STAFF REPORT
Meeting Date:
May 12, 2026
NON APPEAL
19 SUBJECT: 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE: LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096
TO MODIFY THE LOCATION OF A COMMON PROPERTY LINE BETWEEN TWO LOTS IN THE R-1 ZONE, AND CATEGORICAL EXEMPTION PURSUANT TO STATE CEQA GUIDELINES SECTION 15061(B)(3)
RECOMMENDATION: It is recommended that the City Council:
1. Conduct a Public Hearing, including receiving a staff report and taking public testimony and evidence related to the consideration of Lot Line Adjustment 2023-1747, Coastal Development Permit 2025-0096, and CEQA exemption under State CEQA Guidelines Section 15061(B)(3); and
2. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH, CALIFORNIA, APPROVING LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 TO MODIFY THE LOCATION OF A COMMON PROPERTY LINE BETWEEN TWO LOTS AT 675 BUENA VISTA WAY AND 620
TEMPLE HILLS DRIVE, AND FINDING THE PROJECT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT PURSUANT TO STATE CEQA GUIDELINES SECTION 15061(B)(3)”, approving Lot Line Adjustment 2023-1747 and Coastal Development Permit 2025- 0096 to modify the location of a common property line between 675 Buena Vista Way and 620 Temple Hills Drive, and finding the project exempt from finding the project categorically exempt from the California Environmental Quality Act.
SUMMARY OF THE MATTER
Karen Huber (“Applicant”), property owner of 675 Buena Vista Way and 620 Temple Hills Drive (the “Property”), applied for Lot Line Adjustment (“LLA”) 2023-1747 and Coastal Development Permit (“CDP”) 2025-0096 to reconfigure two adjoining lots located at 675 Buena Vista Way and 620 Temple Hills Drive (Parcel 1 and Parcel 2, respectively) by modifying the location of a common lot line to allocate approximately 1,181 square feet (0.0271 acres) of land to 675 Buena Vista from 620 Temple Hills Drive in the R-1 (Residential Low Density) zone (the “Project”). Refer to Figures 1 and 2, below, for the existing and proposed lot lines.
LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
May 12, 2026
Figure 1 Figure 2
DISCUSSION
The proposed lot line adjustment is to allocate approximately 1,181 square feet to 675 Buena Vista Way site from 620 Temple Hills Drive site by reconfiguring a common interior lot line between the two subject properties.
The property at 675 Buena Vista Way is developed with a single-family dwelling constructed in January 1966. Staff is currently processing a development application for a new accessory dwelling unit (“ADU”) on this lot. It should be noted that neither the proposed ADU nor the existing single-family dwelling are reliant on the proposed lot line adjustment to meet the City’s zoning regulations. The property has previously approved design review entitlements1.
The property at 620 Temple Hills Drive is developed with a single-family dwelling constructed on January 18, 1966. There is no prior Design Review or pending development applications for this lot.
Both properties are under common ownership by the Applicant. According to the Applicant, the purpose of the proposed lot line adjustment is to reconfigure the open space areas between the two abutting properties.
Lot Line Adjustment 2023-1747
The project site is located in the R-1, Residential Low-Density Zone. The proposed lot line adjustment would reconfigure a common interior lot line that serves as a rear lot line for 620 Temple Hills Drive and both side and rear lot lines for 675 Buena Vista Drive. The lot line adjustment adds approximately 1,181 square feet of yard area to 675 Buena Vista Way from 620 Temple Hills Drive. The Project is located in a hillside setting with streets terraced into the slope as the neighborhood ascends up to Temple Hills Drive. 1 Design Review 97-164, Variance 6427, and Coastal Development Permit 97-43 were approved on November 13, 1997, for a new singlefamily residence, decks, fencing, grading. A Variance was granted for walls that exceed the maximum height in the front yard. On July 22, 1999, modifications to Desing Review 97-164 was approved to add a new elevated deck.
Existing Lot Lines Proposed Lot Lines
LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
May 12, 2026
There are no watercourses or environmentally sensitive areas on the Project site. The project is limited to a lot line adjustment, involving a negligible exchange of land area between two existing legal building sites.
Pursuant to Laguna Beach Municipal Code (“LBMC”) Section 21.08.030 and in accordance with California Government Code Section 66412(d), lot line adjustments are exempt from the requirements of the Subdivision Map Act and the City’s Subdivision Ordinance, provided that the adjustment is approved by the City Council and satisfies the following requirements:
(a) The project site described in the proposal consists of legal building sites as defined in Title 25 (Zoning) of this code.
