Laguna Beach City Council
May 26, 2026

exemption is applicable; and second, if such an exemption is applicable, whether any of the exceptions to the exemption apply, as are enumerated in State CEQA Guidelines Section 15300.2. Those exceptions apply where a project may, amongst other things, cause:
i. a cumulative impact over time when considered with successive projects of the same kind and in the same place;
ii. a significant effect on the environment due to unusual circumstances of the project; iii. activity on a hazardous waste site; or
iv. a substantial adverse change to an historical resource. (Id., § 15300.2(b), (c), (e), (f) (emphasis added).)
If an exception to the categorical exemption precludes the use of that exemption—the City must then assess the potential environmental impacts of the project and ensure compliance with CEQA through preparation of an environmental document (e.g., an initial study (“IS”), a mitigated negative declaration (“MND”), or an environmental impact report (“EIR”)). (CEQA Statute, § 21080.1; State CEQA Guidelines, § 15063(a).) In the event the project will have significant adverse impacts to the significance of the historical resource, then an MND or an EIR will likely be required.

While the Board found that the Class 3 categorical exemption (State CEQA Guidelines, § 15303) is applicable to the Project and that none of the exceptions to the exemption, including the historical resource exception (id., § 15603(a)), apply, the City Council found the existing single family residence to be a discretionary historic resource under CEQA and therefore the use of a Class 3 exemption is impermissible and must be denied. Additionally, further environmental study for the Project—likely in the form of an IS/MND or EIR—is required.

Accordingly, City staff is interpreting the City Council’s direction to City staff as drafting a resolution overturning the Board Approval with findings and facts that support overturning of the Board Approval, denying the use of the categorical exemption under State CEQA Guidelines Section 15303, and ordering further environmental review.

RECOMMENDATION
Adopt a resolution finding the existing structure to be a discretionary historic resource under CEQA, overturning the Board Approval, and directing further environmental review. (Attachment 1.)

FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.

ENVIRONMENTAL ANALYSIS
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APPEAL OF THE APPROVAL OF DR 24-0658 AND CDP 24-0657 AT 31526 VALIDO ROAD May 26, 2026

Based on substantial evidence in light of the whole record before it, the existing residential structure on the Property is a discretionary historic resource under State CEQA Guidelines Section 15064.5(a)(3). The Initial HRG Report dated November 22, 2024, the Final HRG Report dated February 12, 2025, the HRG Memo dated June 3, 2025, and the HRG Second Memo dated March 23, 2026 find that the existing residential structure on the Property meets (1) National Register of Historic Places, Criterion A (associated with events that have made a significant contribution to the broad patterns of our history); and (2) California Register of Historical Resources, Criterion 1 (associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage). Based upon this finding, the Project is not categorically exempt pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures) because an exception under State CEQA Guidelines Section 15300.2 applies to prevent the use of the exemption. Specifically, an exception to the use of a categorical exemption applies when the project causes a substantial adverse change to a historical resource. (State CEQA Guidelines Section 15300.2(f).) Here, since the Project proposes to demolish the historic structure, the Project will cause a substantial adverse change to a historical resource and therefore a categorical exemption cannot be applied to the Project.

ATTACHMENTS

1. City Council Resolution ( (Pgs. 4-19)
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:

Jane Abzug, Assistant City Attorney Heather Steven, Senior Planner Anthony Viera, Deputy Director of Community
Development
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RESOLUTION NO. 26.XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, SUSTAINING APPEAL NO. 2,
OVERTURNING THE DESIGN REVIEW BOARD’S CONDITIONAL
APPROVAL OF DESIGN REVIEW 24-0658 AND COASTAL
DEVELOPMENT PERMIT 24-0657 AND ITS FINDING THAT THE

PROJECT IS EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT UNDER CEQA GUIDELINES
SECTION 15303; FINDING THE EXISTING SINGLE FAMILY

STRUCTURE TO BE A DISCRETIONARY HISTORIC RESOURCE
UNDER CEQA; AND ORDERING FURTHER ENVIRONMENTAL
REVIEW FOR A PROJECT AT 31526 VALIDO ROAD IN THE R-1,

RESIDENTIAL LOW-DENSITY ZONE
WHEREAS, Adele Chang, Architect (“Applicant”)1, for 31526 Valido Road (the “Property”) applied for Design Review (“DR”) 24-0658 and Coastal Development Permit (“CDP”) 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 pursuant to Laguna Beach Municipal Code (“LBMC”) Section 25.05.040 and Section 25.07.004; and WHEREAS, on July 11, 2024, the Design Review Board (“Board”) held a duly noticed public hearing to consider the entitlement applications, consisting of DR 24-0658 and CDP 24- 0657 (the “Original Project”). During the hearing, the Board evaluated the proposed design and received public testimony, which focused primarily on the mass, scale, articulation, and height of the project, privacy from decks and windows, and view impacts. Following discussion, the Board directed the Applicant to reorient the structure, reduce the appearance of mass, provide further articulation using materials and landscaping, and address privacy by utilizing opaque glass and redesigning the decks. The Board voted 5-0 to continue the hearing to September 26, 2024, to 1 The Project’s owner is Chuanjie Zhou, who is within the definition of Applicant.

Attachment 1
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allow the Applicant time to revise the project in response to Board direction and to engage further with neighboring property owners; and
WHEREAS, on September 19, 2024 the City received a letter from Ann Christoph suggesting that the subject Property may have historical significance. As a result, on September 26, 2024, staff requested and the Board granted a continuance to November 14, 2024 to allow for further evaluation of the project site; and
WHEREAS, on November 14, 2024, the Board continued the public hearing to December 12, 2024, when, at the Applicant’s request, the project was tabled; and WHEREAS, in response to the public comment about historicity, City staff contacted Historic Resources Group (HRG), one of the City’s contracted historic consultants, to prepare a historic assessment of the property. The purpose of the assessment was to evaluate the subject property for potential historic significance and eligibility for listing in the National Register of Historic Places (NRHP) and/or the California Register of Historical Resources (CRHR). The initial Historic Resources Assessment, entitled “Historic Resources Assessment of 31526 Valido Rd, Historic Resources Group, November 22, 2024” was completed on November 22, 2024 (the “Initial HRG Report”). HRG provided a revised report on February 12, 2025, entitled “Historic Resources Assessment of 31526 Valido Rd, Historic Resources Group, February 12, 2025” (the “Final HRG Report”). The Final HRG Report found the property significant under California Register Criterion 1. Therefore, under the Initial HRG Report and Final HRG Report, it is eligible for listing in the California Register. Further, HRG determined the property is a historic resource for the purposes of CEQA; and
WHEREAS, in response to the Initial HRG Report and Final HRG Report, the Applicant 5 5 of 505
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commissioned their own study, which was prepared by Chronicle Heritage, entitled “Historic Resource Assessment of 31526 Valido Road, Chronicle Heritage, April 2025” (the “Chronicle Report”) The Chronical Report was also prepared to determine whether the subject property may be considered as an historical resource pursuant to CEQA and to evaluate whether the property is eligible for listing in the NRHP and the CRHR. The Chronical Report stated “the surrounding area that was once part of the larger homestead has been completely developed and does not retain the feeling and association with the Homestead Act period in the City, and thus it does not retain integrity of feeling and association. Furthermore, due to the substantial surrounding development, the integrity of setting has been lost. Due to the completed alterations, the subject property also does not retain integrity of design, materials, or workmanship.” With that, the Chronical Report concluded the subject property does not appear to be eligible for listing on the NRHP and CRHR, nor does it appear to be eligible for listing under any of the local criteria. Therefore, the building does not appear to be a historical resource pursuant to Section 15064.5(a) of the CEQA Guidelines; and
WHEREAS, City staff requested HRG review the Chronical Report and comment on the report’s conclusions. HRG provided a supplemental memo evaluating the Chronicle Report, entitled “Historic Assessment Memo, Historic Resources Group, June 3, 2025” (the “HRG Memo”) The HRG Memo noted that “Chronicle Heritage did not find fault with HRG’s methodology or research conclusions; however, [it] did not agree with the finding that the subject property appears eligible for listing in the National Register at the local level and the California Register” and rebutted the Chronicle Heritage report findings. The HRG Memo noted that “urbanization of South Laguna follows twentieth century planning and land use policies seen 6 6 of 505
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throughout Southern California (and the United States) and the change in setting alone is not reason enough to disqualify the property from association with homesteading.” Further, the HRG Memo noted, in part, “to our knowledge, the Egan property may be the last remaining property associated with homesteading in all of Laguna Beach.” (Collectively, the Initial HRG Report, Final HRG Report, Chronicle Report, and HRG Memo shall be collectively referred to herein as the “Historic Resource Assessment Reports”); and
WHEREAS, to resolve these contrasting conclusions, the City commissioned an independent, qualified, historic consultant, GPA Consultants, to evaluate and peer review the Historic Resource Assessment Reports. GPA Consultants conducted a thorough and objective analysis of the Historic Resource Assessment Reports to determine whether they met accepted professional and technical standards and prepared a report, entitled “Peer Review of Historic Resource Assessment Reports for 31526 Valido Road, Laguna Beach, GPA Consulting, July 28, 2025” (the “GPA Peer Review”). The GPA Peer Review concluded, “Based on our review of the two independent historic resource assessments prepared by qualified professionals, GPA does not find sufficient evidence to support that the property at 31526 Valido Road meets the eligibility criteria for listing in either the California Register of Historical Resources or the National Register of Historic Places.” As such, the property does not meet the definition of a “historical resource” under CEQA, nor does it appear to qualify as a historic resource under the City of Laguna Beach’s current Historic Preservation Ordinance, which requires that properties be either formally listed, eligible for listing, or voluntarily nominated by the property owner.”; and WHEREAS, both HRG and GPA Consultants are firms that the City regularly retains for the evaluation of historic and potentially historic resources. Further, in engaging HRG and GPA 7 7 of 505
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Consultants, the City did not limit any scope of inquiry and let each professional analyze the issue independently; and
WHEREAS, on September 25, 2025, Board conducted a duly noticed public hearing and received public testimony regarding the revised project in response to prior Board direction. In response to the Board’s prior direction, the Applicant revised the project design by rotating the structure, adding colors and materials to all elevations, and proposing additional landscaping (the “Project”). After deliberation, the Board voted 4-1 (Board member Bauta dissenting) to adopt Resolution No. 24-0658, conditionally approving the Project, determining the existing structures and property are not a historic resource, and finding the Project exempt from the California Environmental Quality Act (“CEQA”) under State CEQA Guidelines Section 15303. The Board added a condition requiring additional landscaping to provide privacy for the neighbor’s lower bedroom (Appellant 1) and to screen views from any windows on the “right elevation” from which the bedroom is visible (collectively, the “Board Approval”); and WHEREAS, on October 6, 2025, neighboring property owners Sofia and Jeffrey Chamberlain (“Appellant 1”), filed an appeal of the Board Approval (“Appeal 1”); and WHEREAS, on October 8, 2025, neighboring property owners Stan and Diane Leemon, with the South Laguna Civic Association and Village Laguna (“Appellant 2”), filed an appeal of the Board Approval (“Appeal 2”). (Appeal 1 and Appeal 2 will be collectively referred to herein as the “Appeals”); and
WHEREAS, on November 18, 2025, the City Council held a public hearing on the Appeal and continued the hearing to the January 13, 2026 City Council meeting at the Applicant’s request; and
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WHEREAS, after the Board Approval, the Applicant hired ESA, which produced the ESA Historic Resource Technical Memorandum for 31526 Valido Road dated January 27, 2026 (the “ESA Memo”); and
WHEREAS, on January 13, 2026, the City Council held a public hearing on the Appeal and continued the hearing to the February 24, 2026 City Council meeting at the Applicant’s request; and
WHEREAS, on February 24, 2026, the City Council held a public hearing on the Appeal and continued the hearing to the March 10, 2026 City Council meeting with the Applicant’s agreement to waive rights under the five-hearing rule and consent to continuance; and WHEREAS, on March 10, 2026, the City Council held a public hearing on the Appeal and continued the hearing to the May 13, 2026 City Council meeting; and WHEREAS, after the Board Approval, the City hired HRG, which produced the HRG Second Memo dated March 23, 2026 (the “HRG Second Memo”); and WHEREAS, after the Board Approval, the City hired GPA, which produced the GPA Second Peer Review dated April 5, 2026 (the “GPA Second Peer Review”); and WHEREAS, on May 13, 2026, the City Council held a public hearing on the Appeal and carefully considered the oral and documentary evidence and arguments presented.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:

SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.

SECTION 2. The City Council hereby makes the following findings in response to 9 9 of 505
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grounds for Appeal 2 stated in Appellants’ notice of Appeal 2:

1. Request reversal of the DRB decision that the existing single-family dwelling, detached garage, and the subject property are not historic resources, … ask the Council to use its authority under Cal. Code Regs. Tit. 14 § 15064.5(a)(4) to find that the property qualifies as a historic resource and that its demolition is therefore not categorically exempt from CEQA, and to overturn the project approvals including the Coastal Development Permit.

City Council Response
As set forth above, the term “historical resources” is defined in State CEQA Guidelines Section 15064.5, which sets forth the following three categories:

1. Mandatory Historical Resources: If a resource is formally listed in, or determined to be eligible for listing in, the National Register of Historic Places or the California Register of Historical Resources, then by law this is a historical resource. (See State CEQA Guidelines, §15064.5(a)(1)[with respect to the California Register, a historical resource is eligible for listing in the California Register as determined by the State Historical Resource Commission]; CEQA Statute, §21084.1; see also Pub. Resources Code, 5024.1.)

2. Presumptive Historical Resources: There are two types of presumptive historical resources. These include: (i) a resource included in the City’s local register of historical resources or recognized as historically significant pursuant to a local ordinance or resolution; and (ii) a resource identified as significant in certain surveys of historical resources. (See State CEQA Guidelines §15064.5(a)(2); CEQA Statute, §21084.1; Pub. 10 10 of 505
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Resources Code, §§ 5020.1(k), 5024.1(g); Valley Advocates v. City of Fresno (2008) 160 Cal.App.4th 1039, 1054.)

3. Discretionary Historical Resources: When a resource does not qualify as either mandatory or presumptive historical resource, the lead agency may independently determine, as supported by substantial evidence in light of the whole record, whether it should be treated as a historical resource under CEQA. (CEQA Statute, §21084.1; State CEQA Guidelines, §15064.5(a)(3), (4); see also Valley Advocates, supra, 160 Cal.App.4th at 1060-1061; Friends of the Willow Glen Trestle v. City of San Jose (2016) 2 Cal.App.5th 457, 467 (“Friends of Willow Glen”).) A discretionary historical resource can range from objects, buildings, structures, sites, areas, places, records or manuscripts that are significant in the architectural, engineering, scientific, economic, agricultural, educational, social, political, military, or cultural annals of California. (See State CEQA Guidelines, §15064.5(a)(3).)
A discretionary historical resource is a resource not officially listed on a historic register (National, State, or local) but is considered potentially significant enough by the City to warrant further evaluation and potential protection based on its historical, architectural, or cultural value.

This allows the City to decide, based on substantial evidence in light of the whole record, whether to treat the resource as a historical resource on a case-by-case basis. This is consistent with the definition of “historic resource” found in Section 25.45.005 of the City’s Municipal Code, which states, in relevant part:
(6) the City is mandated by law to treat as a historic resource based on substantial evidence in light of the whole record. Generally, a resource shall be considered to be “historically 11 11 of 505
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significant” if the resource meets the criteria for listing on the California Register of Historical Resources.
(Laguna Beach Municipal Code, §25.45.005, emphasis added.) Here, based on substantial evidence in light of the whole record before it, the City Council hereby finds and determines, in accordance with the California Environmental Quality Act, that the existing residential structure on the Property is a discretionary historic resource under State CEQA Guidelines Section 15064.5(a)(3). The Initial HRG Report dated November 22, 2024, the Final HRG Report dated February 12, 2025, the HRG Memo dated June 3, 2025, and HRG Second Memo dated March 23, 2026 find that the existing residential structure on the Property meets (1) National Register of Historic Places, Criterion A (associated with events that have made a significant contribution to the broad patterns of our history); and (2) California Register of Historical Resources, Criterion 1 (associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage). Based upon this finding, the City Council finds that the Project is not categorically exempt pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures) because an exception under State CEQA Guidelines Section 15300.2 applies to prevent the use of the exemption. Specifically, an exception to the use of a categorical exemption applies when the project causes a substantial adverse change to a historical resource. (State CEQA Guidelines Section 15300.2(f).) Here, since the Project proposes to demolish the historic structure, the Project will cause a substantial adverse change to a historical resource and therefore a categorical exemption cannot be applied to the Project.
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2. “Dueling Reports” – In response to the HRG evaluation, the owner commissioned a separate report from another historic consultant which found that the property is not historic. City then hired GPA to examine both reports; GPA found that there was insufficient information to conclude the property is eligible for the National Register.

HRG has not been given the opportunity to provide additional documentation requested in the GPA peer review. The City issued a staff report supporting demolition on grounds that there are facts to support a conclusion that the property does not qualify as historic. An independent historian confirms HRG’s conclusion that the property is eligible for the National and California registers.

City Council Response
City Council incorporates its response to Appeal Contention No. 1 for Appeal No. 2 into this response to Appeal Contention No. 2.

3. Process of City Historic Review – Demolition of this historic building should not be authorized because there is information that can feasibly be obtained and added to the HRG report.

City Council’s Response
City Council incorporates its response to Appeal Contention No. 1 for Appeal No. 2 into this response to Appeal Contention No. 3.

4. “Neighbor Design Concerns Frustrated” – Immediate neighbors only had 3 minutes to speak to express support for the historic preservation of the house as well as state their concerns with the new design of the home, views, and other concerns.

City Council’s Response
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Prior to each of the Design Review Board hearings, neighboring property owners had opportunities to provide comments to the Board. In addition to providing written comments to the Board regarding their concerns, neighbors may request site visits from the Board members to discuss their concerns in person and allow for Board members to view the project site from their homes and properties. Additionally, two substantive public hearings were held for this project, at which members of the public provided extensive public comments to the Board. Pursuant to the Board bylaws, Section 9(A)(4)(b), “speakers not affiliated with the applicant will be given three minutes each to address the Board. The Chair may allow additional time at the request of the speaker.” A total of three members of the public spoke at the July 11, 2024 hearing, with one person representing three adjacent neighbors. A total of seven members of the public spoke at the September 25th hearing (see the summary of the public testimony above). Each person was given three minutes to address the Board.

5. “Views of the Property” – the property is not seen from Valido Road but is visible from a public vantage point on the Toovet Trail in the Aliso and Wood Canyons Wilderness Park and the public view of the “historically significant property” should be considered a “coastal scenic resource”.

City Council’s Response
Under the Coastal Act, historic resources are afforded protection. Section 30253 of the Coastal Act explicitly calls out “special communities and neighborhoods that, because of their unique characteristics, are popular visitor destination points.” Previous Coastal commission decisions as well as case law all support the idea that historic resources are afforded some protection under the Coastal Act. This is further supported by the City’s certified LCP – which has 14 14 of 505
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policies meant to protect historic resources. Historic resources are considered “visual resources” and are analyzed under CDP Finding 1, Criteria No. 3 and Criteria No. 6 (LBMC Section

25.07.012(F)(3) and (F)(6).

City Council incorporates its response to Appeal Contention No. 1 for Appeal No. 2 into this response to Appeal Contention No. 5.

6. “Abuse of Discretion” – Board members abused their discretion in making the finding that the property is not a historic resource, basing their decision on irrelevant factors while they failed to consider relevant factors… This issue requires more consideration than this Board gave it.

City Council’s Response
City Council incorporates its response to Appeal Contention No. 1 for Appeal No. 2 into this response to Appeal Contention No. 6.

7. “Property Owner Notification” – the Board ignored the document in the agenda package, a letter from Greg O’Loughlin, president of the South Laguna Civic Association dated July 22, 2022 to Marc Wiener, Director of Community Development informing the City of the historical significance of 31526 Valido Road and requesting that this information be added to the property file.

City Council’s Response
On September 19, 2024, the City received a letter from Ann Christoph suggesting that the subject property may have historical significance. The letter was received after the agenda packet for September 26, 2024 was posted. As a result, on September 26, 2024, staff requested a continuance to November 14, 2024 to allow for further evaluation of the project site. On November 15 15 of 505
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14, 2024, the Board continued the public hearing to December 12, 2024, when, at the Applicant’s request, the project was tabled. The letters from Ms. Christoph and Mr. O’Loughlin were provided to the Board prior to the September 25, 2025, as “Attachment 12-Correspondence” to the staff report. The Board considered the whole of the record in making its determination regarding the evaluation of the property as a historic resource, and there is no evidence to suggest that the Board ignored the document in the agenda package.

City Council incorporates its response to Appeal Contention No. 1 for Appeal No. 2 into this response to Appeal Contention No. 7.

SECTION 3. The City Council hereby makes the following findings in response to grounds for Appeal 1 stated in Appellants’ notice of Appeal 1:

1. “Imbalanced Focus and Procedural Concerns” – A majority of the Board’s time was devoted to discussion of the historic merits of the original Egan homestead. The actual design review of the proposed new structure was rushed with only a few minutes of discussion. Several important issues raised were not adequately considered. The Board Chair appeared to exert undue influence over the other members.

City Council’s Response
City Council does not reach the contentions in Appeal No. 1, as discussed further below.

2. “Serious Privacy Intrusions” – As currently approved, the new structure directly compromises the Appellant’s privacy. The Appellant and Applicant will have direct views into each other’s interior living spaces and bedrooms which is not appropriate.

The proposed mitigation-planting vegetation is vague and unvetted. Concerns 16 16 of 505
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include: lack of specificity for species. planting heights, or setbacks, which are critical for fire safety, and restoring privacy at the expense of impacting ocean views.

Further, vegetation was introduced quickly during the hearing, without opportunity to fully consider or respond in terms of fire safety and the loss of our ocean views.

Suggested vegetation is not a viable long-term solution. Current fire codes prohibit combustible vegetation within the first 5 feet of any structure and require extensive review for all fuel modification and landscaping plans.

City Council’s Response
City Council does not reach the contentions in Appeal No. 1, as discussed further below.

3. “Missed opportunity for a Fair Compromise” – Appellant had asked that a structural change to the house be considered to better balance privacy concerns, however the request was not given due consideration. Previous revision to rotate the home to preserve privacy for another neighbor pushed the privacy impacts to the Appellant’s side. A balanced solution should be sought.

