STAFF REPORT
Meeting Date:
April 14, 2026
NON APPEAL
21 SUBJECT: 600 BUENA VISTA WAY: CONSIDERATION OF A GENERAL PLAN
AMENDMENT AND LOCAL COASTAL PROGRAM AMENDMENT TO AMEND
THE OPEN SPACE AND CONSERVATION ELEMENT TO REMOVE A
DESIGNATED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR
WATERSHEDS AND DRAINAGE COURSES MAP AND FINDING THE ACTION
EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
UNDER STATE CEQA GUIDELINES SECTION 15061(B)(3)
RECOMMENDATION: It is recommended that the City Council:
1. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT 25-2345 AND LOCAL COASTAL PROGRAM AMENDMENT 25-2369, AMENDING THE CITY’S
OPEN SPACE AND CONSERVATION ELEMENT TO REMOVE A DESIGNATED
SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP LOCATED AT AND AROUND 600 BUENA VISTA WAY;
REQUESTING SUCH LOCAL COASTAL PROGRAM AMENDMENT CERTIFICATION BY THE CALIFORNIA COASTAL COMMISSION; AND FINDING THE ACTION EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO STATE CEQA GUIDELINES SECTION 15061(B)(3)”; and
2. Find that the proposed adoption of the proposed amendment to the General Plan and Local Coastal Program is exempt from further review under the California Environmental Quality Act under section 15061(b)(3) of the State CEQA Guidelines.
SUMMARY OF THE MATTER
The applicant, Larry Nokes (“Applicant”), representative for property owners Susan Heystee and Davis Cozzens of 600 Buena Vista Way seeks City Council adoption of General Plan Amendment (“GPA”) 25- 2345 and Local Coastal Program Amendment (“LCPA”) 25-2369, amending the Open Space and Conservation Element to remove a mapped significant natural watercourse from the Major Watersheds and Drainage Courses map, originally adopted by the City Council on May 1, 1984, by Resolution No. 84.37 (the “Project”). Proposals to add or delete watercourses from the environmentally sensitive areas map require review by the Planning Commission. (Laguna Beach Municipal Code Section 25.50.030(B).) On March 4, 2026, the Planning Commission voted 4-0-1 (Commissioner Kellenberg recused) to find that the at-issue mapped significant natural watercourse no longer serves a distinct functional, scenic, or ecological purpose and to recommend that the City Council approve GPA 25-2345 and LCPA 25-2369 to remove a mapped significant natural watercourse from the Major Watersheds and Drainage Courses map. The City Council is being asked to adopt GPA 25-2345 and LCPA 25-2369, which will not become effective until it is certified by the California Coastal Commission.
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
DISCUSSION
The property where the mapped significant water course is located is near 600 Buena Vista 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 (the “Property”). 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.
Figures 1 and 2 – Existing Project street frontage (left) and location map with mapped watercourse depicted (right)
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 Hydrology Study and Biological Resources Review (Attachments 4 and 5, respectively). Both reports were peer-reviewed by the City’s third-party consultants, who confirmed the analyses and findings.
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
Figure 3 – Proposed Map Change to Major Watersheds and Drainage Courses The Hydrology Study, prepared by registered civil engineer Caleb Rios with 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. Mr. Rios observes in his report that “all runoff from the hills above the project site, including that portion, which was previously tributary to the existing watercourse, is all being collecting in 8” and 10” storm drain pipes and discharged to the concrete swale below at Temple Hills Drive. After construction (of the approved residence and associated site improvements), no runoff from the project site, or from the hills above, will be directed towards the watercourse.” As such, the report found that the mapped watercourse “no longer serves a distinct functional, scenic, or ecological purpose.” Staff’s review of 3D imagery of the Property and the terrain above it supports Mr. Rios’ conclusions. As demonstrated by the image below, there is an existing depression consistent with the mapped watercourse location. This could suggest that the watercourse may have once been active. However, due to the development of this area with single-family residences and public streets that have been terraced (cut) into the hillside, much of the water runoff from upstream areas appears to be conveyed through the local street network into receiving drain inlets.
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
Figure 4 – Oblique view of the mapped watercourse, looking south/southwest 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.” Watercourse Deletion Regulations
LBMC Section 25.50.030(B) provides that a “significant watercourse can be deleted only if it is determined that it no longer serves a distinct functional, scenic or ecological purpose.” Subsection (A) provides a definition for the two categories of significant watercourses:
“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, 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.
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
(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.” The at issue mapped feature would fall within the first category of a “significant natural watercourse” because it has not been altered through the construction of an on-site storm drain, culvert, channelization, or other drainage improvement. However, peer-reviewed biological and hydrological reports demonstrate that, despite its mapped designation, the feature does not serve a distinct functional, scenic, or ecological purpose. Based on the technical studies submitted by the Applicant, the significant natural watercourse identified on the City’s Open Space and Conservation Element Major Watersheds and Drainage Courses map meets the criteria for deletion.
