1 Miller, Paola CD
From: Catherine
Sent: Wednesday, February 18, 2026 4:08 PM
To: Design Review Board
Cc: Montalto, Sammi CD
Subject: Letter in Opposition to Application for Coastal Development Permit 26-0148, 238 Chiquita [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] To the City of Laguna Beach Design Review Board and Planning staff:
I am writing to urge the Design Review Board (“DRB”) to reject the application for Coastal Development Permit 26-0148 for the property located at 238 Chiquita for the following reasons.
Public View Corridor Impact Cannot Be Determined.
The applicant has declined to install the required story poles that would allow us all to see the outline and location of the proposed two-story detached accessory dwelling unit (“ADU”) structure. In the 25- plus years I have lived in our home, this is something no other property owner has done in our neighborhood when proposing an addition, myself included.
Besides showing flagrant disregard of the legal requirements for submitting a complete application for DRB review, the owner’s omission prevents members of the public and City staff and commissioners from seeing the actual impact the proposed structure will have on public view corridors. Views of scenic coastal resources such as the ocean, coastline, and hills from public rights of way are protected even under the laws governing ADU location in Laguna Beach’s Coastal Zone, and should be accurately assessed. Without story poles, we can’t tell what impact the proposed structure would have on views from public vantage points such as Chiquita Street and the intersection of Chiquita and Hillcrest Drive.
This omission has had a material impact on my ability to assess the effect of the project as a neighboring homeowner and member of the public who walks in the public view areas of our neighborhood. My husband and I are temporarily out of the country on a work assignment. When I was informed of the public hearing notice, I asked my legal representative to send me photos of the story poles so that I could assess the impact, and was told there weren’t any poles at 238 Chiquita.
In an attempt to get more information about the location and structural outlines of the project, I called the applicant’s listed project designer with questions. I have received no response to date.
Staff informs us that the hearing will proceed nevertheless, and I understand why. But no approval - or approval on appeal - should be granted without the City and the public being able to see the project outline with story poles.
The Proposed ADU Structure Exceeds the Permitted Lot Coverage of the Site.
I am informed that staff has analyzed the plans submitted by the applicant and determined that, while the allowable lot coverage for this property is approximately 42.88 %, the applicant is asking for lot coverage of approximately 48%. This excess lot coverage triggers DRB review and all other factors the Attachment 5
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2 DRB would normally consider. Therefore, the DRB should consider the severe impact the proposed ADU structure will have on the views and light of other homes on neighboring properties, particularly 248 Chiquita. The owners of Chiquita have compromised and worked patiently with the property owner of 238 Chiquita for many years. This newest proposal would wipe out their primary view corridor. It would also introduce a design element that is entirely incompatible with the existing historic structure at 238 Chiquita.
The Proposed ADU Structure Will Eliminate Public Views of a Registered Historic House.
The owner of the 1925 two-story Craftsman cottage at 238 Chiquita proactively lobbied to place the house on the City of Laguna Beach’s Historic Register. He is party to a contract with the City of Laguna Beach to preserve the historic character of the property, and that contract is enforceable independent of the California state laws governing ADUs. As consideration for the Mills Act’s property tax incentive, owners of homes on Laguna’s historic register must preserve the historic character of the house. What the public receives in return for the owner’s reduced property tax is a view of the historic home and its setting from the public right of way. If the proposed ADU is approved at the front of the property, the public’s view of the historic home will be eliminated.
The owner cannot have it both ways; either this is a historic property that contributes to the public street views, or it is no longer a historic property because the public gains no benefit from it. If any ADU is approved that impedes, erodes, reduces, or eliminates any public view of the historic home, from any public right of way including the alley between Chiquita and Cajon Street, any and all benefits of the historic designation should be rescinded from the property.
Property Owner Has Other Options for ADU Location.
To the best of my knowledge, there is nothing stopping the owner of 238 Chiquita from creating an ADU or a JADU within the structure of his existing home. Converting his existing garage space to a JADU would preserve the historic structure while also furthering the State’s policy of creating more affordable housing stock.
Thank you for your consideration.
Catherine Wolcott
Cajon Street
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I am writing this email regarding the above subject property. I am very much against this addition for several reasons.
I am the owner of the home a few doors above said project at Chiquita Street. I was born and raised here so I know the neighborhood fairly well. I’m in my 70s so I’ve see many changes on Chiquita…most good but some not so great. This project falls into the not so great category.
I am all for owners remodeling their homes that improves the neighborhood and increases values. I cannot imagine a two story building on the postage stamp size front yard where Luckoff plans to build it. What about the setback along Chiquita? The two story original house property line already goes back to the alleyway so there would be no yard space at all. These lots are 5,000 sf and are small to begin with. I know this is coast side living but with his atrocious addition there would be no room to “breathe” on Chiquita.
Another issue is the parking problem. Parking is such a pain in the neck already and this would add one or two more cars on the street. There’s no way for garage access thru the alley as the house already abuts it and no room for the 25 foot setback required.
Last but not least is the building will be blocking my ocean views that I have enjoyed for 7 decades. It will feel cramped in and ugly. Please let’s not destroy the beauty of Laguna by allowing this monstrosity in a quaint neighborhood.
It looks like the City has determined this project will be recommended for denial, as it should be. I hate to see it go through and set a precedent for future requests. Please stop this project from moving forward.
Please feel free to pass on my comments to the Board Members as I want them to know my concerns with this project. I am sure I am not the only neighbor who has spoken up.
Respectfully submitted,
Joy Hart
Chiquita Street
Laguna Beach
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1 Miller, Paola CD
From: LouAnne Boyd
Sent: Sunday, February 15, 2026 1:49 PM
To: Design Review Board
Subject: commenting on upcoming case
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hello I am writing to comment on the proposed design for coastal dev permit 26-01-48. I love just up the street at from 238 Chiquita St, APN 053-124-18.
I have come to understand there is a proposal for a 2 story ADU in the front of the property. Although I understand the general need for additional housing in many communities, this addition impedes the view of the ocean, will add additional construction as I have been exposed to on our street for several years, and likely cause more parking and noside issues. The street has changed so much in the 22 years I have lived here.
Thank you for hearing my complaint.
--
Best,
LouAnne Boyd
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