City Council’s Response
City Council does not reach the contentions in Appeal No. 1, as discussed further below.

SECTION 4. Based on substantial evidence in light of the whole record before it, the City Council hereby finds and determines, in accordance with the California Environmental Quality Act, that the existing residential structure on the Property is a discretionary historic resource under State CEQA Guidelines Section 15064.5(a)(3). The Initial HRG Report dated November 22, 2024, the Final HRG Report dated February 12, 2025, the HRG Memo dated June 3, 2025, and the HRG Second Memo dated March 23, 2026 find that the existing residential structure on the Property 17 17 of 505
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meets (1) National Register of Historic Places, Criterion A (associated with events that have made a significant contribution to the broad patterns of our history); and (2) California Register of Historical Resources, Criterion 1 (associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage). Based upon this finding, the City Council finds that the Project is not categorically exempt pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures) because an exception under State CEQA Guidelines Section 15300.2 applies to prevent the use of the exemption. Specifically, an exception to the use of a categorical exemption applies when the project causes a substantial adverse change to a historical resource. (State CEQA Guidelines Section 15300.2(f).) Here, since the Project proposes to demolish the historic structure, the Project will cause a substantial adverse change to a historical resource and therefore a categorical exemption cannot be applied to the Project.

SECTION 5. The City Council hereby sustains Appeal No. 2 and directs the Applicant to conduct further environmental review for the Project, or alternatively directs the Applicant to revise the Project to comply with the Secretary of Interior Standards for the Treatment of Historic Properties. The City Council thereafter directs the Applicant to return to the City Council for a final decision after completion of this additional environmental review. Accordingly, the City Council hereby overturns the Design Review Board’s conditional approval of Design Review 24- 0658 and Coastal Development Permit 24-0657 and finding that the Project is exempt from CEQA under State CEQA Guidelines Section 15303, as reflected in Design Review Board Resolution No. 24-0658. The City Council does not reach the merits of Appeal No. 1, in light of the aforementioned findings and direction, and therefore the final decision on Appeal No. 1 remains 18 18 of 505
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pending during the additional environmental review. The City Council retains jurisdiction of this Project.

ADOPTED this 26th day of May, 2026.

Mark Orgill, Mayor
ATTEST:

Ann Marie McKay, City Clerk
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on May 26, 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

City Clerk, City of Laguna Beach, California
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STAFF REPORT
Meeting Date:

May 26, 2026

BUSINESS
16 SUBJECT: APPOINTMENT PROCESS FOR THE HOSPITAL TASK FORCE RECOMMENDATION: It is recommended that the City Council:

1. Discuss and select an appointment process for the Hospital Task Force;

2. Determine the number of members to be appointed to the Hospital Task Force; and

3. Find that the recommended action is not subject to the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15378 because the action involves organizational and administrative activities that will not result in a direct or indirect physical change in the environment.

SUMMARY OF THE MATTER
This item allows the Council to consider an appointment process for the Hospital Task Force, as well as selecting the number of members to the Task Force.

DISCUSSION
In recent months, leadership at Mission Hospital, Laguna Beach, have relayed information to the community that Providence St. Joseph’s intends to reenvision and replace the hospital structure and programs in South Laguna with a different model. On March 10, 2026, the Council created two committees – a Community Advisory Committee made up of residents (referred to as the Hospital Task Force) and other interested parties, and an internal working group (made up of Council Members Rounaghi and Whalen as well as City staff) – to help guide the City’s response to the changes.

The City received 28 applications to serve on the Hospital Task Force, which is indicative of the interest in the community as Mission Hospital Laguna Beach prepares for its next iteration. Direction at the March 10, 2026 Council meeting suggested that the Council as a group would interview and select the appointees.

While that process is ideal, the number of applicants may make that challenging.

Accordingly, Ad Hoc Committee members Whalen and Rounaghi asked that the Council discuss the appointment process again in light of the number of applicants. This agenda item allows the Council to discuss in public the best appointment process to review and select the applicants, as well as the total number of appointments.

The Ad Hoc Committee suggests allowing the Ad Hoc Committee to nominate 11 or 13 members and to bring those back to the Council for ratification.

Potential appointment approaches for Council consideration include:
• Ad Hoc Committee review and recommendation followed by Council ratification (Recommended); • Full City Council interviews and appointments of all applicants; 1 of 3

APPOINTMENT PROCESS FOR THE HOSPITAL TASK FORCE
May 26, 2026

• Appointment of a smaller initial working group with future expansion, if needed.

FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.

ALIGNMENT WITH CITY COUNCIL GOALS AND PRIORITIES
A key strategic priority of the City and City Council is public safety, which includes ensuring that residents of and visitors to Laguna Beach have appropriate and proximate quality medical care.

ENVIRONMENTAL ANALYSIS
The recommended action is not subject to the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines Section 15378 because the action involves organizational and administrative activities that will not result in a direct or reasonably foreseeable indirect physical change in the environment

ATTACHMENTS

1. List of names of persons who applied for the Hospital Task Force (Pg. 3) Submitted By: . Approved: .David A Kiff
Dave Kiff, City Manager Dave Kiff, City Manager
Report Prepared By: Coordinated With:

Dave Kiff, City Manager Alex Rounaghi, Council Member
Bob Whalen, Council Member
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Hospital Task Force Applicants:

1.Vennessa Bender

2. DavidP. Casale

3. Steve Chadima

4. Christina Dodge

5. David Duker

6.Tom Fagan

7.Ronald Geisman

8. Thomas Gibbs

9. Matt Kelliher

10. Steve Maher

11. Michelle Markman

12. Amila Nissanka

13. Greg O’Loughlin

14. Aaron Peluso

15. Carlos Prietto, MD

16. Mark S. Rivera

17. Jorge Rubal, MD, MBA

18. Bernard Schwartz

19. Christian Sequeira

20. Melissa Siew, MD

21. Jordan Elisa Sitea

22. Emily A. Smith

23. Aaron Talarico

24. John B. Thomas

25. Harvey Triebwasser

26. MichaelWechsberg

27. Bill Witte

28. Patrick Wood
Attachment 1
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STAFF REPORT
Meeting Date:

May 26, 2026

NON APPEAL
17 SUBJECT: 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY:

TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT
PERMIT 2026-0802 TO MERGE THREE LOTS INTO A SINGLE LOT IN THE R-1 (RESIDENTIAL LOW-DENSITY) ZONE, AND CATEGORICAL EXEMPTION PURSUANT TO STATE CEQA GUIDELINES SECTION 15303
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 Tentative Parcel Map 2026-0793, Coastal Development Permit 2026-0802, and CEQA exemption under State CEQA Guidelines Section 15303; and

2. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 MERGING THREE LOTS AT 2500 GLENNEYRE STREET (APN: 626-126-09), 2500 PALA WAY (APN: 626-146-01), AND 2500 QUEDA WAY (APN: 626-146-02) INTO A SINGLE LOT IN THE R-1 (RESIDENTIAL LOWDENSITY) ZONE; AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT PURSUANT TO STATE CEQA GUIDELINES SECTION 15303”.

SUMMARY OF THE MATTER
Edwin Kisiel (“Applicant”), representative for property owners Mark Winner and Sue Winner of 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way (the “Property”), applied for Tentative Parcel Map (“TPM”) 2026-0793 and Coastal Development Permit (“CDP”) 2026-0802 to merge three lots at 2500 Glenneyre Street (APN: 626-126-09), 2500 Pala Way (APN: 626-146-01), and 2500 Queda Way (APN:
626-146-02) into a single lot in the R-1 (Residential Low-Density) (the “Project”). The Planning Commission constitutes an “advisory agency” to the City Council for tentative maps, parcel maps and subdivision maps. (Laguna Beach Municipal Code Section (“LBMC”) 21.08.040.) Accordingly, the Project was reviewed by the Planning Commission on May 6, 2026. After conducting a public hearing, the Planning Commission voted 5-0 to adopt a resolution recommending that the City Council approve TPM 2026-0793 and CDP 2026-0802. (The May 6, 2026 Staff Report, Application, Tentative Parcel Map, Preliminary Geotechnical Investigation, and Resolution No. 2025-0793 are attached as Attachments 2 through 6, respectively.)
The applications before the City Council are related to a project that was conditionally approved by Design Review Board on February 12, 2026 pursuant to Board Resolution No. 2025-1431 for construction of a new single-family residence and associated improvements that will extend across the shared property lines between the three existing parcels (collectively, for purposes of CEQA, the “project”). (The February 12, 2026 Staff Report, Plans, Public Correspondence, and Resolution No. 2025-1431 are attached as Attachments 7 through 10, respectively.) Specifically, Condition No. 22 of Design Review Board 1 of 540
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026

Resolution No. 2025-1431 requires that the parcel map to merge the three lots be effectuated prior to issuance of a building or grading permit. Refer to Figures 1 and 2, below, for the existing lot configurations.

Figures 1 and 2 – Record of survey (left) and location map (right)

DISCUSSION
The subject Property has a long and fragmented entitlement history involving three underlying lots in the R-1 Zone, consisting of Lot 6 of Block 1 of the Loma Tract, recorded May 16, 1911, and Lots 1 and 2 of Block 4 of Tract No. 26, recorded October 26, 1917, which are now identified as 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way, corresponding to APNs 656-126-09, 656-146-01, and 656-146-02.

The proposed TPM (Figure 4) would consolidate these three lots into one parcel. The TPM identifies the resulting parcel as 9,339 square feet, or approximately 0.214 acres. The lots comprising the Property are irregular in shape and substandard in size for the R-1 zone. Based on the record of survey (Figure 1 above), 2500 Glenneyre Street (shown in blue) contains approximately 3,756 square feet, 2500 Pala Way (shown in green) contains approximately 3,183 square feet, and 2500 Queda Way (shown in yellow) contains approximately 2,400 square feet.

City records reflect multiple efforts dating back to the late 1970s to develop the Property with a singlefamily residence. Those proposals were subject to design review, variance, grading, and watercourse-related review, but none resulted in construction, and the Property remains vacant. Throughout the site’s history, the principal constraints have consistently been the irregular lot configuration, limited and unusual frontage conditions, the drainage course traversing the property, and uncertainty regarding whether the underlying lots constituted one building site or separate developable parcels. These same issues continue to frame the current parcel map request.

In 2015, after reexamining the historical property files for the area, staff determined that what had historically been referred to as 2548 Glenneyre Street was one building site comprised of two lots, specifically Lot 6 of Block 1 of the Loma Tract and Lot 1 of Block 4 of Tract No. 26. Staff further 2 of 540
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determined that Lot 2 of Block 4 of Tract No. 26, now identified as 2500 Queda Way, was not a building site. In a follow-up 2016 letter, staff confirmed that conclusion and indicated that City GIS and property records would be updated accordingly. As a result, 2548 Glenneyre Street is no longer recognized as an address in the City’s GIS, and the Property is now identified through the three current addresses of 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way.

In 2023, an application was filed for development of a new single-family residence on the subject Property.

That application ultimately resulted in the Design Review Board’s February 12, 2026 approval of Design Review 2025-1431, Coastal Development Permit 2025-1432, Variance 2025-1433, and Revocable Encroachment Permit 2025-1434 for construction of a new residence and related site improvements. (Attachments 7 through 10.) However, Condition No. 22 of Board-adopted Resolution No. 2025-1431 requires that, prior to issuance of building and/or grading permits, the applicant obtain approval and recordation of a parcel map merging APNs 656-126-09, 656-146-01, and 656-146-02 into a single lot pursuant to the LBMC and the Subdivision Map Act.

The site’s history reflects a longstanding pattern in which residential development of the Property has been contemplated, reviewed, and revised, but never carried through to construction. The current Tentative Parcel Map is intended to resolve the longstanding lot-status issue by consolidating the three underlying lots into a single legal parcel consistent with the approved residential project and applicable City requirements.

Pursuant to LBMC Section 21.08.070, a tentative parcel map is required to be filed with the Planning Commission and must conform to the applicable provisions of the Subdivision Map Act and Chapter 21.08 of the LBMC.

Tentative Parcel Map 2026-0793
The Project site is located in the R-1, Residential Low Density Zone. The proposed Tentative Parcel Map would merge three existing lots into one legal parcel, with a total area of 9,339 square feet, or approximately

0.214 acres.

The proposed parcel map does not create any additional lots or authorize any increase in residential density.

Rather, it is intended to establish a single legal building site consistent with the approved development of the property. The tentative parcel map, inserted as Figure 3 below, identifies the proposed use as one singlefamily residence and shows the merged parcel with frontage along Glenneyre Street and irregular boundaries extending toward Pala Way and Queda Way. The map also identifies existing public infrastructure serving the site, including an existing 8-inch sewer line, 8-inch water line, and 24-inch storm drain within or adjacent to the Glenneyre Street frontage, as well as an existing sewage and waste line easement recorded in 1974.
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TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026

Figure 3 – Proposed Tentative Parcel Map
Pursuant to Sections 66473.5 and 66474 of the California Subdivision Map Act, the City Council may approve a Tentative Parcel Map by making the following findings:

1. Pursuant to Government Code Section 66473.5, the proposed subdivision is consistent with the applicable General Plan and any specific plans.

Here, the project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The Tentative Parcel Map consolidates three existing lots into a single legal parcel of approximately 9,339 square feet. The resulting parcel satisfies all minimum R-1 development standards for lot area (6,000 square feet), width (70 feet), and depth (80 feet) set forth in LBMC Section 25.10.008. The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project pursuant to Design Review Board Resolution No. 2025-1431. Accordingly, the map is fully consistent with the General Plan, including all elements of the General Plan. No specific plan applies to this Property.

2. None of the mandatory denial findings set forth in Government Code Section 66474 apply to the proposed Tentative Parcel Map 2026-0793, as demonstrated by the following:
(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451. Here, Project site is designated Village Low Density 4 of 540
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(VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). No specific plan applies to the Project site and the map complies with the General Plan and R-1 zone. (b) The design and improvement of the proposed subdivision are consistent with the applicable general and specific plan. Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). No specific plan applies to the Project site and the required lot dimensions comply with the General Plan and R-1 zone.
(c) The site is physically suitable for the type of development proposed (one single-family residence). Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project pursuant to Design Review Board Resolution No. 2025- 1431.
(d) The site is physically suitable for the proposed density of development. Here, the Project site will consist of a 9,339-square-foot parcel with one dwelling unit, consistent with the R-1 zone density standard of 6,000 square feet per dwelling unit). (e) The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Here, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, and the Biological Resource Assessment and Hydrological Report affirm that the on-site modified watercourse and surrounding area contain no environmentally sensitive habitat areas or special-status species. (f) The design of the subdivision (merger) and the type of improvements are not likely to cause serious public health problems. Here, the merger of three lots into one lot and its subsequent development will improve the area and bring it up to codes. The single-family residential development on one lot that is 9,339 square feet is not likely to cause serious public health problems.
(g) The design of the subdivision (merger) and the type of improvements will not conflict with any easements acquired by the public at large for access through or use of the property within the proposed subdivision. Here, the existing sewage and waste line easement is preserved, and no public access rights are affected.

3. The proposed parcel map procedure is the appropriate and required mechanism under LBMC Section 21.08.030 and Government Code Section 66412(d). Here, the proposed parcel map establishes a single legal building site for the previously approved single-family residence and resolves the longstanding fragmented lot configuration without creating additional lots or increasing 5 of 540
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development intensity. One or more of the underlying historic lots are not legal building sites under LBMC Section 25.08.004; therefore, the parcel map procedure is the appropriate and required mechanism under LBMC Section 21.08.030 and Government Code Section 66412(d).

Coastal Development Permit 2026-0802
The proposed Tentative Parcel Map 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).):

Finding No. 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 development consists solely of a Tentative Parcel Map to consolidate three existing lots into one legal parcel. The project will not encroach upon any existing physical accessway legally utilized by the public, nor will it affect any proposed public accessway identified in the adopted Local Coastal Program Land Use Plan. The subject property is located inland of the shoreline within an established residential neighborhood along Glenneyre Street and does not contain, adjoin, or obstruct any designated public coastal accessway. No public access easements or shoreline access routes traverse the property, and the proposed parcel map would simply merge the existing lots without altering public access rights or affecting public circulation. The related, previously approved single family residence is similarly confined to the subject property and its frontage improvements and does not interfere with any existing or planned public coastal access opportunities. Accordingly, the project complies with this review criterion.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The proposed Tentative Parcel Map consolidates three existing lots into one legal parcel. The parcel map does not authorize any additional development beyond the previously approved single family residence and does not introduce new physical disturbance to the site. The property is located inland within an established residential neighborhood and is separated from the shoreline and marine environment by existing development and public streets. As confirmed during review of the approved residential project, the site does not contain any marine resources, and the Biological Resource Assessment (Attachment 11) determined that no environmentally sensitive habitat areas are present on the property.
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Although a significant modified watercourse traverses the site, the approved technical studies found that the drainage feature supports only sparse, non-native vegetation and does not contain native riparian habitat or special status species. The Hydrology Report further concluded that the approved residential improvements would maintain existing drainage patterns and would not adversely affect the hydrologic function of the watercourse. In addition, there are no known archaeological or paleontological resources on the property or in the immediate vicinity.

Because the proposed Tentative Parcel Map is limited to lot consolidation and does not expand the scope of physical development already reviewed and approved, the project will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resource.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect recreational or visitor serving facilities or coastal scenic resources. The subject property is located inland along Glenneyre Street within an established residential neighborhood and does not contain, adjoin, or interfere with any recreational or visitor serving facilities. As previously determined in connection with the approved single family residence, the site is not visible from public coastal viewpoints or shoreline accessways and does not block or degrade any designated coastal view corridor. Because the current application is limited to lot consolidation and simply establishes one legal parcel for the previously approved residence, the project will not adversely affect 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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect environmentally sensitive habitats or scenic resources located in adjacent parks or recreation areas. The subject property is not located within, and does not directly adjoin, any park, recreation area, or open space preserve. As previously determined in connection with the approved single-family residence project, the site is bordered by developed residential properties and vacant lots, and the Biological Resource Assessment (Attachment 11) confirmed that no sensitive habitats occur on or near the property and that the on-site watercourse supports only sparse, non-native vegetation. In addition, the approved project maintains the required relationship to the drainage feature and, as supported by the peer-reviewed technical studies, will not result in adverse environmental impacts to the watercourse or surrounding area. Accordingly, the project is sited and designed to avoid adverse impacts to environmentally sensitive habitats and scenic resources and provides adequate separation from such resources.

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. 7 of 540
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The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not alter natural landforms and will not result in undue risks from geological, erosional, flood, or fire hazards. The application is limited to lot consolidation and does not authorize any additional grading or site disturbance beyond what was previously approved for the single family residence.

The site’s geotechnical conditions were evaluated in a preliminary geotechnical investigation prepared in October 2022 and updated in December 2025 (Attachment 5), with subsequent review and approval by the City’s third party geotechnical consultants in February 2026. The analysis concluded that the site is suitable for development, subject to implementation of recommended measures including foundations embedded in competent bedrock, caissons extending at least 10 feet into competent bedrock where required, temporary excavation controls, drainage improvements, and geotechnical observation during construction. The report further determined that the property is underlain by competent San Onofre Breccia bedrock, that no active faults cross the site, that groundwater was not encountered, and that the site is not located within a mapped seismic hazard zone for liquefaction or earthquake induced landslides.

With respect to hydrologic conditions, the approved technical studies found that the drainage course traversing the property will continue to function, that the approved residential improvements are located outside the modeled 100 year floodplain, and that the project would not increase runoff at the site outlet or adversely affect the hydrologic function of the significant watercourse. Because the proposed Tentative Parcel Map does not increase development intensity, does not create new building sites, and does not expand the scope of physical improvements already evaluated through the approved residential project, it does not increase exposure to flood, geologic, erosional, or fire hazards. Accordingly, the project satisfies this review criterion.

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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect the visual character of the surrounding area. The parcel map itself does not authorize any new visible physical improvements; rather, it establishes one legal parcel for the previously approved single family residence. As determined by the Design Review Board in February 2026, the approved residence is visually compatible with the surrounding neighborhood along Glenneyre Street through its coastal cottage architectural character, use of natural materials and muted colors, and stepped massing that follows the natural slope and reduces apparent bulk. The Board also found that, although the site is not visually degraded, development of the long vacant property would improve its appearance and complement the established streetscape. Because the current application is limited to lot consolidation and does not expand the scope of the approved development, the project is consistent with this review criterion.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
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The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not have any adverse impacts on known archaeological or paleontological resources. The parcel map does not authorize any additional ground disturbance beyond what was previously approved for the single family residence. As established during review of that project, no known archaeological or paleontological resources are present on the site or in the immediate vicinity. The Design Review Board also found that the property is vacant and contains no identified historic or cultural resources.

Because the current application is limited to lot consolidation and does not expand the scope of physical development already evaluated, the project will not adversely affect any known archaeological or paleontological resource.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be served by adequate utilities, access, drainage, and other necessary facilities. As shown on the Tentative Parcel Map, the site has frontage on Glenneyre Street and is already served by existing public infrastructure, including an 8 inch water line, 8 inch sewer line, and 24 inch storm drain located within or adjacent to the Glenneyre Street frontage. The map also identifies the applicable utility purveyors, including Southern California Edison, Southern California Gas Company, the City of Laguna Beach sewer system, and the Laguna Beach County Water District. Vehicular and pedestrian access to the parcel would continue to be provided from Glenneyre Street in conjunction with the previously approved single family residence. In addition, the approved technical studies determined that the site drainage system and watercourse will continue to function, and that the approved residential improvements will not increase runoff or adversely affect the hydrologic performance of the site. Because the parcel map does not increase development intensity or create new building sites, and because all necessary utilities and infrastructure are already available to serve the approved residence, the proposed lot consolidation will be provided with adequate utilities, access roads, drainage, and other necessary public facilities.

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.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be adequately served by public services, including solid waste collection and public roadway capacity.

The parcel map does not create additional lots, dwelling units, or development intensity beyond the previously approved single family residence and therefore does not generate any new demand for public services beyond what has already been evaluated for one residence on the site.

The property has frontage on Glenneyre Street and will continue to be served by the existing public roadway network, including the approved vehicular and pedestrian access associated with the residential project. The tentative map also identifies existing utility and service infrastructure available to the site, including water, sewer, electrical, communications, and storm drain facilities.