Functional (Hydrologic) Purpose
In accordance with LBMC Section 25.50.030(A)(1), functional purposes include those related to hydrologic considerations. 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 intercepted by drain inlets and underground pipes and discharged to Temple Hills Drive, or have historically flowed down Buena Vista Way. The report noted that “all runoff from the hills above the project site, including that portion, which was previously tributary to the existing watercourse, is all being collecting in 8” and 10” storm drain pipes and discharged to the concrete swale below at Temple Hills Drive. After construction (of the approved residence and associated site improvements), no runoff from the project site, or from the hills above, will be directed towards the watercourse.” As such, the report found that the mapped watercourse “no longer serves a distinct functional purpose.” Ecological Purpose
In accordance with LBMC Section 25.50.030(A)(1), ecological purposes include those related to wildlife habitats, particularly feeding, watering and breeding areas; and biotic habitat areas. The Biological Resources Review, prepared by LSA and dated October 21, 2024, found that no wetlands, drainage features, or riparian habitat areas were present on the property during the site survey. Furthermore, there were no special status plant or animal species observed during the biologist’s survey of the Property. The site will be developed with a new single-family residence in accordance with prior approvals, and the Hydrology Study found that the area of the mapped watercourse will not collect or convey stormwater runoff. For these reasons, the area of the mapped significant natural watercourse does not provide significant wildlife habitat value, such as feeding, watering, or breeding area. The review further determined that the Project site does not function as a wildlife movement corridor. Therefore, the property does not provide ecological value in the form of wildlife habitat, biotic habitat areas, feeding or breeding areas, or wildlife movement pathways.
As such, the watercourse does not serve a distinct ecological purpose.
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
Scenic Purpose
In accordance with LBMC Section 25.50.030(A)(1), scenic purposes include those related to view corridors, density relief, or general aesthetic appeal. The Hydrology Study, prepared by Toal Engineering, Inc. and dated October 23, 2025, describes the project site as located within an established residential neighborhood where surrounding properties are developed with single-family homes and associated improvements, including paved roadways (Temple Hills Drive and Buena Vista Way), curb, gutter, and storm drain infrastructure. The presence of built residential structures and public infrastructure establishes that the site exists within a developed residential context rather than an open space or visually prominent natural setting.
Furthermore, because water in the area is generally conveyed through streets and subsurface infrastructure rather than through a visible, naturalized channel traversing the Project site, this feature lacks the characteristics typically associated with scenic waterways, such as a defined channel, natural banks, or visible flowing water. Given the developed residential surroundings and associated drainage improvements and the lack of riparian vegetation, the mapped drainage area does not provide general aesthetic appeal.
Additionally, the mapped watercourse does not provide a view corridor. The mapped watercourse is a steeply sloping depression. The scenic components of the visual scene generally consist of views of the undeveloped hillsides in the distance, across Park Avenue to the north. Due to the topography of the site and its surroundings, views of these features are taken over and across the mapped watercourse. The watercourse itself does not allow for these views.
Finally, the mapped watercourse does not provide density relief. The Property is located in the R/HP, Residential/Hillside Protection zone, which is intended for single-family use. The Property consists of a single lot that is a legal building site and is currently being developed with a single-family residence.
Moreover, the portion of the site encumbered by the mapped watercourse is protected from development because Policy 14J of the Open Space and Conservation Element requires that all developed R/HP properties provide a permanent open space easement over any portion of the site not used for physical development or associated services, in order to promote the long-term preservation of these lands. The policy further specifies that only uses consistent with the open space designation are permitted within the easement area.
The subject property is already encumbered by a recorded open space easement established in 2006. In addition, the 2024 Design Review approval for the project includes Condition of Approval No. 16, which requires the dedication of all areas of the property located below the 332-foot contour line as open space prior to the issuance of a certificate of occupancy for the approved entitlements. The area of the mapped watercourse is below the 332-foot contour line and is therefore subject to the restrictions of Condition of Approval No. 16 and the open space easement.
Watercourse Deletion Criteria – Conclusion
Based on the technical evidence provided, the mapped significant natural watercourse does not serve ecological, scenic, or functional purposes as defined in the City’s regulations. Accordingly, this watercourse meets the City’s criteria for deletion from the City’s Major Watersheds and Drainage Courses map.
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
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 and Conservation Element is consistent with the General Plan, including the goals and policies of the Land Use Element and Open Space and Conservation Element. The proposed amendment is consistent with the applicable General Plan policies because it would not induce growth on the City’s hillside open space lands, would not affect recreational opportunities, and would not interfere with public views of undeveloped hillsides. In addition, removing this mapped feature from the Major Watersheds and Drainage Courses map would not change the City’s requirement to provide dedicated open space over the area currently shown as a mapped watercourse.
Land Use Element Policy 7.1 Protect dedicated and accepted open space.
Open Space and Conservation Element Policy 6-H Preserve a continuous open space corridor within the hillsides in order to preserve natural resources and recreational opportunities.
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.
The Planning Commission recommended that the City Council adopt GPA 25-2345 and LCPA 25-2369 to reflect the following modification to the Major Watersheds and Drainage Courses map in the OSCE:
(See Attachment 1 [City Council Resolution].)
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
ENVIRONMENTAL ANALYSIS
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 does not contain any environmentally sensitive areas in that the site is fully developed with an existing residential use, is surrounded on all sides by public streets and developed properties. While the City’s environmentally sensitive areas maps do indicate that an earthquake fault exists on the project site, the proposed project involves no physical change and therefore, has no potential to result in a significant effect on the environment. Additionally, 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.
ATTACHMENTS
1. City Council Resolution (Pgs. 10-19)
2. March 4, 2026 Planning Commission Report (Pgs. 20-26)
3. Application (Pgs. 27-41)
4. Hydrology Study and Site Plan (Pgs. 42-97)
5. Biological Resources Review (Pgs. 98-106)
6. March 4, 2026 Planning Commission Public Comments (Pgs. 107-131)
7. Planning Commission Resolution No. 25-2345 (Pgs. 132-139) Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
REQUEST TO DELETE A MAPPED SIGNIFICANT NATURAL WATERCOURSE FROM THE MAJOR WATERSHEDS AND DRAINAGE COURSES MAP – 600 BUENA VISTA WAY April 14, 2026
Report Prepared By: Coordinated With:
Shaveta Sharma, Senior Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development