The Project site consists of legal building sites as defined in Title 25 (Zoning) of the Laguna Beach Municipal Code. The two subject lots are developed with single family residences and front improved streets.
(b) The proposal does not create one or more building site(s).
The Project consisting of the lot line adjustment does not create one or more building sites in that the proposed lot line adjustment would reconfigure two adjoining lots by modifying the location of a common lot line, with the land taken from one building site added to an adjacent building site. (c) Any land taken from one site will be added to an adjacent site and no additional sites will result from the lot line adjustment.
The Project consisting of the lot line adjustment will take land from one site that will be added to an adjacent site; therefore, no additional sites will result from the lot line adjustment. The Project site would continue to total approximately 0.352 acres (approximately 15,358 square feet). (d) The project complies with the requirements of the California Environmental Quality Act.
The Project consisting of the lot line adjustment complies with the requirements of the California Environmental Quality Act in that the proposed lot line adjustment is exempt from further environmental review pursuant to State CEQA Guidelines Section 15061(B)(3). (e) The proposal is consistent with the General Plan.
The Project consisting of the lot line adjustment is consistent with the General Plan, including the certified Local Coastal Program. Policy 10.10 of the Land Use Element states: “Prohibit lot line adjustments that are inconsistent with the Municipal Code, General Plan, and Subdivision Map Act.
Existing building sites which maintain a legal nonconforming lot or lots may adjust the lot lines provided that the adjustment does adversely increase the extent of nonconformities.” The proposal involves a negligible exchange of land area between two existing legal building sites, with both resulting lots in compliance with the Municipal Code and General Plan, including density requirements. The subject lots maintain a General Plan land use designation of Village Low Density, with an allowable density range of one to seven dwelling units per acre (i.e., approximately one dwelling unit for every 6,000 to 43,500 square feet). With proposed lot areas totaling 7,452 and 7,872 square feet for Parcel 1 and Parcel 2, respectively, both adjusted lots would exceed minimum requirements. Furthermore, the LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
May 12, 2026
adjustment complies with the Subdivision Map Act because the lot line adjustment is for “four or fewer existing adjoining parcels.” (Gov. Code Section 66412(d).) (f) The parcels proposed to be adjusted by the lot line adjustment comply with all applicable zoning regulations or, in the case of existing, legal nonconforming lots, do not significantly or adversely increase the extent of such nonconformity.
The parcels proposed to be adjusted by the lot line adjustment comply with all applicable zoning regulations or, in the case of existing, legal nonconforming lots, do not significantly or adversely increase the extent of such nonconformity. The R-1, Residential Low-Density Zone requires that each building site provides a minimum area of 6,000 square feet, with a minimum lot width and depth of 70 feet and 80 feet, respectively. The approximately 7,872-square-foot lot configuration proposed for 620 Temple Hills Drive (Parcel 2) would provide 65’-3” of lot depth and 113’-10” of lot width. Although the lot depth is legal nonconforming, the Project does not “significantly or adversely increase the extent of such nonconformity”; in fact, the adjustment would marginally improve upon this condition by increasing the lot depth by 10 inches3. The approximately 7,452-square-foot lot configuration proposed for 675 Buena Vista Way (Parcel 1) would provide 80’-9” of lot width and 100’-6” in lot depth and is therefore in conformance with all lot requirements for the R-1 Zone. Furthermore, no new nonconforming conditions would be created in connection with the existing residential structures for either lot, with both structures continuing to comply with all setbacks, height, and lot coverage requirements as shown in the provided site plans.
(g) The lot line adjustment, in and of itself, will not result in the need for additional improvements and/or facilities.
The lot line adjustment, in and of itself, will not result in the need for additional improvements and/or facilities in that the project would not affect existing or planned vehicular access to either lot, and no additional building sites would be created.
(h) The proposal does not include any lots or parcels created illegally.
The Project consisting of the lot line adjustment does not include any lots or parcels created illegally in that the subject lots were legally created with Tract No. 858, in the City of Laguna Beach, County of Orange, State of California, as shown on a map filed in Miscellaneous Maps, Book 26, Pages 25 through 27 of Parcel Maps recorded on September 14, 1927, in the office of the County Recorder of said County. (i) The project does not impair any existing access, create a need for new access, impair any existing easements or create a need for any new easements serving any adjacent lots or parcels.
The Project consisting of the lot line adjustment will not impair existing access nor create a need for new access, as access to the resulting lots will remain unchanged, and no new access points are required.
In addition, the adjustment would not impact any existing easements or require the creation of new easements serving adjacent properties.