Solid waste collection and other routine municipal services are already provided to the property in 9 of 540
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the same manner as to surrounding residential development. Accordingly, public services, including roadway capacity, solid waste service, and other municipal facilities, have been considered and are adequate to serve the proposed development.

The project is furthermore consistent with all applicable policies of the Certified LCP.

LCP COASTAL POLICIES (CDP)
Land Use Element (LU) Policy 10.1. Require that all subdivisions, including parcel maps, are compatible with neighborhood character including building pad elevations, visual and physical relationships to natural topography, open space, view corridors and surrounding residences, and neighborhood access.

The proposed Tentative Parcel Map is consistent with Policy 10.1 in that it consolidates three existing lots into one legal parcel for a previously approved single-family residence and does not create additional lots or alter the approved development pattern on the site. The parcel map formalizes one building site that is consistent with the character of the surrounding Glenneyre Street neighborhood. As previously found by the Design Review Board, the approved single-family residence project is compatible with the site’s natural topography, surrounding residences, and neighborhood access pattern. Accordingly, the proposed subdivision is compatible with neighborhood character, including building pad elevations, visual and physical relationships to topography, surrounding residences, and access.

Land Use Element (LU) Policy 10.3. Ensure that all new development, including subdivisions, the creation of new building sites and remodels that involve building additions, is evaluated to ascertain potential negative impacts on natural resources, ESHA and existing adjacent development. Proposed development shall emphasize ESHA impact avoidance over impact mitigation. Any mitigation required due to an unavoidable negative impact should be located on-site rather than off-site, where feasible. Any off-site mitigation should be located within the City’s boundaries and in close proximity to the project. (Similar to Policies 5.3 and 7.4)
The proposed Tentative Parcel Map is consistent with Policy 10.3 in that it consolidates three existing lots into one legal parcel and does not authorize additional physical development beyond the previously approved single-family residence project. No designated environmentally sensitive habitat areas are present on the site. However, the property is constrained by a significant modified watercourse and associated setback, and the biological and hydrological implications of development in relation to that drainage feature were evaluated as part of the approved residential project. Those technical studies concluded that the approved development would not adversely affect sensitive biological resources and would maintain the hydrologic function of the watercourse. The parcel map does not expand the scope of that approved development, does not create any additional building sites, and formalizes one legal parcel subject to the same environmental constraints and prior approvals. Accordingly, the proposed subdivision is consistent with Policy 10.3, including the Local Coastal Program direction to avoid adverse impacts to natural resources, environmentally sensitive habitat areas, and adjacent development. 10 of 540
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Land Use Element (LU) Policy 10.8. Avoid creation of building sites that will result in significant adverse impacts on the community.

The proposed Tentative Parcel Map is consistent with Policy 10.8 in that it does not create multiple new building sites or intensify development potential on the property, but instead consolidates three existing lots into one legal parcel for a previously approved single-family residence. The parcel map resolves the longstanding fragmented lot configuration and formalizes one building site subject to the environmental, access, and site constraints already evaluated through the prior entitlement process. Accordingly, the proposed subdivision does not create a building site that would result in significant adverse impacts on the community.

Land Use Element (LU) Policy 10.8. 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 proposed Tentative Parcel Map is consistent with Policy 10.8 in that the subject application is being processed through a parcel map rather than a lot line adjustment. Pursuant to LBMC Section 21.08.030(a), a lot line adjustment is exempt from subdivision procedures only where the project site described in the proposal consists of legal building sites as defined in Title 25 of the Municipal Code. Here, the proposed application is intended to consolidate three underlying lots into one legal parcel and establish one legal building site for the previously approved single-family residence project. Accordingly, the lot line adjustment procedure is not the appropriate mechanism, and the parcel map process is required to regularize the site in a manner consistent with the Municipal Code, General Plan, and Subdivision Map Act.

Finding No. 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.

The proposed development is not located between the sea and the first public road paralleling the sea. The subject property is situated inland along Glenneyre Street within an established residential neighborhood and is separated from the shoreline by intervening development and public streets. Accordingly, this finding does not apply. As detailed in the facts supporting Finding No. 1, the proposed development is in conformity with the certified Local Coastal Program.

Finding No. 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 development will not result in any significant adverse environmental impacts within the meaning of the California Environmental Quality Act. As described throughout this report, the Project qualifies for a categorical exemption under the CEQA Guidelines, and no evidence in the record indicates the potential for a significant environmental effect. Accordingly, the Project is consistent with this finding. 11 of 540
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FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.

ENVIRONMENTAL ANALYSIS
The Project is exempt from CEQA pursuant to Section 15303 – New Construction or Conversion of Small Structures. Here, the proposed tentative parcel map is being processed in conjunction with a previously approved single family residence, for which the Design Review Board relied on Section 15303 in its February 12, 2026 approval of the related entitlements. Consistent with that prior determination, staff recommends continued reliance on Section 15303 because the parcel map does not authorize any new development beyond what has already been reviewed and approved. The map consolidates three underlying lots into one legal parcel to implement Condition No. 22 of Resolution No. 2025 1431 and to establish a single legal building site for the approved residence.

Further, none of the exceptions to categorical exemptions set forth in CEQA Guidelines Section 15300.2 apply. The site does not contain any environmentally sensitive habitat areas. Although a modified watercourse and associated setback traverse the property, the biological and hydrological implications of development adjacent to that drainage feature were previously evaluated through the approved residential project, and no environmentally sensitive habitat areas were identified. The parcel map would not result in cumulative impacts, as it consolidates existing lots and does not create additional building sites or increase development intensity beyond the one previously approved dwelling. There are no unusual circumstances that would give rise to a reasonable possibility of a significant environmental effect; the parcel map involves only the administrative merger of three contiguous lots on a site already evaluated for geotechnical, hydrological, biological, access, and design related constraints. The project would not damage scenic resources within a state scenic highway, as the property is located inland within an established residential neighborhood and is not within a designated state scenic highway corridor. The site does not contain any historic buildings, archaeological resources, or other historical resources, and the parcel map would not authorize additional ground disturbance beyond what was previously reviewed. The property is not listed on any hazardous waste site inventory compiled pursuant to Government Code § 65962.5. For these reasons, the proposed Tentative Parcel Map qualifies for the Section 15303 categorical exemption, and no further environmental analysis is required under CEQA.

ATTACHMENTS
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TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026

1. City Council Resolution (Pgs. 14-33)

2. May 6, 2026 Planning Commission Report (Pgs. 34-52)

3. Application (Pgs. 53-60)

4. Tentative Parcel Map (Pg. 61)

5. Preliminary Geotechnical Investigation (Pgs. 62-107)

6. Planning Commission Resolution No. 2026-0793 (Pgs. 108-118)

7. February 12, 2026 DRB Staff Report (Pgs. 119-147)

8. February 12, 2026 DRB Project Plans (Pgs. 148-169)

9. February 12, 2026 DRB Public Correspondence (Pgs. 170-209)

10. February 12, 2026 DRB Resolution No. 2025-0431 (Pgs. 210-235)

11. Biological Resources Assessment (Pgs. 236-308)

12. Hydrological Report (Pgs. 309-527)
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:

Shehriyar Khan, Associate Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development
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RESOLUTION NO. 26. XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LAGUNA BEACH, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT
PERMIT 2026-0802 MERGING THREE LOTS AT 2500
GLENNEYRE STREET (APN; 626-126-09), 2500 PALA WAY
(APN: 626-146-01), AND 2500 QUEDA WAY (APN: 626-146-02) INTO A SINGLE LOT IN THE R-1 (RESIDENTIAL LOWDENSITY) ZONE LOCATED AT 2500 GLENNEYRE STREET;

AND FINDING THE ACTION EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT
TO STATE CEQA GUIDELINES SECTION 15303
WHEREAS, an application has been filed by the owner of property located at 2500 Glenneyre Street, requesting approval of a Tentative Parcel Map and Coastal Development Permit to merge three lots at 2500 Glenneyre Street (APN: 626-126-09), 2500 Pala Way (APN:
626-146-01), and 2500 Queda Way (APN: 626-146-02) into a single 9,339-square-foot lot in the R-1 (Residential Low-Density) zone in accordance with the provisions of the Municipal Code and the California Subdivision Map Act; and
WHEREAS, on May 6, 2026, the Planning Commission held a duly noticed public hearing and, after reviewing all documents and testimony, voted 5-0 to recommend to the City Council approval of Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026- 0802, and find said action exempt from the California Environmental Quality Act pursuant to State CEQA Guidelines Section 15303; and
WHEREAS, on May 26, 2026, the City Council held a duly noticed public hearing and, after reviewing all documents and testimony, desires to conditionally approve Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802, and find said action exempt from the California Environmental Quality Act pursuant to State CEQA Guidelines Section 15303; and
Attachment 1
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NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:

SECTION 1. The foregoing recitals are true and correct and incorporated herein.

SECTION 2. The City Council makes the following findings with regard to Tentative Parcel Map 2026-0793 pursuant to Sections 66473.5 and 66474 of the California Subdivision Map Act:

1. Pursuant to Government Code Section 66473.5, the proposed subdivision is consistent with the applicable General Plan and any specific plans. Here, the project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density).

The Tentative Parcel Map consolidates three existing lots into a single legal parcel of approximately 9,339 square feet. The resulting parcel satisfies all minimum R-1 development standards for lot area (6,000 square feet), width (70 feet), and depth (80 feet) set forth in Laguna Beach Municipal Code Section 25.10.008. The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project pursuant to Design Review Board Resolution No. 2025-1431. Accordingly, the map is fully consistent with the General Plan, including all elements of the General Plan. No specific plan applies to this Property.

2. None of the mandatory denial findings set forth in Government Code Section 66474 apply to the proposed Tentative Parcel Map 2026-0793, as demonstrated by the following:
(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451. Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). No specific plan applies to the Project site and the map complies with 15 15 of 540
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the General Plan and R-1 zone.
(b) The design and improvement of the proposed subdivision are consistent with the applicable general and specific plan. Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential LowDensity). No specific plan applies to the Project site and the required lot dimensions comply with the General Plan and R-1 zone.
(c) The site is physically suitable for the type of development proposed (one single-family residence). Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project pursuant to Design Review Board Resolution No. 2025-1431.
(d) The site is physically suitable for the proposed density of development. Here, the Project site will consist of a 9,339-square-foot parcel with one dwelling unit, consistent with the R-1 zone density standard of 6,000 square feet per dwelling unit). (e) The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Here, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, and the Biological Resource Assessment and Hydrological Report affirm that the on-site modified watercourse and surrounding area contain no environmentally sensitive habitat areas or special-status species. (f) The design of the subdivision (merger) and the type of improvements are not likely to cause serious public health problems. Here, the merger of three lots into one lot and its 16 16 of 540
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subsequent development will improve the area and bring it up to codes. The singlefamily residential development on one lot that is 9,339 square feet is not likely to cause serious public health problems.
(g) The design of the subdivision (merger) and the type of improvements will not conflict with any easements acquired by the public at large for access through or use of the property within the proposed subdivision. Here, the existing sewage and waste line easement is preserved, and no public access rights are affected.

3. The proposed parcel map procedure is the appropriate and required mechanism under Laguna Beach Municipal Code Section 21.08.030 and Government Code Section 66412(d). Here, the proposed parcel map establishes a single legal building site for the previously approved singlefamily residence and resolves the longstanding fragmented lot configuration without creating additional lots or increasing development intensity. One or more of the underlying historic lots are not legal building sites under Laguna Beach Municipal Code Section 25.08.004; therefore, the parcel map procedure is the appropriate and required mechanism under Laguna Beach Municipal Code Section 21.08.030 and Government Code Section 66412(d).

SECTION 3. The City Council makes the findings with regard to Coastal Development Permit 2026-0802:

Finding No. 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.
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The proposed development consists solely of a Tentative Parcel Map to consolidate three existing lots into one legal parcel. The project will not encroach upon any existing physical accessway legally utilized by the public, nor will it affect any proposed public accessway identified in the adopted Local Coastal Program Land Use Plan. The subject property is located inland of the shoreline within an established residential neighborhood along Glenneyre Street and does not contain, adjoin, or obstruct any designated public coastal accessway. No public access easements or shoreline access routes traverse the property, and the proposed parcel map would simply merge the existing lots without altering public access rights or affecting public circulation. The related, previously approved single-family residence is similarly confined to the subject property and its frontage improvements and does not interfere with any existing or planned public coastal access opportunities. Accordingly, the project complies with this review criterion.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The proposed Tentative Parcel Map consolidates three existing lots into one legal parcel.

The parcel map does not authorize any additional development beyond the previously approved single-family residence and does not introduce new physical disturbance to the site. The property is located inland within an established residential neighborhood and is separated from the shoreline and marine environment by existing development and public streets. As confirmed during review of the approved residential project, the site does not contain any marine resources, and the Biological Resource Assessment determined that no environmentally sensitive habitat areas are present on the property.

Although a significant modified watercourse traverses the site, the approved technical studies found that the drainage feature supports only sparse, non-native vegetation and does not 18 18 of 540
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contain native riparian habitat or special-status species. The Hydrology Report further concluded that the approved residential improvements would maintain existing drainage patterns and would not adversely affect the hydrologic function of the watercourse. In addition, there are no known archaeological or paleontological resources on the property or in the immediate vicinity.

Because the proposed Tentative Parcel Map is limited to lot consolidation and does not expand the scope of physical development already reviewed and approved, the project will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resource.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The subject property is located inland along Glenneyre Street within an established residential neighborhood and does not contain, adjoin, or interfere with any recreational or visitor-serving facilities. As previously determined in connection with the approved single-family residence, the site is not visible from public coastal viewpoints or shoreline accessways and does not block or degrade any designated coastal view corridor. Because the current application is limited to lot consolidation and simply establishes one legal parcel for the previously approved residence, the project will not adversely affect 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. 19 19 of 540
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The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect environmentally sensitive habitats or scenic resources located in adjacent parks or recreation areas. The subject property is not located within, and does not directly adjoin, any park, recreation area, or open space preserve. As previously determined in connection with the approved single-family residence project, the site is bordered by developed residential properties and vacant lots, and the Biological Resource Assessment confirmed that no sensitive habitats occur on or near the property and that the on-site watercourse supports only sparse, non-native vegetation. In addition, the approved project maintains the required relationship to the drainage feature and, as supported by the peer-reviewed technical studies, will not result in adverse environmental impacts to the watercourse or surrounding area. Accordingly, the project is sited and designed to avoid adverse impacts to environmentally sensitive habitats and scenic resources and provides adequate separation from such resources.

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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not alter natural landforms and will not result in undue risks from geological, erosional, flood, or fire hazards. The application is limited to lot consolidation and does not authorize any additional grading or site disturbance beyond what was previously approved for the single-family residence.

The site’s geotechnical conditions were evaluated in a preliminary geotechnical investigation prepared in October 2022 and updated in December 2025, with subsequent review and approval by the City’s third-party geotechnical consultants in February 2026. The analysis concluded that the site is suitable for development, subject to implementation of recommended measures including foundations embedded in competent bedrock, caissons extending at least 10 20 20 of 540
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feet into competent bedrock where required, temporary excavation controls, drainage improvements, and geotechnical observation during construction. The report further determined that the property is underlain by competent San Onofre Breccia bedrock, that no active faults cross the site, that groundwater was not encountered, and that the site is not located within a mapped seismic hazard zone for liquefaction or earthquake-induced landslides.

With respect to hydrologic conditions, the approved technical studies found that the drainage course traversing the property will continue to function, that the approved residential improvements are located outside the modeled 100-year floodplain, and that the project would not increase runoff at the site outlet or adversely affect the hydrologic function of the significant watercourse. Because the proposed Tentative Parcel Map does not increase development intensity, does not create new building sites, and does not expand the scope of physical improvements already evaluated through the approved residential project, it does not increase exposure to flood, geologic, erosional, or fire hazards. Accordingly, the project satisfies this review criterion.

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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect the visual character of the surrounding area. The parcel map itself does not authorize any new visible physical improvements; rather, it establishes one legal parcel for the previously approved single-family residence. As determined by the Design Review Board in February 2026, the approved residence is visually compatible with the surrounding neighborhood along Glenneyre Street through its coastal-cottage architectural character, use of natural materials and muted colors, and stepped massing that follows the natural slope and reduces apparent bulk.

The Board also found that, although the site is not visually degraded, development of the 21 21 of 540
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long-vacant property would improve its appearance and complement the established streetscape.

Because the current application is limited to lot consolidation and does not expand the scope of the approved development, the project is consistent with this review criterion.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not have any adverse impacts on known archaeological or paleontological resources. The parcel map does not authorize any additional ground disturbance beyond what was previously approved for the single-family residence. As established during review of that project, no known archaeological or paleontological resources are present on the site or in the immediate vicinity.

The Design Review Board also found that the property is vacant and contains no identified historic or cultural resources. Because the current application is limited to lot consolidation and does not expand the scope of physical development already evaluated, the project will not adversely affect any known archaeological or paleontological resource.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be served by adequate utilities, access, drainage, and other necessary facilities. As shown on the Tentative Parcel Map, the site has frontage on Glenneyre Street and is already served by existing public infrastructure, including an 8-inch water line, 8-inch sewer line, and 24-inch storm drain located within or adjacent to the Glenneyre Street frontage. The map also identifies the applicable utility purveyors, including Southern California Edison, Southern California Gas Company, the City of Laguna Beach sewer system, and the Laguna Beach County Water District. 22 22 of 540
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Vehicular and pedestrian access to the parcel would continue to be provided from Glenneyre Street in conjunction with the previously approved single-family residence. In addition, the approved technical studies determined that the site drainage system and watercourse will continue to function, and that the approved residential improvements will not increase runoff or adversely affect the hydrologic performance of the site. Because the parcel map does not increase development intensity or create new building sites, and because all necessary utilities and infrastructure are already available to serve the approved residence, the proposed lot consolidation will be provided with adequate utilities, access roads, drainage, and other necessary public facilities.

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.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be adequately served by public services, including solid waste collection and public roadway capacity. The parcel map does not create additional lots, dwelling units, or development intensity beyond the previously approved single-family residence and therefore does not generate any new demand for public services beyond what has already been evaluated for one residence on the site.

The property has frontage on Glenneyre Street and will continue to be served by the existing public roadway network, including the approved vehicular and pedestrian access associated with the residential project. The tentative map also identifies existing utility and service infrastructure available to the site, including water, sewer, electrical, communications, and storm drain facilities. Solid waste collection and other routine municipal services are already provided to the property in the same manner as to surrounding residential development. Accordingly, public services, including roadway capacity, solid waste service, and other municipal facilities, have been 23 23 of 540
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considered and are adequate to serve the proposed development.

The project is consistent with all applicable policies of the Certified LCP.

LCP COASTAL POLICIES (CDP)
Land Use Element (LU) Policy 10.1. Require that all subdivisions, including parcel maps, are compatible with neighborhood character including building pad elevations, visual and physical relationships to natural topography, open space, view corridors and surrounding residences, and neighborhood access.

The proposed Tentative Parcel Map is consistent with Policy 10.1 in that it consolidates three existing lots into one legal parcel for a previously approved single-family residence and does not create additional lots or alter the approved development pattern on the site. The parcel map formalizes one building site that is consistent with the character of the surrounding Glenneyre Street neighborhood. As previously found by the Design Review Board, the approved singlefamily residence project is compatible with the site’s natural topography, surrounding residences, and neighborhood access pattern. Accordingly, the proposed subdivision is compatible with neighborhood character, including building pad elevations, visual and physical relationships to topography, surrounding residences, and access.

Land Use Element (LU) Policy 10.3. Ensure that all new development, including subdivisions, the creation of new building sites and remodels that involve building additions, is evaluated to ascertain potential negative impacts on natural resources, ESHA and existing adjacent development. Proposed development shall emphasize ESHA impact avoidance over impact mitigation. Any mitigation required due to an unavoidable negative impact should be located onsite rather than off-site, where feasible. Any off-site mitigation should be located within the City’s boundaries and in close proximity to the project. (Similar to Policies 5.3 and 7.4) 24 24 of 540
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The proposed Tentative Parcel Map is consistent with Policy 10.3 in that it consolidates three existing lots into one legal parcel and does not authorize additional physical development beyond the previously approved single-family residence project. No designated environmentally sensitive habitat areas are present on the site. However, the property is constrained by a significant modified watercourse and associated setback, and the biological and hydrological implications of development in relation to that drainage feature were evaluated as part of the approved residential project. Those technical studies concluded that the approved development would not adversely affect sensitive biological resources and would maintain the hydrologic function of the watercourse. The parcel map does not expand the scope of that approved development, does not create any additional building sites, and formalizes one legal parcel subject to the same environmental constraints and prior approvals. Accordingly, the proposed subdivision is consistent with Policy 10.3, including the Local Coastal Program direction to avoid adverse impacts to natural resources, environmentally sensitive habitat areas, and adjacent development.

Land Use Element (LU) Policy 10.8. Avoid creation of building sites that will result in significant adverse impacts on the community.

The proposed Tentative Parcel Map is consistent with Policy 10.8 in that it does not create multiple new building sites or intensify development potential on the property, but instead consolidates three existing lots into one legal parcel for a previously approved single-family residence. The parcel map resolves the longstanding fragmented lot configuration and formalizes one building site subject to the environmental, access, and site constraints already evaluated through the prior entitlement process. Accordingly, the proposed subdivision does not create a building site that would result in significant adverse impacts on the community. 25 25 of 540
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Land Use Element (LU) Policy 10.8. 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 proposed Tentative Parcel Map is consistent with Policy 10.8 in that the subject application is being processed through a parcel map rather than a lot line adjustment. Pursuant to Laguna Beach Municipal Code Section 21.08.030(a), a lot line adjustment is exempt from subdivision procedures only where the project site described in the proposal consists of legal building sites as defined in Title 25 of the Municipal Code. Here, the proposed application is intended to consolidate three underlying lots into one legal parcel and establish one legal building site for the previously approved single-family residence project. Accordingly, the lot line adjustment procedure is not the appropriate mechanism, and the parcel map process is required to regularize the site in a manner consistent with the Municipal Code, General Plan, and Subdivision Map Act.

Finding No. 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.

