural watercourse identified in the City’s Open Space and Conservation Element Major Watersheds and Drainage Courses map, meets the criteria for deletion of a watercourse.
The Hydrology Study, prepared by Toal Engineering, Inc. and dated October 23, 2025, concluded that all existing and proposed upstream tributary areas to the mapped drainage are currently captured by drain inlets and pipes and discharged to Temple Hills Drive or have historically flowed down Buena Vista Way. Therefore, the site does not function as a natural drainage course providing hydrologic or watershed-related benefits.
Additionally, the Biological Resources Review, prepared by LSA and dated October 21, 2024, found that no wetlands, drainage features, or riparian habitat areas were recorded on the property during the site survey, and the project site does not function as a wildlife movement corridor. As such, the property does not provide ecological value in the form of wildlife habitat, biotic habitat areas, or wildlife movement pathways. The existing mapped significant natural watercourse does not provide a scenic benefit within the developed residential context. This request is not associated with a development application that could affect views or scenic corridors.
Based on the technical evidence provided, the subject significant natural watercourse does not serve an ecological, scenic, or functional purposes as defined above. Accordingly, the proposed project would not impair resources associated with wildlife habitat, hydrologic function, view corridors, density relief, or general aesthetic appeal.
General Plan Amendment
Government Code § 65300.5 mandates that general plan elements, and parts thereof, be integrated, internally consistent, and include a compatible statement of policies for the adopting agency. Staff has confirmed that the proposed update to the mapped watercourses in the Open Space Element is consistent with the General Plan, including the goals and policies of the Landscape and Scenic Highways Element (LSHE), Safety Element, and the Land Use Element. 24 PC Staff Report
March 4, 2026
Local Coastal Program Amendment
The City’s Local Coastal Program (LCP) was certified by the California Coastal Commission on January 13, 1993, granting the City permitting authority within the coastal zone. The LCP is not a single standalone document; rather, it is composed of selected General Plan elements, specific plans, municipal code provisions, guidelines, maps, and resolutions. Because the proposed General Plan Amendment must remain consistent with all components of the City’s certified LCP, a corresponding LCP Amendment is also required.
ENVIRONMENTAL IMPACT:
The Project is exempt from CEQA pursuant to Guidelines Section and 15061(b)(3). Here, the Project is limited to an update to the Major Watersheds and Drainage Courses Map in City’s Open Space and Conservation Element as the significant natural watercourse no longer serves a distinct functional, scenic or ecological purpose. Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The project site is fully developed with an existing residential use and is surrounded by public streets and other developed properties, and it contains no environmentally sensitive areas beyond the mapped earthquake fault. Although the City’s environmentally sensitive areas maps identify a fault on the site, the proposed project involves no physical change and therefore has no potential to result in a significant effect on the environment.
The deletion of the watercourse from the property will not induce development on the property as this area of the property is restricted as dedicated open space under the original project entitlements. 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 in nature to the watercourse mapped through the property. 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. As the Project has no potential to cause a significant environmental effect, the exemption applies and no further environmental analysis is required under CEQA.
RECOMMENDATION:
By motion, adopt Resolution No. 25-2345 (Attachment 1) recommending City Council adoption of General Plan Amendment 2025-2345 and Local Coastal Program Amendment 2025-2669, and finding said action exempt from CEQA.
25 PC Staff Report
March 4, 2026
NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on February 4, 2026, in accordance with LBMC Section 25.05.065(D). In addition, a public hearing notice was posted on the project site on February 3, 2026, in accordance with LBMC Section 25.05.065(E). Further, a public hearing notice was published on February 6, 2026, in a newspaper of general circulation in accordance with LBMC Section 25.05.065(F).
ATTACHMENT(S):
Attachment 1 – Resolution No. 25-2344
Attachment 2 – Draft City Council Resolution for General Plan Amendment 2025-2345 and Local Coastal Program Amendment 2025-2669
Attachment 3 – Application
Attachment 4 – Site Plan
Attachment 5 – Biological Resources Review dated October 21, 2024, prepared by LSA Attachment 6 – Hydrology Study, dated October 23, 2025, prepared by Toal Engineering, Inc Attachment 7 – Open Space Element Major Watersheds and Drainage Courses Map Attachment 8 – Public Comments
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