3 The current lot depth is 64’-5”.
LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
May 12, 2026
Coastal Development Permit 2025-0096
The proposed lot line adjustment constitutes development for which a coastal development permit is required. The City Council’s determination is not appealable to the California Coastal Commission. To ensure compliance with the City’s certified Local Coastal Program, the project has been reviewed for conformity with the criteria set forth in LBMC Section 25.07.012(F)(1)-(9). A coastal development permit application may be approved only after the approval authority has reviewed the project and made all of the following findings (LBMC Section 25.07.012(G)(1)-(3).):
(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 consisting of the lot line adjustment will not modify any existing physical accessway utilized by the public or identified in the adopted Local Coastal Program land use plan in that the adjustment would reconfigure two privately owned residential lots with no existing accessways legally utilized by the public, and no such public accessways are identified in the adopted land use plan.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The proposed Project consisting of the lot line adjustment will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources in that the project site is located within an established residential neighborhood, and no such resources are known to exist in the immediate project area.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed Project consisting of the lot line adjustment will not adversely affect recreational or visitor-serving facilities or coastal scenic resources in that the Project site is located within an established residential neighborhood and does not abut any recreational or visitor-serving facilities or coastal scenic resources.
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 Project consisting of the lot line adjustment will have no adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas in that the project site is located within an established residential neighborhood, no such areas abut the Project site, and no buffer areas are needed to protect such resources.
LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
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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 proposed Project consisting of the lot line adjustment will not cause or contribute to the alteration of natural landforms or create undue risks from geological and erosional forces and/or flood and fire hazards in that the proposed adjustment would create no significant changes to the building setback envelope for either affected lot.
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 consisting of the lot line adjustment would modify the rear and side yards of two lots zoned for Low-Density Residential use and development. Due to the location of the adjustment areas within required setbacks, the adjustment in and of itself will not create any foreseeable direct or indirect changes to the physical environment which might be visually incompatible with the character of the surrounding residential areas. Furthermore, both lots are currently developed with single family residences, and no development is planned or anticipated as a result of the proposed lot line adjustment.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
The proposed Project consisting of the lot line adjustment will not have any adverse impacts on any known archaeological or paleontological resource in that such resources are not known to exist in the project area, and the project site is located within an established residential neighborhood.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The proposed Project consisting of the lot line adjustment does not involve any changes to existing utilities, access roads, drainage, or other necessary facilities, and such facilities will remain adequate to serve the two residential lots that would be reconfigured by this proposal.
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.
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 in that existing public services are adequate for the residential uses.
(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.
LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
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The proposed Project area is not located between the sea and the first public road paralleling the sea, and, therefore, this finding is not applicable. Nevertheless, the Project will not conflict with the public access and recreation policies of Chapter 3 of the Coastal Act. (3) The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.
The proposed lot line adjustment will not have any significant adverse impacts on the environment and is exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15061(B)(3).
Community Interest
Public notice was provided in accordance with LBMC Section 25.07.014(C), which requires that notice of the public hearing be given at least ten calendar days before a hearing by first class mail to any person who has filed a written request thereto, to all property owners within three hundred feet of the proposed Project, to all residents within one hundred feet of the proposed Project, and to the Coastal Commission. Staff has not been made aware of any concerns as of the publication of this agenda report.
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
ENVIRONMENTAL ANALYSIS
Staff recommends that pursuant to the California Environmental Quality Act (“CEQA”), the City Council find that the proposed lot line adjustment is a discretionary action under CEQA that is exempt from further review pursuant to State CEQA Guidelines Section 15061(B)(3), which states that CEQA does not apply to projects which have no potential for causing a significant effect on the environment. When 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. As stated above, the proposed lot line adjustment involves a negligible exchange of land area between two existing legal building sites, with approximately 1,181 square feet added to 675 Buena Vista Way from the existing 620 Temple Hills Drive lot. The adjustment areas are primarily located within the side and rear yard setbacks for both lots and is intended to reconfigure the open space areas between the two abutting properties. The Project is located within an urbanized area surrounded by existing single-family development, residential density would remain unchanged, and no additional lots would be created as a result of the lot line adjustment.
ATTACHMENTS
1. City Council Resolution (Pgs. 9-21)
2. Lot Line Adjustment Application (Pgs. 22-29)
3. 620 Temple Hills Site Plan (Pgs. 30-31)
4. 675 Buena Vista Way Site Plan (Pgs. 32-33)
LOT LINE ADJUSTMENT 2023-1747 AND COASTAL DEVELOPMENT PERMIT 2025-0096 AT 675 BUENA VISTA WAY AND 620 TEMPLE HILLS DRIVE
May 12, 2026
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Claire Park, Assistant Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development