The proposed development is not located between the sea and the first public road paralleling the sea. The subject property is situated inland along Glenneyre Street within an established residential neighborhood and is separated from the shoreline by intervening development and public streets. Accordingly, this finding does not apply. As detailed in the facts supporting Finding No. 1, the proposed development is in conformity with the certified Local Coastal Program.
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Finding No. 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 development will not result in any significant adverse environmental impacts within the meaning of the California Environmental Quality Act. As described throughout this report, the Project qualifies for a categorical exemption under the CEQA Guidelines, and no evidence in the record indicates the potential for a significant environmental effect. Accordingly, the Project is consistent with this finding.

SECTION 4. The Project is exempt from CEQA pursuant to Section 15303 – New Construction or Conversion of Small Structures. Here, the proposed tentative parcel map is being processed in conjunction with a previously approved single-family residence, for which the Design Review Board relied on Section 15303 in its February 12, 2026 approval of the related entitlements. Consistent with that prior determination, the Project is categorically exempt from CEQA in accordance with Section 15303 because the parcel map does not authorize any new development beyond what has already been reviewed and approved. The map consolidates three underlying lots into one legal parcel to implement Condition No. 22 of Resolution No. 2025-1431 and to establish a single legal building site for the approved residence. Further, none of the exceptions to categorical exemptions set forth in CEQA Guidelines Section 15300.2 apply. The site does not contain any environmentally sensitive habitat areas. Although a modified watercourse and associated setback traverse the property, the biological and hydrological implications of development adjacent to that drainage feature were previously evaluated through the approved residential project, and no environmentally sensitive habitat areas were identified. The parcel map would not result in cumulative impacts, as it consolidates existing lots and does not create additional building sites or increase development intensity beyond the one previously approved 27 27 of 540
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dwelling. There are no unusual circumstances that would give rise to a reasonable possibility of a significant environmental effect; the parcel map involves only the administrative merger of three contiguous lots on a site already evaluated for geotechnical, hydrological, biological, access, and design-related constraints.

The project would not damage scenic resources within a state scenic highway, as the property is located inland within an established residential neighborhood and is not within a designated state scenic highway corridor. The site does not contain any historic buildings, archaeological resources, or other historical resources, and the parcel map would not authorize additional ground disturbance beyond what was previously reviewed. The property is not listed on any hazardous waste site inventory compiled pursuant to Government Code § 65962.5. For these reasons, the proposed Tentative Parcel Map qualifies for the Section 15303 categorical exemption, and no further environmental analysis is required under CEQA.

SECTION 5. The City Council hereby approves Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802, subject to the conditions of approval attached hereto as Exhibit A and incorporated herein by reference.

SECTION 6. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 505 Forest Avenue, Laguna Beach, CA 92651. The custodian of the record of proceedings is the Director of Community Development.

SECTION 7. If any provision of the Resolution is held invalid, the remainder of this Resolution shall not be affected by such invalidity, and the provisions of the Resolution are severable.
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ADOPTED this 26th day of May, 2026.

Mark Orgill, Mayor
ATTEST:

Ann Marie McKay, City Clerk
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on May 26, 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

City Clerk, City of Laguna Beach, CA
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EXHIBIT A
RESOLUTION NO. 26- ___
(CONDITIONS OF APPROVAL)
Standard Conditions – Community Development Department

1. Tentative Parcel Map and Coastal Development Permit are granted to merge three lots at 2500 Glenneyre Street (APN: 626-126-09), 2500 Pala Way (APN: 626-146-01), and 2500 Queda Way (APN: 626-146-02) into a single 9,339 square foot lot in the R-1 (Residential Low-Density) zone to implement a condition of approval imposed by the Design Review Board on February 12, 2026 regarding the construction of a new single-family residence and associated improvements, in accordance with the provisions of the Laguna Beach Municipal Code and the California Subdivision Map Act. Approval is granted based on the development plans submitted by Edwin Kisiel on March 2, 2026, and cleared by and stamped by City on March 27, 2026. Said plans are approved as submitted and conditioned herein and shall not be altered unless reviewed and approved in accordance with the Laguna Beach Municipal Code and Subdivision Map Act.

2. That the conditions of approval contained herein, shall be made part of the construction drawings for the proposed development. Construction drawings shall not be accepted for Plan Check without the conditions of approval incorporated into the construction drawings.

3. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail. If there are any disparities between these conditions and the plans or final revised plans that are approved for any subsequent phase, the conditions and/or plans as stipulated in the later approval shall prevail.

4. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so.

5. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements.

6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Laguna Beach, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Laguna Beach concerning this Project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Design Review Board, Community Development Director, or City Planner. The City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter.
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7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the Laguna Beach Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.

8. The Applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant.

9. Failure to comply with any of these conditions of approval is grounds for revocation of the entitlement(s) and is subject to any other available remedies to the City.

10. The Certificate of Occupancy and/or Certificate of Use, as applicable, shall not be issued until City staff has verified compliance with all conditions of approval.

11. The effective date of the entitlements granted herein do not commence until all appeals, including those to the California Coastal Commission, have been exhausted, statutes of limitation have expired, and any lawsuits, filed within the statutes of limitation, have concluded.

12. In the event any of the conditions of approval are infeasible, the decision-making body hereby authorizes the Community Development Director to modify those conditions in the most conservative manner possible, in accordance with the limitations of the City’s Municipal Code, to allow for the completion of the project.

Standard Conditions of Approval for PM – Community Development Department

13. Prior to the issuance of any building permit or grading permit for the approved singlefamily residence, the applicant shall cause a Final Parcel Map to be prepared in full conformance with the California Subdivision Map Act (Government Code § 66410 et seq.), Chapters 21.08 and 21.16 of the Laguna Beach Municipal Code, and the approved Tentative Parcel Map 2026-0793. The Final Parcel Map shall be prepared by a licensed land surveyor or civil engineer authorized to practice in the State of California and shall substantially conform to the boundaries, dimensions, easements, notes, and configuration shown on the approved Tentative Parcel Map.

14. Approval of the Tentative Parcel Map expires twelve (12) months from the date of approval or conditional approval, pursuant to Laguna Beach Municipal Code §21.08.100(a).

15. Any request for an extension of the Tentative Parcel Map approval shall be filed in writing with the Community Development Department at least thirty (30) days before expiration.

The City Council may approve or deny the request and may impose new or revised conditions of approval, pursuant to Laguna Beach Municipal Code § 21.08.100(b). The aggregate period of all extensions shall not exceed one (1) year, pursuant to Laguna Beach Municipal Code §21.08.100(c).
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16. If the Tentative Parcel Map is not filed with the County Recorder within sixty (60) days after approval or conditional approval of the Tentative Parcel Map, all proceedings shall terminate and a new tentative parcel map shall be required, pursuant to Laguna Beach Municipal Code §21.08.110.

17. Following approval of the Tentative Parcel Map, the applicant shall submit to the City Engineer the original Final Parcel Map together with a duplicate tracing prepared on good-quality tracing cloth. The submission shall include traverse sheets and work sheets showing closures, improvement plans and guarantees or bonds (as applicable), protective covenants (if any), and a memorandum showing total areas of the subdivision, streets, lots, and dedications. The Final Parcel Map shall conform to all format, drafting, survey, monumentation, easement, lot numbering, certification, and technical requirements set forth in Chapter 21.16 of the Laguna Beach Municipal Code (§21.16.010, 21.16.030 – §21.16.180), pursuant to § 21.16.190 and § 21.16.200.

18. All required street, utility, drainage, and easement improvements (or agreements and security), dedications, and reservations shall be completed or guaranteed to the satisfaction of the City Engineer prior to approval and recordation of the Final Parcel Map, pursuant to § 21.12.430, § 21.16.240 – § 21.16.250.The Final Parcel Map shall include all certificates, statements, and acknowledgments required by the Subdivision Map Act and City standards, including the surveyor’s statement, owner’s statement, and City Engineer approval block. The map shall merge Assessor’s Parcel Numbers 656-126-09, 656-146- 01, and 656-146-02 into a single legal parcel containing approximately 9,339 square feet and shall expressly preserve the existing sewage and waste line easement recorded August 8, 1974, in Book 11216, Page 942, Official Records of Orange County.

19. The applicant shall submit the completed Final Parcel Map to the Community Development Department and City Engineer for review. The City Engineer shall examine the Final Parcel Map as to the sufficiency of affidavits and acknowledgments, correctness of surveying data, mathematical data and computations, and compliance with the California Subdivision Map Act and Chapter 21.16 of the Laguna Beach Municipal Code.

If the Final Parcel Map is found to be in correct form and the matters shown thereon are sufficient, the City Engineer shall, within thirty (30) days of receipt thereof, endorse approval thereon and transmit the map to the City Council, together with plans and specifications of proposed improvements and such other matters as are required to enable the City Council to consider the Final Parcel Map. The applicant shall make all revisions required by the City Engineer to obtain final approval of the map, pursuant to Laguna Beach Municipal Code § 21.16.220 and § 21.16.230.

20. Prior to City approval of the Final Parcel Map, the applicant shall demonstrate to the satisfaction of the City Engineer that all utilities serving the merged parcel, including water, sewer, drainage, electric, natural gas, and communications/broadband infrastructure, are adequate to serve the approved single-family residence and will be designed, constructed, and maintained in accordance with current City standards, the Laguna Beach Municipal Code, and the requirements of the respective utility providers.

21. Following endorsement of approval by the City Engineer and transmittal of the Final 32 32 of 540
Parcel Map to the City Council pursuant to Laguna Beach Municipal Code § 21.16.230, and upon subsequent consideration and approval by the City Council, the applicant shall record the Final Parcel Map with the Orange County Recorder’s Office.

Recordation shall occur no later than twelve (12) months after the effective date of this Resolution (or any extension of time granted pursuant to the Laguna Beach Municipal Code) and, in any event, prior to the issuance of any building or grading permits for the project.

22. Prior to recordation of the Final Parcel Map, the surveyor shall tie the boundary of the map to the Horizontal Control System established by the Orange County Surveyor in accordance with Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and the Orange County Subdivision Manual, as may be amended. The applicant shall also provide the City with a digital representation of the Final Parcel Map in DXF format (or the current County-accepted digital format) georeferenced to the NAD83 coordinate system (or the current County standard).

23. Prior to recordation of the Final Parcel Map, the applicant shall pay all applicable subdivision processing fees, map check fees, title report fees, and any other fees or deposits required by the City of Laguna Beach or the Orange County Recorder’s Office.

24. The applicant shall defend, indemnify, and hold harmless the City of Laguna Beach, its officers, employees, and agents from and against any claim, action, or proceeding arising out of the preparation, review, approval, or recordation of the Final Parcel Map, consistent with the indemnity obligations set forth in Standard Condition No. 6 of this Resolution.

Project-Specific Conditions of Approval for PM – Community Development Department

25. All conditions of approval contained in Design Review Board Resolution No. 2025-1431 remain in full force and effect and are hereby reaffirmed and incorporated herein by reference. Nothing in this Resolution shall be construed to modify, amend, or supersede any condition of approval imposed by the Design Review Board.

26. Recordation of the Final Parcel Map shall constitute the establishment of a single legal building site in compliance with Laguna Beach Municipal Code Section 25.08.004 and shall fully satisfy Condition No. 22 of Design Review Board Resolution No. 2025-1431.

The applicant shall provide the City with a stamped copy of the recorded Final Parcel Map, showing the new Assessor’s Parcel Number and legal description of the merged parcel, prior to the issuance of any building or grading permits.

Standard Conditions of Approval for CDP – Community Development Department

27. The approvals granted by this Resolution shall lapse and automatically become void two years following the effective date if the privileges authorized by the approvals are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion, unless an extension of time is granted pursuant to the provisions of the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements. 33 33 of 540

PLANNING COMMISSION STAFF REPORT
May 6, 2026
Agenda Item No. 5.1
Case No: Tentative Parcel Map 2026-0793
Coastal Development Permit 2026-0802
Request A tentative parcel map to merge three lots at 2500 Glenneyre Street (APN: 626-126-09), 2500 Pala Way (APN: 626-146-01), and 2500 Queda Way (APN: 626-146-02) into a single lot in the R-1 (Residential Low-Density) zone.

Project Location: 2500 Glenneyre Street | APN: 656-126-09, 656-146-01, 656-146-02 Applicant: Edwin Kisiel
949-549-9650 | [email protected]
Property Owner: Mark & Sue Winner
Prepared By: Community Development Department
Shehriyar Khan – Associate Planner
(949) 715-0672 | [email protected]
CEQA:

The project qualifies for a categorical exemption pursuant to California Environmental Quality Act (CEQA) Guidelines, Section 15303 – New Construction or Conversion of Small Structures, consistent with the CEQA determination made by the Design Review Board on February 12, 2026, in conjunction with related entitlements.

Coastal Development Permit:

The Project is located within a non-appealable area of the Coastal Zone.

Recommendation:

Conduct a public hearing and adopt Resolution No. 2026-0793, recommending City Council approval of Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802 to merge three lots at 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way into a single lot in the R-1 (Residential Low-Density) zone, and finding the project categorically exempt from CEQA under Guidelines Section 15303.

Planning Commissioners within a 500’ Radius: None
Attachment 2
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EXECUTIVE SUMMARY:

The Applicant, Edwin Kisiel, is requesting approval of Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802. The proposed entitlements would allow consolidation of three existing lots located at 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way into one legal parcel for the previously approved single-family residence project (the “Project”).

The subject property consists of three underlying lots in the R-1 Zone, identified as APNs 656-126- 09, 656-146-01, and 656-146-02. The Tentative Parcel Map (PM) would merge identified lots into one legal parcel of approximately 9,339 square feet, which meets all R-1 development standards for lot area, width, and depth, and establishes one legal building site for a single-family residence consistent with requirements for the zone. The parcel map does not create additional lots or increase residential density but instead regularizes the property as one parcel to implement Condition No. 22 of Design Review Board Resolution No. 2025-1431 for the previously approved residence. That project, approved by the Design Review Board in February 2026, includes a new single-family residence with an attached garage, elevated decks, landscaping, grading, and associated site improvements. Condition No. 22 of the Design Review Board approval (Attachment 9) requires recordation of a parcel map merging the three lots prior to issuance of building or grading permits. Staff further finds that the required findings for the Coastal Development Permit can be made, as the lot consolidation does not affect public access, coastal resources, or any previously reviewed site conditions or development intensity.

Based on staff’s review, all required findings can be made for the Tentative Parcel Map and Coastal Development Permit, and staff therefore recommends conditional approval of the Project.

BACKGROUND:

General Location: 2500 Glenneyre Street
Assessor’s Parcel Number: 656-126-09, 656-146-01, 656-146-02 Environmental Determination: Section 15303 – New Construction or Conversion of Small Structures.

Related Cases: Design Review 2025-1431, Coastal Development Permit 2025-1432, Variance 2025-1433, and Revocable
Encroachment Permit 2025-1434
Existing General Plan
Land Use Designation: Village Low Density (VLD)
Zoning Designation: Residential Low Density (R-1)
Use of Property(s): Vacant
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Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties:

Direction General Plan Land Use Zoning Use
North Village Low Density
(VLD)
Residential Low Density
(R-1)
Single Family Residence
South Village Medium Density
(VMD)
Residential Medium
Density (R-2)
Single Family Residence
East Village Low Density
(VLD)
Residential Low Density
(R-1)
Single Family Residence
West Village Low Density
(VLD)
(Residential Low Density
(R-1)
Single Family Residence
Figure 1 - Existing Project Street Frontage Figure 2 - Location Map The subject parcel(s) has a long and fragmented entitlement history involving three underlying lots in the R-1 Zone, consisting of Lot 6 of Block 1 of the Loma Tract (recorded May 16, 1911) and Lots 1 and 2 of Block 4 of Tract No. 26 (recorded October 26, 1917). These lots are now identified as 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way, corresponding to APNs 656-126- 09, 656-146-01, and 656-146-02, respectively. Because one or more of the underlying lots do not constitute legal building sites under LBMC §25.08.004, a parcel map, rather than a lot line adjustment, is required pursuant to LBMC § 21.08.030 and Government Code §66412(d).

The Tentative Parcel Map (Attachment 4, Figure 4) proposes to consolidate the three lots into one parcel totaling 9,339 square feet (0.214 acres). The exiting lots are irregular in shape and substandard in size relative to current R-1 development standards. Based on the Record of Survey (Figure 3), 2500 Glenneyre Street (blue) contains approximately 3,756 square feet, 2500 Pala Way (green) contains approximately 3,183 square feet, and 2500 Queda Way (yellow) contains approximately 2,400 square feet.
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Figure 3 – Record of Survey
City records reflect multiple attempts dating back to the late 1970s to develop the site with a single-family residence. These efforts involved design review, variance, grading, and watercourse-related applications, but none resulted in construction, and the property remains vacant. Throughout this history, the primary constraints have been the irregular lot configuration, limited and unusual frontage, the drainage course traversing the site, and longstanding uncertainty regarding whether the underlying lots constituted one building site or multiple developable parcels.

These same issues form the basis for the current parcel map request.

In 2015, following a comprehensive review of historical property files, staff determined that the property historically referenced as 2548 Glenneyre Street constituted one building site comprised of two lots: Lot 6 of Block 1 of the Loma Tract and Lot 1 of Block 4 of Tract No. 26. Staff further determined that Lot 2 of Block 4 of Tract No. 26 (now 2500 Queda Way) was not a legal building site. A 2016 follow-up letter confirmed these determinations and indicated that City GIS and property records would be updated accordingly. As a result, the address 2548 Glenneyre Street is no longer recognized, and the property is now identified solely by the three current addresses.

In 2023, an application was submitted for development of a new single-family residence on the consolidated site. That application resulted in approval of a Design Review, Coastal Development Permit, Variance, and Revocable Encroachment Permit, adopted by the Design Review Board in February 2026. Condition No. 22 of Resolution No. 2025-1431 requires that, prior to issuance of building or grading permits, the applicant must obtain approval and recordation of a parcel map merging APNs 656-126-09, 656-146-01, and 656-146-02 into a single legal parcel pursuant to the Laguna Beach Municipal Code and the Subdivision Map Act. The current application has been filed 37 37 of 540
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to satisfy that requirement and formally establish one legal parcel for the approved residential development.

This site history reflects a longstanding pattern in which residential development has been proposed, reviewed, and revised, but never constructed. The current Tentative Parcel Map is intended to resolve the longstanding lot-status issue by consolidating the three underlying lots into a single legal parcel consistent with the approved project and applicable City requirements.

Pursuant to LBMC § 21.08.070, a Tentative Parcel Map must be filed with the Planning Commission and must conform to the applicable provisions of the Subdivision Map Act and Chapter 21.08 of the Laguna Beach Municipal Code.

In this case, the proposed lot consolidation must be processed through a Parcel Map rather than a lot line adjustment. Under the City’s interpretation of Government Code § 66412(d), as implemented through LBMC § 21.08.030, a lot line adjustment must be consistent with applicable zoning and building regulations. Additionally, LBMC § 25.08.004 requires verification by the Community Development Director that a parcel constitutes a legal building site before issuance of a building permit or certificate of occupancy. Where one or more of the affected parcels does not already possess legal building site status, a lot line adjustment cannot establish such status because it merely reconfigures boundaries. Under these circumstances, the consolidation must instead be processed through the parcel map procedure to lawfully establish a single legal building site in compliance with the Municipal Code and the Subdivision Map Act.

DISCUSSION/ANALYSIS:

Proposed Project
The applicant requests approval of Tentative Parcel Map (PM) 2025-175 and a Coastal Development Permit (CDP) to merge three existing lots located at 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way (APNs 656-126-09, 656-146-01, and 656-146-02) into one legal parcel. As shown on the tentative map, the subject property consists of Lot 6 of Block 1 of the Loma Tract together with Lots 1 and 2 of Block 4 of Tract No. 26. The proposed map would consolidate these lots into Parcel 1, totaling 9,339 square feet (0.214 acres).

The parcel map does not create additional lots or authorize any increase in residential density. Its sole purpose is to establish one legal building site consistent with the previously approved development of the property. The tentative map identifies the intended use as one single-family residence and depicts the merged parcel with frontage along Glenneyre Street and irregular boundaries extending toward Pala Way and Queda Way. The map also identifies existing public infrastructure serving the site, including an 8-inch sewer line, 8-inch water line, and 24-inch storm drain within or adjacent to the Glenneyre Street frontage, as well as an existing sewage and waste line easement recorded in 1974.
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The parcel map is being processed in conjunction with the previously approved residential development. On February 12, 2026, the Design Review Board approved a project consisting of a 1,817-square-foot single-family residence, 648-square-foot attached garage, 440 square feet of elevated decks, landscaping, a spa, grading, new vehicular access from Glenneyre Street, and related site improvements, including limited work within the public right-of-way. Condition No. 22 of Resolution No. 2025-1431 requires approval and recordation of a parcel map merging the three lots prior to issuance of building or grading permits. The current application has been submitted to satisfy that condition and formally consolidate the property into one legal parcel.

Figure 4 – Proposed Tentative Parcel Map
Lot Configuration
Pursuant to LBMC § 25.10.008, property in the R-1 Zone must maintain a minimum lot area of 6,000 square feet, a minimum lot width of 70 feet, and a minimum lot depth of 80 feet. The proposed Tentative Parcel Map would merge three existing contiguous lots into one legal parcel, rather than create additional lots. The subject property consists of Lot 6 of Block 1 of the Loma Tract together with Lots 1 and 2 of Block 4 of Tract No. 26, now addressed as 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way (APNs 656-126-09, 656-146-01, and 656-146-02).

As shown on the tentative map, the resulting Parcel 1 would contain 9,339 square feet, exceeding the minimum lot area required in the R-1 Zone.
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The tentative map also identifies the proposed parcel dimensions. As measured on the map, Parcel 1 has an approximate lot width of 88 feet 8¼ inches along the northerly property line adjacent to Pala Way and an approximate lot depth of 103 feet 11¼ inches measured north to south. These dimensions satisfy the minimum 70-foot width and 80-foot depth requirements of LBMC §25.10.008.

Although the underlying historic lots are individually substandard in size and irregular in configuration, the purpose of the parcel map is to eliminate this fragmented condition by merging the three lots into one legal parcel for a single-family residence. In doing so, the proposed parcel map improves conformity with R-1 development standards by replacing three nonconforming lots with one parcel that meets the minimum lot area, width, and depth requirements and is intended to function as a single legal building site.

