MINUTES
LAGUNA BEACH CITY COUNCIL SPECIAL MEETING
May 13, 2026
A Special Meeting of the City Council of the City of Laguna Beach was called to order on Tuesday, May 13, 2026, at 3:00 p.m., in the City Hall, 505 Forest Avenue, Laguna Beach, California, Mayor Orgill presiding.
ROLL CALL
PRESENT: COUNCILMEMBERS: Kempf, Rounaghi, Whalen, Jones, Orgill PARTICIPATING REMOTELY: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
SPECIAL MEETING
*****************
A. 31526 VALIDO ROAD: PUBLIC HEARING FOR APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 24-0658 AND COASTAL DEVELOPMENT PERMIT 24-0657 FOR A NEW
SINGLE-FAMILY DWELLING, ATTACHED TWO-CAR GARAGE, ELEVATED DECKS, GRADING,
AND LANDSCAPING, AND DEMOLITION OF AN EXISTING SINGLE-FAMILY DWELLING AT 31526 VALIDO ROAD IN THE R-1, RESIDENTIAL LOW-DENSITY ZONE SUBJECT TO IMPOSING
A MORE RESTRICTIVE CONDITION OF APPROVAL, AND CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303 (CLASS 3) Presentation and Discussion: Staff gave a presentation summarizing the project and contentions of the two appeals.
Testimony in Support of the Appeals: Appeal 1 appellants Jeff Chamberlain and Sofia Vale Cruz presented their privacy and view concerns, and questioned the application of the CEQA exemption.
Appeal 2 representative Ann Christoph presented their arguments related to the historic significance of the property. Diane Leemon, Cathy Jurca, Francesca Smith, Lisa Bell, Merrill Anderson, Nelda Stone, Carly Andrews, Rex, Anne Caenn, Mike Morris, Amy Jackson, Bob Allison, Pat and Bryan Menne, Johanna Felder, Lee Hanson, Julie Edwards, and Regina Hartley spoke in support of Appeal 2.
Testimony in Opposition of the Appeals: Environmental Science Associates (ESA) Historic Resources Strategic Development Director Dr. Margarita Jerabek presented her argument against treating the property as a historic resource. Architect Adele Chang presented the proposed project and proposed revisions to address neighbor view and privacy concerns.
Steve Kawartani presented his argument that the Design Review Board carefully balanced neighborhood compatibility, privacy, design articulation, and historic resource concerns.
Attorney Richard McDonald explained why the City Council should deny the appeals and Laguna Beach City Council Special Meeting Minutes May 13, 2026 approve the project with the additional condition of approval recommended by staff. Lisa Boshnack questioned the validity of the Chamberlains' appeal; Chris Quilter commented on balancing historic preservation and property rights; Gary Handley expressed fire risk concerns due to the state of the property; and Justin Boshnack provided suggestions for commemorating the history for the public.
Rebuttal: Jeff Chamberlain, Appeal 1, stated that the applicant's architect's proposed revisions would help to address his concerns. Ann Christoph, Appeal 2, rebutted arguments against the historicity of the property.
Moved by Councilmember Bob Whalen, seconded by Mayor Pro Tem Hallie Jones, and carried 3/2 (Councilmembers Kempf and Rounaghi opposed) to direct staff to prepare and return at the May 26, 2026, City Council meeting with a Resolution overturning the Design Review Board's approval of DR 24-0658 and CDP 24-0657 and denying the project, with findings in support of the denial in that there is substantial evidence that the property is a historic resource.
B. 238 CHIQUITA STREET: PUBLIC HEARING FOR APPEAL OF DESIGN REVIEW BOARD DENIAL OF COASTAL DEVELOPMENT PERMIT 2026-0148 FOR A DETACHED ACCESSORY DWELLING UNIT IN THE R-2, RESIDENTIAL MEDIUM DENSITY ZONE AT 238 CHIQUITA STREET, AND
FINDING THAT THE CALIFORNIA ENVIRONMENTAL QUALITY ACT DOES NOT APPLY TO
PROJECTS THAT ARE DISAPPROVED
Presentation and Discussion: Staff gave a presentation and responded to Councilmembers' questions.
Testimony in Support of the Appeal: Attorney Edwin Kisiel presented his arguments why the City Council should reverse the Design Review Board's denial and approve the project.
Architectural Historian Carrie Chasteen presented her rationale that the project meets the Secretary of the Interior's Standards for the Treatment of Historic Properties, and would not result in a significant impact or substantial adverse change to a historical resource.
Jonathan Lukoff, property owner, expressed his perception of subjective, inconsistent, and conflicting standards resulting in an ongoing years-long process.
Testimony in Opposition of the Appeal: Catherine Wolcott, Brandon Lewis, and Cliff Legault explained their reasons for the City Council to deny the appeal.
Rebuttal: Attorney Edwin Kisiel further explained rationale for approving the project.
Moved by Councilmember Bob Whalen, seconded by Councilmember Sue Kempf, and carried unanimously 5/0 to direct staff to prepare and return at the May 26, 2026, City Council meeting with a revised resolution further articulating the findings that the proposed Accessory Dwelling Unit (ADU) does not comply with the Coastal Act and Mills Act program -2-
Laguna Beach City Council Special Meeting Minutes May 13, 2026 for a historic resource and articulating the harmonization between the Coastal Act and State ADU law, and upholding the Design Review Board's denial of Coastal Development Permit 2026-0148, and finding the denial of the Project exempt from CEQA. 31985 AND 31987 COAST HIGHWAY: PUBLIC HEARING FOR APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 2026-0024, COASTAL DEVELOPMENT PERMIT 2026- 0025, AND VARIANCE 2026-0026, 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, AND CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303 (CLASS 3)
Presentation and Discussion: Staff gave a presentation and responded to Councilmembers' questions.
Testimony in Support of the Appeal: Bryan Menne, appellant, presented the points of his appeal. Ann Christoph, South Laguna Civic Association, spoke in support of the appeal to preserve public views. Pat Menne described her perceived errors made in evaluating the project. Julie Edwards, Torrey Menne, and Alan Warren also spoke in support of the appeal.
Testimony in Opposition of the Appeal: Morris Skenderian, architect for the project, rebutted the comments against the project. Steve Chadima spoke in support of the project.
Rebuttal: Bryan Menne requested that the City Council remand the project back to the Design Review Board.
Moved by Councilmember Bob Whalen, seconded by Mayor Pro Tem Hallie Jones, and carried unanimously 5/0 to continue the public hearing to the August 4, 2026, City Council meeting, to allow the applicant to work with staff to provide more restrictive conditions of approval to address City Council comments regarding the height of the proposed residence above the curb at Coast Highway.
ADJOURNMENT
****************
There being no further business, Mayor Orgill at 8:18 p.m., Wednesday, May 13, 2026, adjourned to the Closed Session at 4:00 p.m. and Regular City Council Meeting at 5:00 p.m. on Tuesday, May 26, 2026, at City Hall, 505 Forest Avenue, Laguna Beach California. ****************
Approved: May 26, 2026
in Marie McKav. Citv Cler
-3-
Laguna Beach City Council Special Meeting Minutes May 13, 2026 Note: All components of minutes shall be for the primary purpose of memorializing decisions made by the legislative body. Any minute component that does not serve this primary purpose will be minimized or eliminated; this includes comments made by individual body members and members of the public. Discussions that occurred during the meeting can be viewed in archived video recordings on the city's website. Public submittals on items received prior to adjournment of the meeting are retained in the administrative record and can be viewed in the city clerk's repository. -4-