NOTICE OF A PUBLIC HEARING
LAGUNA BEACH CITY COUNCIL
The Laguna Beach City Council will hold an in-person Public Hearing in the City Council Chambers, located in City Hall at 505 Forest Avenue, Laguna Beach, to consider:
Appeal of approval of Design Review 26-0024, Coastal Development Permit 26-0025, Variance 26-0026, and CEQA Categorical Exemption for demolition of the existing structures and construction of a new single-family residence with a two-car garage at 31985 and 31987 Coast Highway in the R-1 zone. Design review is required for the new structure, vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry features, landscaping, and construction in an environmentally sensitive area (oceanfront). A coastal development permit is required for the proposed demolition of the existing structure and construction of a new single-family residence. A variance is requested for 1) reconstruction of the funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) and maintaining stairs, walkways, and retaining walls within the bluff [LBMC Section 25.50.004(B)(4)];; and 2) to exceed the maximum wall height within the front yard setback [LBMC Section 25.50.012(B)(3)].
Applicant: Morris Skenderian, Agent
A person has appealed the decision of the Design Review Board (DRB) to approve the project with conditions.
SAID PUBLIC MEETING to be held Wednesday, May 13, 2026, at 3:00 p.m. or as soon thereafter.
For additional information, contact City staff: Wendy Jung, Principal Planner (949) 497-0321 or [email protected].
Comments may be made in writing prior to the hearing (when emailed or mailed to the City Clerk’s office) or in-person in Council Chambers during the public hearing. In order to allow sufficient time for members of the City Council and staff to review and consider your comments, written comments will be accepted for consideration up until the close of business (i.e., 5:30 p.m.) on the business day before the date on which this public hearing is scheduled; however, it is recommended they be submitted to the City Clerk’s office on or before 5:00 p.m. five days prior to the scheduled hearing.
Pursuant to California Government Code Section 65009(b), if you challenge this application in court, the issues raised shall be limited to those raised in the public hearing or in written correspondence delivered to the City of Laguna Beach prior to, or at, the public hearing.
CEQA: This project is categorically exempt pursuant to the California Environmental Quality Act Guidelines, Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures.
COASTAL: This project is located in the Coastal Zone. This project is located within an appealable area of the Coastal Zone. The project is proposed as appealable development. The application was filed on March 26, 2025 by Morris Skenderian and is assigned application number CDP 26-0025. The application was approved by the Design Review Board. The decision by the Design Review Board is appealable to the City Council upon the payment of $2,500 and in accordance with Laguna Beach Municipal Code Section 25.05.070.
The decision by the City Council can be appealed to the California Coastal Commission (no fee required) in accordance with Laguna Beach Municipal Code Section 25.07.016(B). Further information regarding California Coastal Commission appeal processes can be found at https://www.coastal.ca.gov/cdp/cdp-forms.html
Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability-related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk’s Office at (949) 497-0705 (telephone) or (949) 497-0771 (facsimile). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting.
Notice posted 10 days prior to hearing date at the following three public places (CA Government Code Section 65090 and 65091): 31985 and 31987 Coast Highway, Laguna Beach, CA; 505 Forest Ave., Laguna Beach, CA; and 380 3rd St., Laguna Beach, CA; and Property Owners within 300 ft./ Tenants within 100 ft./California Coastal Commission/ Interested Persons List / Publish Date: 5/1/2026 Attachment 3
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