Density
Pursuant to Municipal Code Section 25.10.008(C), there shall be a minimum of 6,000 square feet of lot area per dwelling unit in the R-1 Zone, and no more than one dwelling is permitted on any one lot. The proposed tentative parcel map would not increase the number of residential units permitted on the site and would not establish any additional building sites. Instead, the map would consolidate the three underlying lots into one parcel to support a single-family residence. The tentative map identifies the proposed use as one single-family residence, and the parcel map is being processed to establish one legal building site consistent with the previously approved residential project. With a total parcel area of 9,339 square feet and only one dwelling unit proposed, the parcel map complies with the R-1 density standard requiring a minimum of 6,000 square feet of lot area per dwelling unit.

Because the application is for a lot merger rather than a subdivision creating additional residential lots, the proposed parcel map reduces, rather than intensifies, uncertainty regarding future density on the site. The map formalizes one parcel for one residence and remains consistent with the low-density residential character contemplated by the R-1 Zone.

Access
The proposed parcel map would not alter the site’s approved access configuration. The merged parcel would continue to take vehicular access from Glenneyre Street, consistent with the previously approved single-family residence project. As reflected in the Design Review Board approvals, the site is served by safe and direct vehicular and pedestrian access from Glenneyre Street, including a 17-foot-wide driveway leading to a two-car garage and a dedicated three-foot-wide pedestrian and fire-access walkway along the south side of the driveway to minimize conflicts between vehicles and pedestrians. The approved project also provides one on-street public parking space along the frontage.

Because the current application is a lot consolidation and not a subdivision creating multiple development pads or driveways, no new access points are proposed. The approved single-family residence includes a variance from the on-site turnaround requirement, which was previously 40 40 of 540
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evaluated in light of the site’s constrained size, slope, and configuration. The Design Review Board found that similar site conditions exist along this segment of Glenneyre Street, where residences commonly operate without on-site turnaround, and further determined that the proposed public parking space may provide an opportunity for limited two- or three-point turning when unoccupied.

Accordingly, the parcel map would formalize one legal parcel to serve the approved single-family residence without modifying the previously reviewed circulation pattern.

Geotechnical Review
A preliminary geotechnical investigation dated October 18, 2022, and updated December 30, 2025 (Attachment 6), was prepared for the approved residential project, and a supplemental City geotechnical response review checklist was completed in February 2026. The geotechnical report concludes that development of the site is feasible, provided the report’s recommendations are incorporated into final design and construction.

The property is underlain at shallow depth by bedrock of the San Onofre Breccia, which is considered suitable for supporting new foundations. The report further concludes that no active faults are known to transect the site, groundwater was not encountered during subsurface exploration, and the site is not located within a mapped seismic hazard zone for liquefaction or earthquake-induced landslides.

Recommended foundation systems include conventional footings founded in competent bedrock and caissons embedded at least 10 feet into competent bedrock for cantilevered portions of the structure. The report also recommends geotechnical observation and testing during grading, foundation excavation, fill placement, and pier or caisson drilling. These conclusions support the site’s physical suitability for the approved single-family residential use and, by extension, the proposed consolidation of the three lots into one parcel.

Drainage and Water Quality
The proposed parcel map itself would not introduce any new subdivision drainage facilities or create separate development areas. Drainage and water quality issues have instead been evaluated in connection with the approved residential project. The hydrologic assessment prepared (Attachment 8) for the site determined that the watershed draining to the property’s downstream limit at Glenneyre Street is approximately 7.8 acres, and that the proposed development would add only 0.071 acres of impervious surface, resulting in no net increase in modeled runoff at the site outlet. Using the Orange County Hydrology Manual methodology, the study calculated identical pre-project and post-project peak flows at the outlet of 53 cubic feet per second for the 100-year event, 40 cubic feet per second for the 25-year event, and 33 cubic feet per second for the 10-year event. The hydrologic memo concludes that the proposed improvements would not negatively impact the significant watercourse hydrologically. Because the current application is limited to consolidation of the three lots into one parcel, the parcel map would not create any additional drainage burden beyond that already evaluated for the approved residential development.
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Traffic and Circulation
The proposed Tentative Parcel Map would merge three lots into one legal parcel and would not create additional lots, dwelling units, or building sites. As a result, the parcel map would not generate any additional vehicle trips beyond those associated with the previously approved single-family residence. The purpose of the map is to formalize one parcel for one residence, not to subdivide the property for multiple homes.

Vehicular access would continue to be provided from Glenneyre Street, and no new streets, drive aisles, or circulation improvements are proposed as part of the parcel map. The approved residential project includes a 17-foot-wide driveway leading to a two-car garage, a three-foot-wide pedestrian and fire-access walkway along the south side of the driveway, and one on-street public parking space along the frontage.

The approved project also includes a variance from the on-site turnaround requirement, which was previously evaluated based on the site’s constrained size, slope, and configuration. The Design Review Board found that similar conditions exist along this segment of Glenneyre Street, where residences commonly operate without on-site turnaround, and further noted that the on-street parking space may provide an opportunity for limited two- or three-point turning when unoccupied.

Accordingly, the proposed lot merger would not alter the previously reviewed circulation pattern and would not result in any significant change to traffic or circulation conditions in the surrounding neighborhood.

Hydrological Constraints
A significant modified watercourse traverses the subject property, and the City’s GIS mapping identifies the associated 25-foot statutory setback extending across the site. The hydrologic assessment (Attachment 8) confirms that drainage flows through the property and that an existing 24-inch corrugated metal pipe storm drain at the southern property line intercepts runoff from an approximately 7.8-acre tributary area upstream of Glenneyre Street.

Hydraulic modeling prepared for the approved residential project demonstrates that the proposed improvements are outside the 100-year floodplain and do not obstruct flood flows. The study identifies 100-year water-surface elevations ranging from approximately 190.5 feet at the upstream property limit to 167.9 feet near the downstream property line, where the undersized culvert creates a localized backwater condition.

The hydrologic memo concludes that the proposed encroachment, limited to the setback area on the west side of the watercourse, would not adversely affect the significant watercourse and would comply with LBMC §25.50.030. Because the proposed TPM only consolidates the existing lots and does not create additional development sites, the parcel map would not intensify existing hydrological constraints. Instead, it would establish one legal parcel subject to the same watercourse-related limitations already evaluated and addressed through the approved residential project.
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ENTITLEMENT REQUESTS:

Tentative Parcel Map
Pursuant to Government Code Section 66474, a tentative parcel map must be denied if the approving body makes any of the mandatory findings for denial identified in the California Subdivision Map Act, as follows:
a) That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451;
b) That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans;
c) That the site is not physically suitable for the type of development; d) That the site is not physically suitable for the proposed density of development; e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;
f) That the design of the subdivision or type of improvements is likely to cause serious public health problems; and
g) That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.

As discussed throughout this report, staff has reviewed the proposed Tentative Parcel Map 2026- 0793 in light of the applicable requirements of the California Subdivision Map Act (Government Code § 66473.5 and 66474 et seq.), Chapter 21.08 of the Laguna Beach Municipal Code (Subdivisions), the General Plan, the certified Local Coastal Program, and the previously approved single-family residence project (Design Review Board Resolution No. 2025-1431).

The Planning Commission’s findings for Tentative Parcel Map 2026-0793, set forth in Section 3 of the attached Resolution, determine that the proposed parcel map satisfies all applicable requirements of the Subdivision Map Act and the Laguna Beach Municipal Code, as follows:

1. Pursuant to Government Code Section 66473.5, the proposed subdivision is consistent with the applicable General Plan and any specific plans. The project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The Tentative Parcel Map consolidates three existing lots into a single legal parcel of approximately 9,339 square feet to implement Condition No. 43 43 of 540
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22 of Design Review Board Resolution No. 2025-1431. The resulting parcel satisfies all minimum R-1 development standards for lot area (6,000 square feet), width (70 feet), and depth (80 feet) set forth in Laguna Beach Municipal Code Section 25.10.008. The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project.

Accordingly, the map is fully consistent with the General Plan land use designation and all applicable policies of the Land Use Element and the certified Local Coastal Program.

2. None of the mandatory denial findings set forth in Government Code Section 66474 apply to the proposed Tentative Parcel Map 2026-0793, as demonstrated by the following:
(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451.
(b) The design and improvement of the proposed subdivision are consistent with the applicable general and specific plan.
(c) The site is physically suitable for the type of development proposed (one single-family residence). (d) The site is physically suitable for the proposed density of development (one dwelling unit on a 9,339- square-foot parcel, consistent with the R-1 zone density standard of 6,000 square feet per dwelling unit).
(e) The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, and the Biological Resource Assessment and Hydrological Report affirm that the on-site modified watercourse and surrounding area contain no environmentally sensitive habitat areas or special-status species. (f) The design of the subdivision and the type of improvements are not likely to cause serious public health problems.
(g) The design of the subdivision and the type of improvements will not conflict with any easements acquired by the public at large for access through or use of the property. The existing sewage and waste line easement is preserved, and no public access rights are affected.

3. The proposed parcel map establishes a single legal building site for the previously approved single-family residence and resolves the longstanding fragmented lot configuration without creating additional lots or increasing development intensity. One or more of the underlying historic lots are not legal building sites under Laguna Beach Municipal Code Section 25.08.004; therefore, the parcel map procedure is the appropriate and required mechanism under Laguna Beach Municipal Code Section 21.08.030 and Government Code Section 66412(d).

Because the Project is categorically exempt from CEQA pursuant to Guidelines Section 15303, the additional environmental review provisions of Government Code Section 66474.01 do not apply.

The project site is designated as a Moderate Fire Hazard Severity Zone (FHSZ-MODERATE) as shown on the Tentative Parcel Map 2026-0793 and is not located within a Very High Fire Hazard Severity Zone or a State Responsibility Area; therefore, the additional findings required by Government Code Section 66474.02 are not applicable.
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Accordingly, the Tentative Parcel Map 2026-0793 fully complies with the Subdivision Map Act and all applicable requirements of the Laguna Beach Municipal Code.

Coastal Development Permit
The proposed TPM, which constitutes as development, requires the approval of a coastal development permit. (See LBMC Section 25.07.004.) Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07. A Coastal Development Permit is considered by the Planning Commission at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 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 development consists solely of a Tentative Parcel Map to consolidate three existing lots into one legal parcel. The project will not encroach upon any existing physical accessway legally utilized by the public, nor will it affect any proposed public accessway identified in the adopted Local Coastal Program Land Use Plan. The subject property is located inland of the shoreline within an established residential neighborhood along Glenneyre Street and does not contain, adjoin, or obstruct any designated public coastal accessway. No public access easements or shoreline access routes traverse the property, and the proposed parcel map would simply merge the existing lots without altering public access rights or affecting public circulation.

The related, previously approved single-family residence is similarly confined to the subject property and its frontage improvements and does not interfere with any existing or planned public coastal access opportunities. Accordingly, the project complies with this review criterion.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel. The parcel map does not authorize any additional development beyond the previously approved single-family residence and does not introduce new physical disturbance to the site. The property is located inland within an established residential neighborhood and is separated from the shoreline and marine environment by existing development and public streets. As confirmed during review of the approved residential project, the site does not contain any marine resources, and the Biological Resource Assessment (Attachment 7) determined that no environmentally sensitive habitat areas are present on the property.
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Although a significant modified watercourse traverses the site, the approved technical studies found that the drainage feature supports only sparse, non-native vegetation and does not contain native riparian habitat or special-status species. The Hydrology Report further concluded that the approved residential improvements would maintain existing drainage patterns and would not adversely affect the hydrologic function of the watercourse. In addition, there are no known archaeological or paleontological resources on the property or in the immediate vicinity.

Because the proposed Tentative Parcel Map is limited to lot consolidation and does not expand the scope of physical development already reviewed and approved, the project will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resource.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The subject property is located inland along Glenneyre Street within an established residential neighborhood and does not contain, adjoin, or interfere with any recreational or visitor-serving facilities. As previously determined in connection with the approved single-family residence, the site is not visible from public coastal viewpoints or shoreline accessways and does not block or degrade any designated coastal view corridor. Because the current application is limited to lot consolidation and simply establishes one legal parcel for the previously approved residence, the project will not adversely affect 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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect environmentally sensitive habitats or scenic resources located in adjacent parks or recreation areas. The subject property is not located within, and does not directly adjoin, any park, recreation area, or open space preserve. As previously determined in connection with the approved single-family residence project, the site is bordered by developed residential properties and vacant lots, and the Biological Resource Assessment (Attachment 7) confirmed that no sensitive habitats occur on or near the property and that the on-site watercourse supports only sparse, non-native vegetation. In addition, the approved project maintains the required relationship to the drainage feature and, as supported by the peer-reviewed technical studies, will not result in adverse environmental impacts to the watercourse or surrounding area. Accordingly, the project is sited and designed to avoid adverse impacts to environmentally sensitive habitats and scenic resources and provides adequate separation from such resources. 46 46 of 540
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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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not alter natural landforms and will not result in undue risks from geological, erosional, flood, or fire hazards. The application is limited to lot consolidation and does not authorize any additional grading or site disturbance beyond what was previously approved for the single-family residence.

The site’s geotechnical conditions were evaluated in a preliminary geotechnical investigation prepared in October 2022 and updated in December 2025 (Attachment 6), with subsequent review and approval by the City’s third-party geotechnical consultants in February 2026. The analysis concluded that the site is suitable for development, subject to implementation of recommended measures including foundations embedded in competent bedrock, caissons extending at least 10 feet into competent bedrock where required, temporary excavation controls, drainage improvements, and geotechnical observation during construction. The report further determined that the property is underlain by competent San Onofre Breccia bedrock, that no active faults cross the site, that groundwater was not encountered, and that the site is not located within a mapped seismic hazard zone for liquefaction or earthquake-induced landslides.

With respect to hydrologic conditions, the approved technical studies found that the drainage course traversing the property will continue to function, that the approved residential improvements are located outside the modeled 100-year floodplain, and that the project would not increase runoff at the site outlet or adversely affect the hydrologic function of the significant watercourse. Because the proposed Tentative Parcel Map does not increase development intensity, does not create new building sites, and does not expand the scope of physical improvements already evaluated through the approved residential project, it does not increase exposure to flood, geologic, erosional, or fire hazards. Accordingly, the project satisfies this review criterion.

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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect the visual character of the surrounding area. The parcel map itself does not authorize any new visible physical improvements; rather, it establishes one legal parcel for the previously approved single-family residence. As determined by the Design Review Board in February 2026, the approved residence is visually compatible with the surrounding neighborhood along Glenneyre Street through its coastal-cottage architectural character, use of natural materials and muted colors, and stepped massing that follows the natural slope and reduces apparent bulk. The Board also found that, although the site is not visually degraded, development of the long-vacant property would improve its appearance and complement the established streetscape. Because the current application is limited to lot consolidation and does not expand the scope of the approved development, the project is consistent with this review criterion. 47 47 of 540
PC Staff Report
May 6, 2026

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not have any adverse impacts on known archaeological or paleontological resources. The parcel map does not authorize any additional ground disturbance beyond what was previously approved for the single-family residence. As established during review of that project, no known archaeological or paleontological resources are present on the site or in the immediate vicinity. The Design Review Board also found that the property is vacant and contains no identified historic or cultural resources. Because the current application is limited to lot consolidation and does not expand the scope of physical development already evaluated, the project will not adversely affect any known archaeological or paleontological resource.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be served by adequate utilities, access, drainage, and other necessary facilities. As shown on the Tentative Parcel Map, the site has frontage on Glenneyre Street and is already served by existing public infrastructure, including an 8-inch water line, 8-inch sewer line, and 24-inch storm drain located within or adjacent to the Glenneyre Street frontage. The map also identifies the applicable utility purveyors, including Southern California Edison, Southern California Gas Company, the City of Laguna Beach sewer system, and the Laguna Beach County Water District. Vehicular and pedestrian access to the parcel would continue to be provided from Glenneyre Street in conjunction with the previously approved single-family residence. In addition, the approved technical studies determined that the site drainage system and watercourse will continue to function, and that the approved residential improvements will not increase runoff or adversely affect the hydrologic performance of the site. Because the parcel map does not increase development intensity or create new building sites, and because all necessary utilities and infrastructure are already available to serve the approved residence, the proposed lot consolidation will be provided with adequate utilities, access roads, drainage, and other necessary public facilities.

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.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be adequately served by public services, including solid waste collection and public roadway capacity. The parcel map does not create additional lots, dwelling units, or development intensity beyond the previously approved single-family residence and therefore does not generate any new demand for public services beyond what has already been evaluated for one residence on the site.

The property has frontage on Glenneyre Street and will continue to be served by the existing public roadway network, including the approved vehicular and pedestrian access associated with the 48 48 of 540
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May 6, 2026

residential project. The tentative map also identifies existing utility and service infrastructure available to the site, including water, sewer, electrical, communications, and storm drain facilities.

Solid waste collection and other routine municipal services are already provided to the property in the same manner as to surrounding residential development. Accordingly, public services, including roadway capacity, solid waste service, and other municipal facilities, have been considered and are adequate to serve the proposed development.

The project is consistent with all applicable policies of the Certified LCP.

LCP COASTAL VIEW POLICIES (CDP)
Land Use Element (LU) Policy 10.1. Require that all subdivisions, including parcel maps, are compatible with neighborhood character including building pad elevations, visual and physical relationships to natural topography, open space, view corridors and surrounding residences, and neighborhood access.

The proposed Tentative Parcel Map is consistent with Land Use Element Policy 10.1 because it consolidates three existing lots into one legal parcel for a previously approved single-family residence and does not create additional lots or alter the approved development pattern on the site. The parcel map formalizes a single building site that is compatible with the established character of the Glenneyre Street neighborhood. As previously determined by the Design Review Board, the approved residence is compatible with the site’s natural topography, surrounding homes, and the neighborhood’s access pattern, including its stepped building pad elevations and visual relationship to the slope. Accordingly, the proposed subdivision is compatible with neighborhood character, including building pad elevations, visual and physical relationships to natural topography, surrounding residences, view considerations, and neighborhood access.

Land Use Element (LU) Policy 10.3. Ensure that all new development, including subdivisions, the creation of new building sites and remodels that involve building additions, is evaluated to ascertain potential negative impacts on natural resources, ESHA and existing adjacent development. Proposed development shall emphasize ESHA impact avoidance over impact mitigation. Any mitigation required due to an unavoidable negative impact should be located onsite rather than off-site, where feasible. Any off-site mitigation should be located within the City’s boundaries and in close proximity to the project. (Similar to Policies 5.3 and 7.4) The proposed Tentative Parcel Map is consistent with Land Use Element Policy 10.3 because it consolidates three existing lots into one legal parcel and does not authorize any additional physical development beyond the previously approved single-family residence. No designated environmentally sensitive habitat areas (ESHA) are present on the site. Although the property is constrained by a significant modified watercourse and its associated setback, the biological and hydrological implications of development adjacent to that drainage feature were fully evaluated as part of the approved residential project. The technical studies (Attachments 7 and 8) concluded 49 49 of 540
PC Staff Report
May 6, 2026

that the approved development would not adversely affect sensitive biological resources and would maintain the hydrologic function of the watercourse.

The parcel map does not expand the scope of that approved development, does not create additional building sites, and simply formalizes one legal parcel subject to the same environmental constraints and prior approvals. Accordingly, the proposed subdivision is consistent with Policy

10.3, including the Local Coastal Program’s direction to avoid adverse impacts to natural resources, ESHA, and adjacent development, with impact avoidance emphasized over mitigation.

Land Use Element (LU) Policy 10.8. Avoid creation of building sites that will result in significant adverse impacts on the community.

The proposed Tentative Parcel Map is consistent with Policy 10.8 because it does not create multiple new building sites or intensify development potential on the property. Instead, it consolidates three existing lots into one legal parcel for a previously approved single-family residence. The parcel map resolves the longstanding fragmented lot configuration and formalizes a single building site subject to the environmental, access, and site constraints already evaluated through the prior entitlement process. As a result, the subdivision does not create a building site that would result in significant adverse impacts on the community.

Land Use Element (LU) Policy 10.8. 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 proposed Tentative Parcel Map is also consistent with Policy 10.8 as it is being processed through the appropriate subdivision procedure rather than a lot line adjustment. Under Laguna Beach Municipal Code Section 21.08.030(a), a lot line adjustment is exempt from subdivision procedures only when the affected properties consist of legal building sites as defined in Title 25.

In this case, the application seeks to consolidate three underlying lots into one legal parcel and establish a single legal building site for the previously approved residence. Because the existing lots do not independently qualify as legal building sites, a lot line adjustment is not the appropriate mechanism. The parcel map process is therefore required to regularize the property in a manner consistent with the Municipal Code, General Plan, and Subdivision Map Act.

Finding No. 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.

The proposed development is not located between the sea and the first public road paralleling the sea. The subject property is situated inland along Glenneyre Street within an established residential neighborhood and is separated from the shoreline by intervening development and 50 50 of 540
PC Staff Report
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public streets. Accordingly, this finding does not apply. As detailed in the facts supporting Finding No. 1, the proposed development is in conformity with the certified Local Coastal Program.

Finding No. 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 development will not result in any significant adverse environmental impacts within the meaning of the California Environmental Quality Act. As described throughout this report, the Project qualifies for a categorical exemption under the CEQA Guidelines, and no evidence in the record indicates the potential for a significant environmental effect. Accordingly, the Project is consistent with this finding.

ENVIRONMENTAL IMPACT:

The Project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to State CEQA Guidelines Section 15303 (New Construction or Conversion of Small Structures).

The Project consists of the consolidation of three existing vacant lots (APNs 656-126-09, 656-146- 01, and 656-146-02) into a single legal parcel of approximately 9,339 square feet to implement Condition No. 22 of Design Review Board Resolution No. 2025-1431 and to establish one legal building site for the previously approved single-family residence (1,817 square feet of residence, 648-square-foot attached garage, 440 square feet of elevated decks, landscaping, grading, and associated site improvements). The Tentative Parcel Map 2026-0793 does not authorize any new development, any increase in residential density, or any physical improvements beyond those already reviewed and approved by the Design Review Board on February 12, 2026.

Further, none of the exceptions to the categorical exemption set forth in CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. Although a modified watercourse and associated setback traverse the property, the Biological Resource Assessment and Hydrological Report prepared for the approved residential project confirm that the watercourse supports only sparse, non-native vegetation and contains no environmentally sensitive habitat areas or special-status species. The parcel map will not result in any cumulative impacts because it consolidates existing lots and does not create any additional building sites or increase the approved development intensity on the site. There are no unusual circumstances that would give rise to a reasonable possibility of a significant environmental effect, as the parcel map involves only the administrative merger of three contiguous lots on a site that has already been thoroughly evaluated for geotechnical, hydrological, biological, access, and design-related constraints through the prior Design Review Board entitlement process. Consequently, no further environmental review is required.
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RECOMMENDATION:

Conduct a public hearing and adopt Resolution No. 2026-0793, recommending City Council approval of Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802 to merge three lots at 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way into a single lot in the R-1 (Residential Low-Density) zone, and finding the project categorically exempt from CEQA under Guidelines Section 15303.

NOTIFICATION:

Pursuant to the public noticing requirements of Title 25 (Zoning), a public hearing notice was mailed on April 24, 2026, in accordance with LBMC Section 25.05.065(D) [and LBMC Section 25.07.014 for Coastal Development Permits]. In addition, a public hearing notice was posted on the project site on April 22, 2026, consistent with LBMC Section 25.05.065(E). A public hearing notice was also published in a newspaper of general circulation on April 24, 2026, in accordance with LBMC Section 25.05.065(F).

ATTACHMENT(S):

Attachment 1 – Resolution No. 2026-0793
Attachment 2 – Draft City Council Resolution for Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802
Attachment 3 – Application
Attachment 4 – Tentative Parcel Map
Attachment 5 – Record of Survey
Attachment 6 – Updated Geotechnical Report
Attachment 7 – Biological Assessment (DRB February 12, 2026) Attachment 8 – Hydrological Report (DRB February 12, 2026) Attachment 9 – Resolution 2025-1431 (DRB February 12, 2026) 52 52 of 540
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
I. INSTRUCTION Use this application to apply for any discretionary entitlement II. PROJECT LOCATION
Address: ________________________________ APN(s): __________________________________ III. CONTACT INFORMATION
Applicant Information
Company Name: ________________________________ Contact Name: _________________________________ Mailing Address: ________________________________ City/State/Zip: __________________________________ Phone #: ________________________________________ Email Address: __________________________________ Receive project updates by email? a Yes a No
Applicant Representative (Contact Person)
All communications will be sent to the emails on file.

Company Name: _________________________________ Contact Name: __________________________________ Mailing Address: _________________________________ City/State/Zip: ___________________________________ Phone #: _________________________________________ Email Address: __________________________________ Property Owner
Contact Name: __________________________________
Mailing Address: _________________________________ City/State/Zip: ____________________________________ Phone #: _________________________________________ Email Address: ___________________________________

FOR OFFICE USE ONLY
Z Adminstrative Use Permit
Coastal Development Permit
Z Exemption
Z Administrative
Z Non-Appealable Zone
Z Approval In-Concept
Z Major - Appealable Zone
Z Minor - Appealable Zone
Z Concept Review
Conditional Use Permit
Z Intensification of Use
Z Minor
Z Amendment/Extension of Approval
Design Review
Z Administrative
Z Design Review Board
Z Planning Commission
Z Extension of Approval
Z General Plan Amendment
Z Local Coastal Program
Z Planning Commision Interpretation
Z Revocable Encroachment Permit
Z Road Extension
Z Sidewalk Vendor Permit
Z Specific Plan Amendment
Sign Permit
Z Administrative
Z Master Sign Program
Z Planning Commission
Subdivision
Z Final Map
Z Lot Line Adjustment
Z SB 9 Urban Lot Split
Z Tentative Map Amendment
Z Tentative Parcel/Tract Map
Temporary Use Permit
Z Director
Z Planning Commission
Z Variance
Z Zone Change/Ordinance Amendment
ZPC #: _______________
Zoning Designation: ____________
General Plan Designation: ____________
Environmental Review
Z Exempt
Z Environmental Review Required
Date Received Stamp
Architectural plans will be posted on the City’s website as part of the public hearing agenda packet for the Design Review process. Please notify the City if you do not authorize posting the architectural plans online for public viewing. However, note that three full sets of 24x36 plans will be required at the time of scheduling for Design Review if authorization is not given. Failure to notify the City otherwise will allow the City assumption that authorization has been granted.
(949) 549-9650
Edwin C. Kisiel
1205 Victory Walk Laguna Beach, CA 92651
2500 Glenneyre St / 2500 Pala Way / 2500 Queda Way 626-126-09; 626-146-01; 626-146-02 [email protected]
Mark Patrick Winner and Sue Pipkorn Winner
247 Canyon Acres Dr Laguna Beach, CA 92651
(949) 922-3900 [email protected]
Attachment 3
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CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
IV. AFFIDAVIT

1. I hereby certify that all of the Information contained In this appllcatlon Is, to the best of my knowledge and belief, true and correctly represented and I have read and understand Chapter 25.05 of the Laguna Beach Munldpal Code. I understand that additional data and Information may be required prior to final action on this application.

2. I understand that there are no assurances at any time. lmpllcltly or otherwise, regarding final staff recommendations to the decision-making body about this application or the determination of any decision-making body.

3. I understand any changes to the project may require a new application and payment of new or additional fees.

4. If this application is approved, I hereby certify that I will comply with all conditions attached to the approval action. I understand that failure to comply with any conditions shall constitute grounds for the revocation or modification of the approval.

5. If this application is approved, I hereby understand that a standard condition of approval will be imposed requiring me to defend, hold harmless, and indemnify, at my expense, the City, the City Council and other City bodies and members thereof, officials, officers, employees, agents, and representatives from and against any and all third-party claims, actions, or proceedings to attack, set aside, void, or annul the approval, or any associated determination made pursuant to the California Environmental Quality Act, Including the City's defense costs and expenses as well as costs, expenses, or damages a court may require the City to pay as a result of such claim, action, or proceeding.

6. I understand that it is my responsibility to ensure that discrepancies do not exist between the project's description on the permit, the design/architectural plans, and the structural plans.

If discrepancies exist between the design/architectural plans and structural plans, the design/ architectural plans shall take precedence. Ultimately, the scope of work, as described on the permit that authorizes construction, takes precedence over the plans. If there is a discrepancy between the plans and the description on the permit, the permit governs.

7. The property owner further certifies that they are the legal owner of the property and consents to the filing of this application.

Q
~~c?L ¼<A~ QA_

APPLICANT'S SIGNATURE OWNER'S SIGNATURE
V. PROJECT DESCRIPTION Briefly describe the proposed use and improvements. (For non-residential projects, a detailed description and purpose of the project must be included in the Letter of Intent, see Appendix Al.

Merger of three contiguous lots under common ownership through a Tentative Parcel Map to remove interior lot lines in conjunction with permitting single-family residence on 2548 Glenneyre building site VAWATION ($ Estimate) _N_/A _____ _
Page2 of 8 Questions? Contact the Planning Division at (949) 497-0713 54 54 of 540
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
VI. USE AND DISCLOSURE OF ARCHITECTURAL DRAWINGS*
I am the architect/designer for the project and property described in this application and hereby authorize the planning agency for the City of Laguna Beach permission to display a copy on the internet on the City’s website as part of the agenda packet of all submitted architectural drawings/plans. ___________________________________________________________ _____________________ Architect/Designer’s Signature Date
____________________________________________________________ _____________________ Landscape Architect’s Name (if applicable) Signature Date _____________________________________________________________ ______________________ Engineer’s Name (if applicable) Signature Date
*Refusal of authorization allows the City to post a site plan that identifies property lines, setbacks, topography, easements, drainage, utilities, lighting, driveways, streets, parking, landscaped areas, outlines of buildings, and signage, and a massing diagram that displays a 3D form of the building with the profile, bulk, setbacks, and size, without specific architectural details.

Three full sets of 24x36 plans will be required at the time of scheduling for Design Review. Failing to submit both documents (site plan and massing diagram) would result that the planning agency is deemed to have obtained the permission of the architect for purposes of allowing copying and posting of architectural plans.

VII. FILING INSTRUCTIONS This application includes a comprehensive list of information that is required to submit an application for a project, and not all information will apply to every project. The application should include all required information to the best of the applicant’s knowledge at the time of initial submittal. Planning staff is available at the Planning and Building counter during the posted counter hours to discuss application submittal requirements based on the specifics of your request.

New applications require submittal through the Public Permit Portal. A planner will screen the application for the minimum required information based on the application requirements checklist below. Applications with missing information will not be accepted.

It is highly recommended that purchase agreements or leases not be executed until final approval of any required entitlements have been obtained. It is also recommended that the applicant be present at all public meetings at which the request is being considered.

N/A
N/A
N/A
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CITY OF LAGUNA BEACH Application Form
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PLANNING APPLICATION
VIII. REQUIREMENTS This checklist must be completed and submitted with the filing of an application. The checklist is provided as a convenience for preparing the application, and the Zoning Code and other applicable regulations remain the governing documents.

TABLE 1 - APPLIES TO ALL APPLICATIONS

ITEM/ACTION EXPLANATION
a Completed Planning
Application form
Fully complete the Planning Application form. No sections of this form may be left blank.

Fields may be addressed as “Not Applicable” where appropriate to indicate that this requirement is not relevant to the request. Applicant and property owner signatures are both mandatory.
a Title Report (when
topographic survey
required)
Must be dated within one year of the application date. A title report is required for projects that require a topographic survey.
a Letter of Intent Describe the project/proposal and reason for the request. For businesses uses, include a description of business operations, number of employees, hours of operation, alcohol requests, and other pertinent information related to the use. See Appendix A for more information.
a Basic Site and Floor
Plans (commerical
projects only)
For land use changes that do not involve exterior building alterations, site improvements, or intensifications of use where additional parking is required, see Appendix B. All other projects require more detailed plans (Table 2).
a Digital Photographs Includes interior and exterior project site photos. Label file names with the direction of the photo and a description (e.g., west view of existing parking lot). Internet photos such as Google Maps are not acceptable because they may not show current conditions. a Tenant Mix Table
(commercial projects
only)
For multi-tenant sites, provide a table with the following information for each tenant:
(1) business name; (2) type of business; (3) size of tenant space (square feet); and (4) for restaurants, provide the seat count. For vacant tenant spaces, provide this information for the most recent occupant. Note that changes of use, such as a change from retail to food service, may increase a property’s parking requirements. See Section 25.52.012(G) of the Laguna Beach Municipal Code for parking requirements by land use type. Additional parking may also be required when a building is enlarged, or when outdoor retail display or outdoor dining are proposed.
a Hazardous Waste
Form (commerical and
multi-family projects
only)
Complete and return the Hazardous Waste & Substances Form. See Appendix D.

TABLE 2 - APPLIES TO NEW CONSTRUCTION, BUILDING ADDITIONS, AND SIGNIFICANT BUILDING AND SITE

ALTERATIONS

ITEM/ACTION EXPLANATION
N/A
N/A
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CITY OF LAGUNA BEACH Application Form
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PLANNING APPLICATION
a Architectural
Plans, Survey,
and Preliminary
Grading and
Drainage Plans
Refer to the Project Submittal Requirements for Planning Review. The required plan sheets will vary based on project type. For each required plan sheet, cross-reference the Zoning Plan Check Submittal Requirements Checklist. The Checklist identifies information required to be shown on the plans.

TABLE 3 - OTHER DOCUMENTS OR STUDIES

ITEM/ACTION EXPLANATION
a Tentative
Map
If the project includes a new condominium or subdivision, submit a Tentative Map as described in Section 21.08.090 of the Laguna Beach Municipal Code. Refer to the section on SB 9 for urban lot splits. a Lot Line
Adjustment
Lot Line Adjustments are regulated by Section 21.08.030 of the Laguna Beach Municipal Code. Refer to the Filing Instructions for Lot Line Adjustment for the required application materials. a Road
Extension
Road extension projects have development standards, review criteria, and review/approval processes established by Laguna Beach Municipal Code Chapters 11.40, 21.12, and 25.53, and Title 22. Design plans must demonstrate compliance with the adopted standards of street and grading design. If the proposed road extension is intended to reclassify a non-building site as a legal building site, the application must also demonstrate that the project meets the minimum requirements established by Section 25.08.004 of the Laguna Beach Municipal Code. This application type often requires the submission of one or more technical studies (geotechnical, hydrological, biological, etc.) due to the presence of sensitive environmental conditions.
a Bluff Edge
Determination
Applications for new development (including accessory structures), major remodels, and additions on oceanfront or oceanfront bluff properties are required to submit a bluff edge determination. Refer to the Bluff Edge Determinations Quick Guide for more information. aCoastal
Hazards Study
Applications for new development on an oceanfront or oceanfront bluff property are required to assess the potential for flooding or damage from waves, storm surge, or seiches by submitting a wave uprush and impact report prepared by a licensed civil engineer with expertise in coastal processes. The conditions that shall be considered in a wave uprush study are: a seasonally eroded beach combined with long-term (75 years) erosion; high tide conditions, combined with long-term (75 year) projections for sea level rise; storm waves from a 100-year event or a storm that compares to the 1982/83 El Nino event.
a Geological
Report
For vacant and oceanfront sites, submit a geological report which specifically addresses improvements proposed for the subject site and adjacent right-of-way. Geological reports must include characterization of geological site conditions and analysis of slope stability, and recommendations for appropriate foundation and grading design.
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PLANNING APPLICATION
a Hydraulic
Report for
Floodplain/
Floodway
Development
Significant improvements within a floodway or 100-year floodplain require “No-Rise/No-Impact” certification stating that the proposed development will not impact the pre-project base flood elevations, regulatory floodway elevations, or regulatory floodway widths. The certification must be provided by a professional engineer and supported by hydrologic and hydraulic analyses. The study must also demonstrate compliance with the Chapter 25.38 of the Laguna Beach Municipal Code. a Parking and
Traffic Studies
Applications for shared parking, four or more in-lieu parking certificates, or innovative parking solutions as prescribed by Section 25.52.006 of the Laguna Beach Municipal Code require traffic studies prepared by a qualified professional.
a Sign Plans
(commercial
and
multifamily
only)
Sign permit applications are subject to the requirements of Chapter 25.54 of the Laguna Beach Municipal Code. Several key considerations are summarized in the Sign Permit Informational Guide.

Refer to the Downtown Specific Plan for additional requirements when a sign is proposed in the Downtown area.

Required sign plan information:

1. Prepare a scaled drawing of all proposed signs. For new and amended Master Sign Programs, include all existing signs. Indicate the dimensions, area computation of each sign, location, height above ground, sign copy (including any graphics), letter size, font style, sign materials, colors, and lighting elements, if any.

2. Prepare a scaled site plan and elevation drawing showing the building or suite. Indicate the length of the building or suite frontage along the street(s).

3. Provide colored photographs of the elevations and all existing signs.

4. Provide lighting specifications. Signage may be illuminated by shielded fixtures mounted above the sign face (e.g., gooseneck lamps) or via halo illumination provided that both the sign face and return are opaque.
a Short-Term
Lodging
Applications for short-term lodging use, as regulated by Chapter 25.23 of The Laguna Beach Municipal Code, are required to include the information specified in Appendix C. a Planning
Commission
Concept
Review
If a concept review hearing is recommended by Planning staff, complete and return the Concept Review Application with all applicable submittal items required by the checklist form. Please consult with staff prior to submitting a concept review application for recommended submittal information, which will be based on both the checklist and specific project concept. a Revocable
Encroachment
Permit
Complete and submit a Revocable Encroachment Permit application packet. A revocable encroachment permit is required when a project proposes private encroachments into an otherwise unimproved, unused public right-of-way, and is subject to the requirements of Chapter 11.50 of the Laguna Beach Municipal Code. This class of project is limited to minor structures such as low fences and retaining walls, walkways, stairs and construction incidentally related to landscape activities such as stepping stones, walking surfaces, planter areas and irrigation systems. a Sidewalk
Vendor Permit
Applications for a roaming or stationary sidewalk vendor permit are required to submit a completed Sidewalk Vendor Permit Application. Sidewalk vending is regulated by Chapter 5.27 of the Laguna Beach Municipal Code.
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PLANNING APPLICATION
a Temporary
Uses
Provide a full description of the temporary activities as well as information relevant to the mitigation of event impacts, such as parking and noise. Submittal requirements will necessarily vary based on the nature of the event, but may include information on the anticipated number of attendees, parking, dates and times (set-up, event hours, and clean-up), food/alcohol service, music (stage location, amplified or acoustic, live or prerecorded), and use of a P.A. system. The site or floor plan should label the location of all temporary improvements and uses consistent with the written event description.

If insufficient parking is provided at the property to accommodate all attendees, describe how transportation will be managed. Note that building permits and inspections may be required before the event.

Temporary uses that are five days or less in duration can generally be processed administratively, while longer-duration uses are subject to Planning Commission approval. The Director may also refer any Temporary Use Permit application to the Planning Commission. Temporary Use Permit applications should be submitted at least 30 days prior to the event date, or 90 days prior if Planning Commission approval is required.
a Variance
Justification
Variances are appropriate when special circumstances create hardships to development under the standard regulations, provided that the variance would only bring the disadvantaged property up to the level of use enjoyed by nearby properties in the same zoning district.

Section 25.05.025(F) of the Laguna Beach Municipal Code requires that the decision-making body make four findings in order to grant the variance request.

In order to determine if special circumstances exist, and to assist the decision-makers arrive at a decision, please provide a justification to answer each of the following questions, as fully and completely as possible, and include a brief description of the requirement and code reference.

Justification must be provided for each separate variance request.

1. Identify any special physical characteristics of the property such as shape, topography, location, or surroundings that cause the requested development to not meet zoning regulations.

2. Do other properties in the vicinity have the same type of physical characteristics as this property? If so, please identify a few of them.

3. Identify any other neighboring properties that have the same type of improvement that you are requesting.

4. Identify the cause of the special characteristics of the site that limits the ability to comply with code requirements (e.g., natural slope of the land or placement of other structures). a Senate Bill
9 (SB 9) Urban
Lot Splits and
Two-Family
Development
Applications for urban lot splits and two-family development under SB 9 are required to submit a completed SB 9 Application Package.
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CITY OF LAGUNA BEACH Application Form
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PLANNING APPLICATION
a Staking
Requirements
(additions
and new
connstruction)
(a) A staking plan shall be prepared as a requirement of the application in accordance with the following requirements:
a Staking Plan (required scale of 1/8” = 1’0”) (LBMC Section 25.05.015) • Show all property lines, building footprint, street names, north arrow and location of story poles. Poles should be placed to clearly represent the proposed building envelope. Roof ridges, eaves, decks, chimneys and other features that would be of significance to an analysis of coastal resources and the findings for the coastal development permit should be staked. • Note the fixed datum point (same as used on the site plan). • Note that appropriate height elevation of the top of each pole relative to the datum point. • Provide horizontal dimensions to at least one pole relative to the property lines as a reference point to assure the poles are correctly located on the site. • Note that story poles shall be string and connected with ribbon or string to depict the building outline.
• Include a certification table, with the pole number and proposed maximum elevation columns completed, and signature forms.
(b) Staking poles and connecting ribbons, which accurately represent the full extent of the proposed development, including decks and eaves, shall be constructed at least 21 calendar days prior to the first public hearing. At least 21 calendar days prior to the first public hearing, the location and height of the staking poles must be certified as accurate by a registered land surveyor or registered civil engineer licensed to conduct land surveys in the State of California. If complete and certified project staking is not in place at least 21 calendar days prior to the first Design Review Board or Planning Commission public hearing date or 14 calendar days prior to the administrative coastal development permit public hearing, the project shall be continued to a later date. Neither the applicant, a relative of the applicant, nor any other person possessing a financial interest in the property or the project may certify the location and height accuracy of the staking poles. If the project is modified during the coastal development permit process because of a coastal development permit finding or fact concerns or other coastal resource concerns that the decision-making body or official determines is necessary to restake, the project shall be re-staked and re-certified at least 14 calendar days prior to any subsequent public hearing.

Municipal Code Section 25.05.015 provides the Director of Community Development with discretion to determine if staking is required for a coastal development permit application. Specifically, Section

25.05.015, provides that “(1) The Director of Community Development shall prescribe the form and scope of all.... development applications as identified in Chapter 25.05, and of accompanying data to be furnished so as to assure the fullest practicable presentation of facts for proper consideration of the matter and for the permanent record...”
Special Studies: Please note that additional studies may be required to be submitted in order to conduct the preliminary environmental assessment for the project, including but not limited to biological assessments, parking and traffic studies, and historic resource assessments.

FYI - Building Permit Required: Planning approval, which may include approvals by the Design Review Board, Planning Commission, or by staff through an administrative process, does not authorize you to begin construction. Once the Planning approval process has been completed and all applicable appeal periods have lapsed, please submit complete construction drawings for building plan check. The Building Division will confirm compliance with local and state building safety standards prior to issuance of a building permit. Building permits are generally required for mechanical, electrical, plumbing, and structural improvements, and for new building signage. 60 60 of 540
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15'
25'

PROJECT LOCATION

UPLAND RD

SOLANA WY

ALTA VISTA WY

QUEDA WY

19.75'

EXISTING SHED TO REMAIN

EXISTING STREET LIGHT
EXISTING 8" SEWER
EXISTING 8" WATER
EXISTING 24" STORM DRAIN

STORM INUNDATION
AREA OF 100-YEAR

STORM INUNDATION
AREA OF 100-YEAR
SCALE: 1" = 20'
20 0 20 40

IA N OR

OFCALIF
TE ATS
No. 8969
Exp. 10-31-27
EDA
DR
NYP.AN
OHTNA
R

OYEVRUS

NALLAND

IO SSEFORP
3 4
BLOCK5
MM10/23-25
"PACIFICVIEW TRACT"
TRACTNO26
5 PALAWAY
BLOCK 4
MM 10/23-25
"PACIFIC VIEW TRACT"
TRACT NO 26
1 2 3

QUEDAWAY

GLENNEYRE STREET
4 5 6
BLOCK 1
MM 7/16

MAP OF LOMA TRACT
9,339 SF (0.214 ACRES)
PARCEL 1
2 6

OWNER/SUBDIVIDER

LEGAL DESCRIPTION
PMB 148/50
PARCEL MAP 80-852 RSB 50/11

PREPARER
(714) 293-7845
ANTHONY ANDRADE, PLS 8969
MISSION VIEJO, CA 92691
22922 LOS ALISOS BOULEVARD, SUITE K638

ANDRADE LAND SURVEYING, INC
3 UTILITY PURVEYORS

EASEMENT NOTES
PAGE 942
SEWAGE AND WASTE LINE EASEMENT, RECORDED AUG 8, 1974 IN BOOK 11216

NOT TO SCALE

VICINITY MAP

PACIFIC OCEAN
1 GLENNEYREST

RUBY ST

PALA W Y
NYESPL
LEGEND

EXISTING EDGE OF CONCRETE

EXISTING PROPERTY LINE

EXISTING WALL - CONCRETE OR MASONRY

EXISTING BOUNDARY

EXISTING RIGHT-OF-WAY LINE

EXISTING EASEMENT LINE

EXISTING CENTERLINE

EXISTING CONTOUR MINOR

EXISTING BUILDING

EXISTING CONTOUR MAJOR

EXISTING FLOWLINE

EXISTING EDGE OF AC PAVING

WATER LAGUNA BEACH COUNTY WATER DISTRICT

SEWER CITY OF LAGUNA BEACH

NATURAL GAS SOUTHERN CALIFORNIA GAS COMPANY

ELECTRIC SOUTHERN CALIFORNIA EDISON

COMMUNICATION AT&T

CABLE TV FRONTIER

41.09'

28.04'
(949) 922-3900
LAGUNA BEACH, CA 92651
247 CANYON ACRES

MARK AND SUE WINNER

PROPOSED USE

ONE SINGLE-FAMILY RESIDENCE

EXISTING TREE

EXISTING STREET LIGHT

EXISTING SEWER MANHOLE

EXISTING WATER VALVE

STORM RUNOFF NOTE
17, 2025 FOR WATER COURSE AND TRIBUTARY AREA INFORMATION.

OFFSITE. SEE TECHNICAL MEMO PREPARED BY RIVERTECH, INC. DATED SEPTEMBER

IMPROVEMENTS, FLOWING SOUTHWESTERLY UNDER GLENNEYRE STREET AND AN EXISTING 24" STORM DRAIN PIPE NORTHEASTERLY OF THE GLENNEYRE STREET

SOUTHWEST IN AN EXISTING DRAINAGE COURSE WITHIN THE PROPERTY, ENTERING

STORM RUNOFF IS CONVEYED THRU THE PROPERTY FROM THE NORTHEAST TO 4'
UPLAND

CL INTERSECTION
1 1

PARCEL INFORMATION
ASSESSOR'S PARCEL NUMBERS 656-126-09, 656-146-01 AND 656-146-02 IN THE OFFICE OF SAID COUNTY RECORDER.

RECORDED IN BOOK 10, PAGES 23 THROUGH 25 INCLUSIVE OF MISCELLANEOUS MAPS,

LAGUNA BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP TOGETHER WITH LOTS 1 AND 2 IN BLOCK 4 OF TRACT NUMBER 26, IN THE CITY OF 16 OF MISCELLANEOUS MAPS, IN THE OFFICE OF SAID COUNTY RECORDER, ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 7, PAGE LOT 6 IN BLOCK 1 OF THE LOMA TRACT, IN THE CITY OF LAGUNA BEACH, COUNTY OF

IN THE CITY OF LAGUNA BEACH, COUNTY OF ORANGE, STATE OF CALIFORNIA

MARK AND SUE WINNER
TENTATIVE PARCEL MAP 2025-175
NOTE
THEREAFTER.

THE CITY OF LAGUNA BEACH FOR APPROVAL AND WILL PROCEED TO CONSTRUCTION

THE PROPOSED SITE DEVELOPMENT IS BEING PROCESSED CONCURRENTLY WITH SPA

PROPOSED PCC PAVEMENT

PROPOSED BUILDING FOOTPRINT

PROPOSED STAIR WITH LIGHT
TO REMAIN.

THE PUBLIC RIGHT-OF-WAY ARE

EXISTING IMPROVEMENTS WITHIN
SCHOOL DISTRICT: LAGUNA BEACH UNIFIED SCHOOL DISTRICT
HOA: NO
FIRE ZONE: FHSZ
WATERSHED: LCS
FEMA FLOOD ZONE: X
GENERAL PLAN: VLD
ZONE: R1
2500 QUEDA WAY: 656-146-02
2500 PALA WAY: 656-146-01
2500 GLENNEYRE ST: 656-126-09
D:\MTH2\Engineering\2025_20 ALS Merger\2025_20A Parcel Map\Survey\2025_20Atpm01.dgn JOB 2025_20A PLOTTED:20-FEB-2026 24 "SD
8"S
8"S
8"W
8"W
4 S
"W
lat.

W
lat.
-MODERATE
2026-0793 05/06/2026 05/06/2026

PLANNING COMMISSION

RECOMMENDATION TO
CITY COUNCIL SIGNATURE ______________________ DATE ___________________________ skhan 05/06/2026 Attachment 4
61 61 of 540
October 18, 2022
Updated December 30, 2025
Edwin & Amanda Kisiel Project No: 72653-00
247 Canyon Acres Drive Report No: 22-9143U
Laguna Beach, California 92651
Subject: Preliminary Geotechnical Investigation
Proposed New Single-Family Residence
2500 Glenneyre Street
Laguna Beach, California

INTRODUCTION
This report presents findings and conclusions of a preliminary geotechnical investigation undertaken to relate onsite and certain regional geotechnical conditions to the proposed construction of a single-family residence on the subject property. Analyses for this investigation are based upon conceptual designs by Mark Abel Architecture, and the Topographic Plan prepared by South Coast Surveying. The previous report was updated herein to reflect the current survey information.

This report is considered preliminary as no grading or foundation plans for the project are available, the preparation of which is dependent on the findings and recommendations presented in this report.

Scope of Investigation
The investigation included the following:

1. Review and analysis of pertinent reports, maps, aerial photographs, and published literature pertaining to the site and nearby areas, in order to relate geotechnical conditions to potential hazards at the property.

2. Field reconnaissance and the excavation, sampling, and geologic logging of four limitedaccess test pits to expose the shallow subsurface conditions and to determine the character and geometrical distribution of soil materials within the proposed construction areas. The maximum depth of exploration was approximately 3 feet below grade.

3. Laboratory testing of representative undisturbed and bulk samples to determine relevant soil characteristics, such as moisture, dry density, maximum density/optimum moisture, classification testing, expansion index, and/or corrosion properties.

4. Preparation of a site map and cross-sections relating the subsurface conditions to proposed construction and for use by engineers in the development of appropriate foundation design criteria.

Attachment 5
62 62 of 540
October 18, 2022 Project No: 72653-00
Updated December 30, 2025 Report No: 22-9143U
Page No: 2

5. Analyses of data and preparation of this geotechnical report presenting conclusions and recommendations for site development in accordance with the 2022 California Building Code and for use by your design professionals, contractors, and submittal to the City of Laguna Beach.

Accompanying Illustrations and Appendices
Figure 1 - USGS Geologic Location Map
Figure 2 - CGS Seismic Hazards Map
Figure 3 - Typical Retaining Wall Subdrain Detail
Figure 4 - Typical Subdrain for Caisson Retaining Wall
Figure 5 - Slab Subdrain Detail
Appendix A - References
Appendix B - Test Pit Logs
Appendix B-2 - Previous Test Pit Logs
Appendix C - Field Exploration and Laboratory Test Results Appendix D - Standard Grading Specifications
Appendix E - Utility Trench Backfill Specifications
Appendix F - Maintenance of Hillside Home Sites
Plate 1 - Geotechnical Plot Plan and Cross Sections A- - - Site Description The three roughly rectangular-shaped undeveloped lots front approximately 90 feet along Glenneyre Street and extend northeasterly approximately 90 feet to the rear property boundary within the undeveloped drainage area, as shown on Figure 1. Single-family residences occupy adjoining lots. Topographically, the proposed lot to be developed generally consists of a natural southwest-facing hillside slope with a seasonal stream running down the middle of the subject property, which descends at a ratio of approximately 2½:1 (horizontal:vertical). Maximum relief across the property is approximately 30 feet.

Proposed Development
Based on a review of the architectural plans prepared by Mark Abel Architecture, the proposed improvements include the construction of a three-level single-family residence on the southwestern portion of the subject property. The proposed structure will include a street-level terraced garage with retaining walls to a maximum height of 12+ feet supporting the upper twostory residence with a conventional and partially cantilevered design. We anticipate the design will utilize wood and steel-framing supported on retaining walls, possible piers, and perimeter foundations supporting a mix of slab on grade and raised wood flooring. 63 63 of 540
October 18, 2022 Project No: 72653-00
Updated December 30, 2025 Report No: 22-9143U
Page No: 3

GEOTECHNICAL CONDITIONS
Earth Materials
The property is underlain at shallow depth by bedrock assigned on the basis of regional mapping to the San Onofre Breccia, a rock formation of Miocene Age, consisting of breccia with interbedded conglomerate, sandstone, siltstone, mudstone, and minor diatomaceous shale and tuff. The breccia generally consists of gravel to cobble-sized angular clasts of metamorphic rock, suspended in a cemented sandy clay matrix. Bedrock is considered suitable for foundation support. The bedrock of the San Onofre Breccia is locally hard. Specialized equipment may be necessary for excavation.

Residual soil overlies the bedrock and is exposed at the ground surface in certain locations. The residual soil consists of brown, dry to moist, coarse-grained clayey sand to silty sand.

Geologic Structure
Based on regional mapping and nearby studies, the bedrock in the vicinity of the site is massive to crudely stratified and has a favorable history with regard to slope stability. Bedding planes exposed in the area of the site strike east-west to northeasterly and dip southerly between 24 and 45 degrees, as shown on Figure 2. Depending on the orientation of proposed excavations and other structures, the resulting structural-topographic relationship may be considered potentially adverse. Therefore, a Geofirm representative should observe all excavations.

Slope Stability
No evidence of gross slope instability has been reported, is depicted on regional maps, or has been observed during our onsite investigations of the site and immediate vicinity. The potential for deep-seated gross instability beneath the site is considered low due to the crudely bedded and cemented character of the underlying bedrock of the San Onofre Breccia.

Groundwater
Groundwater is not anticipated to be a construction nuisance or design constraint. However, perched groundwater may seasonally occur and may pose a construction nuisance during the rainy season.

Surficial Runoff
The proposed improvements will modify surface drainage, which should be controlled and outlet through appropriate landscape architectural or civil engineering design. 64 64 of 540
October 18, 2022 Project No: 72653-00
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Page No: 4
Seismic Considerations
Published Studies
One of the principles of seismic analyses and prediction is the premise that earthquakes are more likely to occur on geologically younger faults and less likely to occur on older faults. For many years, studies have described faults with Holocene movement (within the last 11,700 years) as y, many studies
have described faults documented to ha
and seismic publications are attempting to clarify the nomenclature describing faults to more accurately represent the potential effects from earthquakes.

Reports by the California Division of Mines and Geology indicate faults with documented Holocene or Historic (within the last 200 years) movement should be considered Active.

However, Potentially Active faults are more appropriately characterized in terms of the last period of documented movement. The Fault Activity Map of California (Jennings, C.W.; 2015) defines four categories for onshore Potentially Active faults. The categories are associated with the time of the last displacement evidenced on a given fault and are summarized in Table 1.

Table 1. Definitions of Fault Activity in California
Activity Category Recency of Movement
Active Historic Within the last 200 years
Holocene Within the last 11,700 years
Potentially
Active
Late Quaternary Within the last 700,000 years
Quaternary Undifferentiated
Pre-Quaternary Before the last 1.6 million years
It is important to note that these categories embrace all Pre-Holocene faults as Potentially Active, an earthquake or movement occurring on a given fault significantly decreases with inactivity over geologic time, the potential for such events to occur on any fault cannot be eliminated within the current level of understanding.

Local and Regional Faults
The closest published active fault to the site is the offshore extension of the Newport-Inglewood Fault Zone, approximately 2 miles west (CGS/2004). Other active faults in the vicinity of the site include the San Joaquin Hills Fault, approximately 7 miles to the northeast, the Palos Verdes Fault, approximately 18 miles to the southwest; the Coronado Bank Fault, approximately 18 miles to the south; the Elsinore Fault, approximately 25 miles to the east, and the San Andreas Fault, approximately 53 miles to the northeast.

The offshore portion of the Newport-Inglewood Fault zone (NIFZ) is indicated in published reports as being a Potentially Active and Quaternary fault (Jennings, C.W., 2015). This 65 65 of 540
October 18, 2022 Project No: 72653-00
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Page No: 5
interpretation is not universally shared, as this portion of the NIFZ is included as a potential seismic source in the computer programs utilized to model ground motions for this study. With 2 miles to the west, it is calculated as the most significant seismic source to affect this site. Given the present level of understanding of this offshore structure, it is, in our opinion, appropriate to include this portion of the fault as a causative seismic feature.

Ground Motion Analyses
Utilizing attenuation relationships (Bozorgnia et al., 1999, uncorrected/soft rock), one can estimate the ground motion history of the site. The study indicates the maximum site acceleration from 1800 to 2025 was approximately 0.1g, and occurred during the magnitude 6.3 Long Beach Earthquake, 13.4 miles from the site on March 11, 1933.

It is noted that the estimation of historic peak ground acceleration presented above is provided for the interest of the client and is required by local (City or County) review agencies. The value derived is not directly utilized in the structural design of residential structures. Seismic parameters for use by the structural engineer in accordance with the 2022 California Building Code in the design of the proposed structure(s) are presented in the recommendations portion of this report.

Site Classification for Seismic Design
For the purposes of determining seismic design parameters provided in the Recommendations portion of this report pertaining to the new structures, the upper one hundred feet of soil underlying the subject site has been classified in accordance with Section 1613 of the 2022 CBC.

Given the results of our onsite and nearby field investigations, which indicate the improvements will be found in bedrock, the site is classified as B.

Secondary Seismic Hazards
Review of the Seismic Hazards Zones Map (CDMG, 1998) for the San Juan Capistrano and Laguna Beach Quadrangles, Figure 3
for liquefaction or earthquake-induced landslides. This is consistent with the findings of this study.

Other secondary seismic hazards can include deep rupture, shallow ground cracking, and settlement. With the absence of active faulting onsite, the potential for deep fault rupture is not present. The potential for shallow ground cracking to occur during an earthquake is a possibility at any site, but it does not pose a significant hazard to site development. The elevation of the property is well above the anticipated Tsunami inundation. As the site is underlain at relatively shallow depth by bedrock, the magnitude of potential seismically induced settlement is considered negligible.
66 66 of 540
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CONCLUSIONS

1. The proposed construction at the subject site is considered geotechnically feasible, provided the recommendations herein are integrated into design, construction, and longterm maintenance. Proposed construction should not affect or be affected by adjacent properties, provided appropriate design and construction methods are utilized.

2. The property is underlain at relatively shallow depth by bedrock of the San Onofre Breccia. Competent bedrock is considered suitable for the support of new foundations supporting significant improvements.

3. No active faults are known to transect the site, and therefore, the site is not expected to be adversely affected by surface rupturing. It will, however, be affected by ground motions from earthquakes during the design life of the residence.

4. Based upon our current and previous laboratory test results, onsite earth materials have a low to medium expansion potential, a negligible soil soluble sulfate level, and a moderate potential for corrosion of buried metal.

5. Groundwater was not encountered during our subsurface investigation and is not considered a design or construction constraint.

6. Surface water drainage should be evaluated and improved as necessary by a landscape architect or civil engineer.

7. The proposed residence should be supported on conventional foundations supported in competent bedrock deposits. The cantilevered sections of the proposed residence should be supported on caissons constructed at least 10 feet into competent bedrock deposits and deepened where necessary to an adequate slope setback.

RECOMMENDATIONS
Site Preparation and Grading

1. General
All grading should be performed in accordance with the Standard Grading Specifications in Appendix D. Grading will likely include minor cut and fill operations to construct the building pad, exterior grades, and backfill of any retaining walls.

2. Remedial Grading
Remedial grading is recommended to include the re-compaction of existing residual soils.

Over-excavation is anticipated to consist of the removal of the upper 2 to 3± feet of 67 67 of 540
October 18, 2022 Project No: 72653-00
Updated December 30, 2025 Report No: 22-9143U
Page No: 7
existing residual soil material down to competent bedrock deposits prior to placement of additional fill soil to achieve site grades.

Local deeper removals may be required as determined by the geologist during construction. Processing, over-excavation, and re-compaction should be observed, tested, and approved in writing by a representative of this firm. Locally deeper removals may be recommended by the geologist during grading. Processing, over-excavation, and recompaction should be observed, tested, and approved in writing by a representative of this firm.

3. Removal of Existing Improvements
Any existing vegetation, trash, and/or construction and irrigation debris should be removed and disposed of off-site.

4. Compaction Standard
On-site soil materials are anticipated to be suitable for re-use as compacted fill. Such materials should be placed at 120 percent of optimum moisture content and compacted under the supervision of the soil engineer to at least 90 percent of the maximum dry density as determined by ASTM D 1557.

5. Construction Slopes
The grading of temporary construction slopes can create two potentially adverse conditions affecting the property and onsite personnel. These conditions include slope instability and safety. As the geotechnical consultant, we are limited to recommending temporary slope geometries considered stable, such that slope failures, should they occur, are not anticipated to adversely impact adjoining properties or structures. While our recommendations may often comply with safety guidelines concerning temporary slopes, Cal/OSHA. The safety of onsite personnel is the responsibility of the general contractor as described below. Temporary excavations should not be surcharged.

A. Protection of Property
In order to reduce the potential risk to nearby improvements, temporary construction slopes exposing onsite earth materials may be excavated vertically to a maximum height of 10 feet, with higher slopes laid back no steeper than 1:1 (horizontal:
vertical), pending field review by the geologist during grading. Shoring should be anticipated where space or grading limitations preclude temporary slope layback or in locations where workers may be in close proximity to vertical cuts. 68 68 of 540
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B. Worker Safety
As the safety of onsite personnel affected by the performance of temporary construction slopes is the responsibility of the general contractor, the contractor is recommended to implement the safety practices as defined in Section 1541, Subchapter 4, of Cal/OSHA T8 Regulations (2006).

The geometry of permissible temporary cuts varies based on soil type and may differ significantly from the geometry presented in Section A. The earth materials exposed in temporary excavations should be evaluated and classified by the contractor during construction.

Structural Design of Foundations and Slabs
Earth materials to be exposed at finish grades exhibit a low to medium expansion potential. We recommend that the foundation and slabs be designed to resist the effects of expansive soils in accordance with Section 1808.6.1 of the 2022 California Building Code. Foundations and slabs should be designed for the intended use and loading by the Structural Engineer. The design should consider the expansion potential of the subgrade soils and other appropriate soil-related criteria. The foundation and slab design should consider an effective plasticity index of 25.

Although there is no known economical method of totally preventing movement due to expansive soils, current state-of-the-practice in the southern California area dictates substantial reinforcement, slab thickening, moisture barriers, and pre-soaking of sub-grade soils as methods of reducing the effects of expansive soils. Reasonable mitigation of expansive soil effects is considered feasible from a geotechnical viewpoint, utilizing such methods, although it is noted that some future distress cannot be precluded when building on expansive soils.

Our recommendations are considered to be generally consistent with the standards of practice.

They are based on both analytical methods and empirical methods derived from experience with similar geotechnical conditions. These recommendations are considered the minimum necessary for the likely soil conditions and are not intended to supersede the design of the Structural Engineer or the criteria of governing agencies.

1. Conventional Foundations and Slabs-on-Grade
Conventional spread and continuous footings should be designed in accordance with the 2022 California Building Code. Footings may be designed for an allowable bearing value of 4,000 pounds per square foot for competent bedrock deposits, with a minimum width of 18 inches and a minimum embedment of 24 inches below the lowest adjacent grade and extending at least 12 inches into competent bedrock. Deepened excavations may be necessary in isolated areas to meet embedment recommendations. A geologist from our office should review the foundation excavations to verify proper embedment into competent bedrock. The design value may be increased by one-third for short-duration 69 69 of 540
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Page No: 9
wind or seismic loading. Estimated settlements from structural loading are less than ½ inch total and ¼ inch differential.

Lateral loads may be resisted by passive pressure forces and by friction acting on the bottom of footings. The allowable passive pressure forces for bedrock may be computed using an equivalent fluid density of 400 pounds per cubic foot up to a maximum of 4,000 pounds per square foot. A coefficient of friction of 0.35 may be used in computing the frictional resistance in bedrock. Friction resistance and passive pressure may be combined without reduction.

A minimum slab thickness of 5 inches (actual) is recommended with minimum slab reinforcement of No. 4 bars spaced at 16 inches each way in the middle-third of the slab.

Slabs should be underlain by 4 inches of ½ to ¾ inch open graded gravel. Slab underlayment is deferred to the project architect; however, in accordance with the American Concrete Institute, we suggest that slabs be underlain by a 15-mil-thick vapor retarder/barrier (Stego Wrap or equivalent) placed over the gravel in accordance with the requirements of ASTM E:1745 and E:1643.

2. Moisture Content of Slab Subgrade Soils
Presoaking of slab subgrade soils is recommended prior to the construction of new slab areas. Moisture conditioning should be to 120 percent of optimum moisture content to a depth of at least 12 inches below the subgrade. The subgrade should be geotechnically approved prior to placing gravel.

3. Slab Subdrains or Waterproofing
Percolating irrigation and meteoric water may perch on top of less pervious layers at shallow depth beneath the site. Groundwater effects on basement-like elements can be reduced by intercepting seepage groundwater with a subdrain constructed beneath slabs (refer to Figure 5). As an alternative to the suggested slab subdrain system, lower slabs may be waterproofed. Slab waterproofing design and details should be provided by the project architect or waterproofing consultant.

Structural Design of Caissons
Caissons utilized for foundations should be twenty-four-inch diameter and embedded a minimum of 10 feet below into competent bedrock materials. Caissons may be designed for a dead plus live load end bearing value of 5,000 pounds per square foot and a skin friction of 500 pounds per square foot for portions embedded in bedrock. These values may be increased by one-third for wind and seismic forces. Settlement from loading is anticipated to be approximately 1/2-inch total and 1/4-inch differential over a horizontal distance of 20 feet.

Lateral resistance may be computed below the creep zone utilizing 400 pounds per square foot per foot of depth for bedrock acting on a tributary area of twice the caisson diameter. A 70 70 of 540
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Page No: 10
minimum 24-inch diameter caisson is required in order to verify proper cleanout by the contractor and to allow visual observation and confirmation by the engineering geologist.

Although not currently proposed, caissons supporting near or on-slope improvements should be designed to resist an additional creep load equal to an equivalent fluid pressure of 60 pounds per cubic foot for a depth of 5 feet below the existing or finished slope grade, whichever is deeper.

Structural Design Pertaining to Soil/Slope Creep
It is generally accepted that soil creep is a surficial slope instability condition that is progressive in character and caused in this climatic environment by weathering expansion and contraction of sloping earth materials under the influence of moisture changes and gravity. The potential for structural distress of shallow foundation systems placed in or adjacent to creeping materials is high, as the creep process removes downslope support for conventional footings. Soil creep will affect those portions of the lot on or adjacent to the slopes.

Potential distress associated with creep-induced foundation deformations should be anticipated and reduced with an appropriate design that considers that most of the downslope movement of creep-prone materials at this site will occur in the upper 5± feet of sloping earth material, measured vertically from existing slope grades. The depth of creep should be field evaluated as conditions are exposed during excavation.

Additionally, deformations caused by movement cannot be entirely precluded, and it is the intent of these recommendations only to minimize their perception. Other design considerations that will minimize the perception of movement include the use of flexible surfacing materials rather than frangible materials such as tile, brick, and stucco.

Structural Design of Retaining Walls

1. Lateral Loads
Active pressure forces acting on unsurcharged retaining walls that are backfilled with level, free-draining granular material may be computed based on an equivalent fluid pressure of 35 pounds per cubic foot. Possible topographic or structural surcharges should be addressed by the structural engineer. Restrained walls should be designed for 60 pounds per cubic foot equivalent fluid pressure. Limited wall deformations normally occur and should be considered in the design of finished surfaces.

A dynamic lateral force should be applied to retaining walls 6 feet or more in height. The site is classified as being in Seismic Design Category D (Type II occupancy, SDs > 0.5g, SD1 > 0.2g). Seismic design of retaining walls may be based on the Mononobe-Okabe method, as updated by Atik and Sitar (2010), using an additional dynamic load of 16 pounds per cubic foot equivalent fluid pressure, acting at 1/3 H above the base of the wall. Final design requirements should be provided by the structural engineer. 71 71 of 540
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2. Subdrains
The drainage scheme depicted on Figure 3, or geotechnically approved alternatives, should be used to mitigate seepage forces behind retaining walls. The details of subdrain systems are referred to the wall designer, builder, or waterproofing consultant. The subdrain is not a substitute for waterproofing.

3. Retaining Wall Foundations
Bearing capacity and lateral resistance may be computed using the parameters presented in the foundation sections above.

Seismic Structural Design
Based on the geotechnical data and site parameters, the following is provided by the USGS to satisfy the 2022 CBC design criteria:

Site and Seismic Design Criteria for 2022 CBC
Concrete
Laboratory test results indicate onsite-derived soils have a negligible soluble sulfate content. It is recommended that a concrete expert be retained to design an appropriate concrete mix to address the structural requirements. In lieu of retaining a concrete expert, it is recommended that the 2022 California Building Code, Section 1904.1 be utilized, which refers to ACI 318, Table 4.3.1.

Design
Parameters
Recommended
Values
Site Class
Site Longitude (degrees)
Site Latitude (degrees)
Ss (g)
S1 (g)
SMS (g)
SM1 (g)
SDS (g)
SD1 (g)
Fa Fv Seismic Design Category
PGAM (g)
B (Estimated)
-117.764682

33.524570

1.330

0.472

1.33 0.472

0.887

0.315

1.0 1.0
D

0.584
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October 18, 2022 Project No: 72653-00
Updated December 30, 2025 Report No: 22-9143U
Page No: 12
Slope Setbacks
The proposed improvements appear to be adequately setback from slopes. In accordance with the 2022 CBC, the bottom of foundations should be set back from the slope face a minimum distance of H/3, where H is the height of the slope measured from the toe of the onsite slope along the rear property line and the lowest structural foundation elements (adjacent to the planned pool). The minimum foundation setback distance is 10 feet from the descending slope face.

Hardscape Design and Construction
Hardscape improvements may utilize conventional foundations embedded in new engineered fill prepared in accordance with the remedial grading recommendations, or alternatively may be founded into competent bedrock materials and should be designed in accordance with the foundation recommendations presented below.

Conventional spread footings may be designed for an allowable bearing value of 1,500 or 4,000 pounds per square foot, for new engineered fill or competent bedrock materials, respectively.

Footings may be designed with a minimum width of 15 inches and a minimum embedment of 18 inches below the lowest adjacent grade. Deepened excavations may be necessary in isolated areas to meet embedment recommendations. A geologist from our office should review the foundation excavations to verify proper embedment into competent bedrock. Actual footing depth and width should be governed by CBC requirements and engineering design. The design value may be increased by one-third for short-duration wind or seismic loading.

Lateral loads may be resisted by passive pressure forces and by friction acting on the bottom of footings. The allowable passive pressure forces may be computed using an equivalent fluid density of 150 or 400 pounds per cubic foot for new engineered fill or competent bedrock deposits, respectively. A coefficient of friction of 0.25 may also be used in computing the frictional resistance.

Concrete flatwork should be divided into as nearly square panels as possible. Joints should be provided at maximum 6-foot intervals to give articulation to the concrete panels. Landscaping and planters adjacent to concrete flatwork should be designed in such a manner as to direct drainage away from concrete areas to approved outlets. Planters located adjacent to principal foundation elements should be sealed and drained.

Flatwork elements should be a minimum of 5 inches thick (actual) and reinforced with No. 4 bars 16 inches on center both ways.

Monitoring
Complete documentation of the pre- and post-construction conditions of adjacent improvements should be undertaken. In addition, monitoring of ground movement and construction vibrations should be made as an integral part of the construction. Such documentation should include:
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1. A sufficient number of photographs to establish the existing condition of nearby structures.

2. Establishment of a sufficient number of ground elevation control stations so that potential subsidence or heave associated with grading and lateral movement can be detected.

Monitoring of such points should be accomplished during all grading, shoring (if any), and excavation work, and continued until retaining walls are backfilled or site grading is complete.

Finished Grade and Surface Drainage
Finished grades should be designed and constructed so that no water ponds in the vicinity of footings or drains over the rear slope. Drainage design in accordance with the California Building Code, Section 1804.4 is recommended. Proper interception and disposal of onsite surface discharge is presumed to be a matter of civil engineering or landscape architectural design.

Foundation Plan Review
In order to help assure conformance with recommendations of this report and as a condition of the use of this report, the undersigned should review final foundation plans and specifications prior to submission of such to the building official for issuance of permits. Such a review is to be performed only for the limited purpose of checking for conformance with the design concept and the information provided herein. This review shall not include a review of the accuracy or completeness of details, such as quantities, dimensions, weights, or gauges, fabrication processes, construction means or methods, coordination of the work with other trades or construction safety precautions, all of which are the sole responsibility of the Contractor. e promptness while allowing sufficient time
in our judgment to permit adequate review. Review of a specific item shall not indicate that Geofirm has reviewed the entire system of which the item is a component. Geofirm shall not be responsible for any deviation from the Construction Documents not brought to our attention in writing by the Contractor. Geofirm shall not be required to review partial submissions or those for which submissions of correlated items have not been received.

Pre-Construction Meeting
A pre-construction meeting should be held with representatives of the owner, contractor, architect, civil engineer, geotechnical engineer, engineering geologist, and building official prior to grading and/or construction to clarify any questions relating to the incorporation of geotechnical recommendations into grading, construction, and work sequence.

Jobsite Safety
subconsultants at a construction/project site, shall relieve the General Contractor of its 74 74 of 540
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Page No: 14
obligations, duties and responsibilities including, but not limited to, construction means, methods, sequence, techniques or procedures necessary for performing, superintending and coordination of the work in accordance with the contract documents and any health or safety precautions required by any regulatory agencies. Geofirm and its personnel have no authority to exercise any control over any construction contractor or its employees in connection with their work or any health or safety programs or procedures. The General Contractor shall be solely responsible for jobsite safety.

Observation and Testing
The 2022 California Building Code, Section 1705.6 requires geotechnical observation and testing during construction to verify proper removal of unsuitable materials, that foundation excavations are clean and founded in competent material, to test for proper moisture content and proper degree of compaction of fill, to test and observe placement of wall and trench backfill materials, and to confirm design assumptions. It is noted that the CBC requires continuous verification and testing during placement of fill, pile driving, and pier/caisson drilling.

A Geofirm representative shall visit the site at intervals appropriate to the stage of construction, as notified by the Contractor, in order to observe the progress and quality of the work completed by the Contractor. Such visits and observation are not intended to be an exhaustive check or a , but rather are to allow Geofirm, as an experienced
professional, to become generally familiar with the work in progress and to determine, in general, if the work is proceeding in accordance with the recommendations of this report. , nor have any
responsibility for the construction means, methods, techniques, sequences, or procedures selected by the Contractor,
work. These rights and responsibilities are solely those of the Contractor. Geofirm shall not be responsible for any acts or omissions of the Contractor, subcontractor, any entity performing any portion of the work, or any agents or employees of any of them. Geofirm does not guarantee the its work in accordance with the Contractor documents or any applicable law, codes, rules, or regulations.

These observations are beyond the scope of this investigation and budget and are conducted on a time and material basis. The responsibility for timely notification of the start of construction and ongoing geotechnically involved phases of construction is that of the owner and his contractor.

Typically, at least a 24-hour notice is required.

LIMITATIONS
This investigation has been conducted in accordance with generally accepted practice in the engineering geologic and soils engineering field. No further warranty is offered or implied.

Conclusions and recommendations presented are based on subsurface conditions encountered and are not meant to imply a control of nature. As site geotechnical conditions may alter with 75 75 of 540
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Page No: 15
time, the recommendations presented herein are considered valid for a time period of one year from the report date. The recommendations are also specific to the current proposed development. Changes in proposed land use or development may require supplemental investigation or recommendations. Also, independent use of this report in any form cannot be approved unless specific written verification of the applicability of the recommendations is obtained from this firm.

Thank you for this opportunity to be of service. If you have any questions, please contact this office.

Respectfully submitted,

GEOFIRM
Kevin A. Trigg, P.G. Jesse Bearfield, P.E. 84335
Chief Engineering Geologist, E.G. 1619 Associate Engineer KAT/JDB : mr
Distribution: Email to Addressee
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JOB NO.: DATE: FIGURE:

Typical Retaining Wall Subdrain Detail
72653-00 December 2025 3
Onsite Native Soil Cap for
exterior ; (1.5'-2.0' MAX. thick)
Select Noncohesive
Granular Backfill
(SE > 30)
Retaining Wall Footing
Geotextile Filter Fabric
4" Perforated Plastic Collector Pipe
(Below Adjacent Finish Grade)
Single-sized 1/2"- 3/4" Drain Rock
(1 cubic foot per lineal foot)
Limit of Wall Excavation -
See Report for
Recommended Geometery
Typical
Retaining
Wall
Notes: This system consists of a geotextile fabric-wrapped gravel envelope. Collection is with a 4-inch diameter perforated plastic pipe embedded in the gravel envelope and tied to a 4-inch diameter non-perforated plastic pipe which discharges at convenient locations. The outlet pipe should be placed such that the flow gradient is not less than 2.0 percent. The geotextile fabricwrapped gravel envelope should be placed at a similar gradient All drain pipes should be Schedule 40 PVC or ABS SDR-35. Perforations may be either bored 1/4-inch diameter holes or 3/16-inch slots placed on the bottom one-third of the pipe perimeter. If the pipe is to be bored, a minimum of 10 holes should be uniformly placed per foot of length. If slots are made, they should not exceed 2-1/2 inches in length and should not be closer than 2 inches. Total length of slots should not be less than 50 percent of the pipe length and should be uniformly spaced.

The fabric pore spaces should not exceed equivalent 30 mesh openings or be less than equivalent 100 mesh openings. The fabric should be placed such that a minimum lap of 8-inches exists at all splices.
18" min
Finish Grade - Design May
Vary per Architect or Civil
Engineer
Alternative Weep Hole(s)
for Exterior Applications,
Design per Architect or
Civil Engineer
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JOB NO.: DATE: FIGURE:

Typical Subdrain for Caisson Retaining Wall
72653-00 ber 202 4
Caisson
Waterproofing per
Architectural Plan
Finished Reinforced
Retaining Wall and/or
Shotcrete Wall between
Caissons
Native Soil
Shoring Lagging
Mirafi Quickdrain, or
approved equivalent,
outletted to sump pump
Miradrain or
approved
equivalent
Retained Earth
Material
Embedded Reinforcement
per Structural
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JOB NO.: DATE: FIGURE:

Slab Subdrain Detail
7 -00 5
Concrete Slab
4" Gravel Layer
Single Sized 1/2 to 3/4-inch
Drain Rock
15-mil visqueen membrane
overlaying gravel
Native Soil
Geotextile Filter
Fabric
Perforated 4" PVC
Schedule 40 Drain
Pipe
12" min
12" min
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APPENDIX A

REFERENCES
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APPENDIX A

REFERENCES

1. Al Atik, Linda, M. ASCE, and Sitar, Nicholas, M.ASCE, 2010, Seismic Earth Pressures on Cantilever Retaining Structures, ASCE Journal of Geotechnical and Geoenvironmental Engineering, dated October.

2. Characteristics, Relationship with Horizontal Component, and Building Code -Motion Data,
pp. 23-49, dated September 15.

3. California Building Code, 2022 Edition.

4. . 5.
. 6.

Point Quadrangle.

7. California Geological Survey
http://gmw. consrv.ca.gov/shmp/index.htm.

8. Cao, T., Bryant, W.A., Rowshandel, B., Branum, D.,
2002 California Probabilistic Seismic Hazard Maps, dated June.

9. -00, Report
No. 18-8271, dated April 2.

10. California Division of Mines and Geology, Geologic Data Map No. 6.

11. SEAOC and OSHPD

12. United States Geological Survey, 2002, "Preliminary Digital Geologic Map of the Long Beach 30' x 60' Quadrangle, southern California, Version 1.0". 83 83 of 540

APPENDIX B

TEST PIT LOGS
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APPENDIX B-2

PREVIOUS TEST PIT LOGS
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APPENDIX C

FIELD EXPLORATION AND LABORATORY TEST RESULTS
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APPENDIX C

FIELD EXPLORATION AND LABORATORY TEST RESULTS
I. Field Exploration Procedures
A. Field Exploration
Subsurface soils were exposed utilizing hand-held tools and electrical equipment.

Disaggregated, or bulk, soil samples were obtained at the surface from the spoil pile as the excavation advanced. These soils were bagged and transported to our laboratory for testing. Core samples of subsurface materials were obtained by driving a steel barrel drive sampler. Samplers were driven utilizing a 20-pound weight that was raised and permitted to fall 12 inches. The sampler has an outside diameter of 3.0 inches and is lined with a series of 1-inch high brass rings having an inside diameter of 2.43 inches. A drive shoe is placed on the tip of the sampler to hold the liners in place during sampling.

The samples were removed from the sample barrel in the brass rings, placed in moisture-tight containers, and transported to the laboratory for testing.

II. Laboratory Testing Procedures
A. Moisture Content and Dry Density Test
The moisture content and dry density determination were made in accordance with ASTM test methods. The results are summarized in Figure C-1.

B. Corrosion Test Results
A series of corrosivity tests was performed on a specimen of soil. The testing includes an evaluation of sulfate content in accordance with California test method 417, a pH evaluation in accordance with ASTM D 4972, and a minimum resistivity evaluation in accordance with California test method 643.

The test results are presented below.

Sample Designation - HA-4 @ 0-
pH - 7.1
Soluble Sulfate - 49 mg/kg
Minimum Resistivity - 2,160 ohm-cm
Soluble Chloride - 21 mg/kg
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C. Gradation Test
Grain size was evaluated for a representative soil sample in accordance with ASTM D 422. The results are shown on Figure C-2.

D. Maximum Density and Optimum Moisture Content
Optimum moisture and maximum density were evaluated in accordance with Test Designation ASTM D 1557. These results are tabulated below and depicted on the attached Figure C-3.

Sample
Location
Optimum Moisture Content
(%)
Maximum Dry Density
(pcf)
HA-1 13.3 118.1
E. Expansion Index Test
An expansion index test was performed in accordance with UBC Standard No. 29-2. The results of the test are tabulated below:

Sample Designation - HA-3 @ 0- HA-4 @ 0-
Expansion Index - 50 55
Expansion Classification - Low Medium
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APPENDIX D

STANDARD GRADING SPECIFICATIONS
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APPENDIX D

STANDARD GRADING SPECIFICATIONS

GENERAL
These specifications present the usual and minimum requirements for grading operations observed by Geofirm or its designated representative. No deviation from these specifications will be allowed, except where specifically superseded in the geotechnical report signed by a registered geotechnical engineer.

The placement, spreading, mixing, watering, and compaction of the fills in strict accordance with these guidelines shall be the sole responsibility of the contractor. The construction, excavation, and placement of fill shall be under the direct observation of the soils engineer signing the soils report. If unsatisfactory soil-related conditions exist, the soils engineer shall have the authority to reject the compacted fill ground, and if necessary, excavation equipment will be shut down to permit completion of compaction. Conformance with these specifications will be discussed in the final report issued by the soils engineer.

SITE PREPARATION
Brush, vegetation, and other deleterious material such as rubbish shall be collected, piled, and removed from the site prior to placing fill, leaving the site clear and free from objectionable material.

Soil, alluvium, or rock materials determined by the soils engineer as being unsuitable for placement in compacted fills shall be removed from the site. Any material incorporated as part of a compacted fill must be approved by the soils engineer.

The surface shall then be plowed or scarified to a minimum depth of 6 inches until the surface is free from uneven features that would tend to prevent uniform compaction by the equipment used.

After the area to receive fill has been cleared and scarified, it shall be diced or bladed by the contractor until it is uniform and free from large clods, brought to the proper moisture content, and compacted to the minimum requirements. If the scarified zone is greater than 12 inches in depth, the excess shall be removed and placed in lifts restricted to 6 inches.

Underground structures such as cesspools, cisterns, mining shafts, tunnels, septic tanks, wells, pipe lines, or others not located prior to grading are to be removed or treated in a manner prescribed by the soils engineer.

MATERIALS
Materials for compacted fill shall consist of materials approved by the soils engineer. These materials may be excavated from the cut area or imported from other approved sources, and soils 100
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from one or more sources may be blended. Fill soils shall be free from organic vegetable matter and other unsuitable substances. Normally, the material shall contain no rocks or hard lumps greater than 6 inches in size and shall contain at least 50 percent of material smaller than 1/4- inch in size. Materials greater than 4 inches in size shall be placed so that they are completely surrounded by compacted fines; no nesting of rocks shall be permitted. No material of a perishable, spongy, or otherwise unsuitable nature shall be used in the fill soils.

Representative samples of materials to be utilized as compacted fill shall be analyzed in the laboratory by the soils engineer to determine their physical properties. If any material other than that previously tested is encountered during grading, the appropriate analysis of this material shall be conducted by the geotechnical engineer as soon as possible.

PLACING, SPREADING, AND COMPACTING FILL MATERIAL
The material used in the compacting process shall be evenly spread, watered, processed, and compacted in thin lifts not to exceed 6 inches in thickness to obtain a uniformly dense layer.

When the moisture content of the fill material is below that specified by the soils engineer, water shall be added by the contractor until the moisture content is near optimum as specified.

When the moisture content of the fill material is above that specified by the geotechnical engineer, the fill material shall be aerated by the contractor by blading, mixing, or other satisfactory methods until the moisture content is near optimum as specified.

After each layer has been placed, mixed, and spread evenly, it shall be thoroughly compacted to 90 percent of the maximum laboratory density in compliance with ASTM D: 1557-70 (five layers). Compaction shall be accomplished by sheepsfoot rollers, vibratory rollers, multiplewheel pneumatic-tired rollers, or other types of acceptable compacting equipment. Equipment shall be of such design that it will be able to compact the fill to the specified density.

Compaction shall be continuous over the entire area, and the equipment shall make sufficient passes to obtain the desired density uniformly.

A minimum relative compaction of 90 percent out to the finished slope face of all fill slopes will be required. Compacting of the slopes shall be accomplished by backrolling the slopes in increments of 2 to 5 feet in elevation gain or by overbuilding and cutting back to the compacted inner core, or by any other procedure which produces the required compaction.

OBSERVATIONS AND TESTING
The geotechnical engineer shall observe the placement of fill during the grading process and will file a written report upon completion of grading stating his observations as to compliance with these specifications.
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One density test shall be required for each 2 vertical feet of fill placed, or one for each 1,000 cubic yards of fill, whichever requires the greater number of tests.

Any cleanouts and processed ground to receive fill must be observed by the soils engineer and/or engineering geologist prior to any fill placement. The contractor shall notify the geotechnical engineer when these areas are ready for observation.

PROTECTION OF WORK
During the grading process and prior to the complete construction of permanent drainage controls, it shall be the responsibility of the contractor to provide good drainage and prevent ponding of water and damage to adjoining properties or to finished work on the site.

After the geotechnical engineer has terminated his observations of the completed grading, no further excavations and/or filling shall be performed without the approval of the soils engineer, if it is to be subject to the recommendations of this report. 102
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APPENDIX E

UTILITY TRENCH BACKFILL GUIDELINES
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APPENDIX E

UTILITY TRENCH BACKFILL GUIDELINES
The following guidelines pertinent to utility trench backfills have been adopted by the County of Orange, Environmental Management Agency Grading Section, effective March 31, 1986. The application of the guidelines is strictly enforced by the County reviewers and inspectors.

1. Each utility subcontractor (gas, electric, water, sewer, telephone, cable TV, irrigation, drainage, etc.) shall submit to the developer for dissemination to his consultants (civil engineer, geotechnical engineer, and utility contractor) a plot plan of all utility lines installed under his purview which identifies line type, material, size, depth, and approximate location.

2. The developer or his agent shall provide a composite plot plan of all utilities or a copy of all individual utility plot plans to his geotechnical engineer for use in evaluating whether all utility trench backfills are suitable for the intended use.

3. The geotechnical engineer shall provide the County with a report that includes a plot plan showing the location of all utility trenches, which:

A. Are located within the load influence zone of a structure (1:1 projection) B. Are located beneath any hardscape
C. Are parallel and in close proximity to the top or toe of a slope and may adversely impact slope stability if improperly backfilled
D. Are located on the face of a slope in a trench 18 inches or more in depth.

Typically, trenches that are less than 18 inches in depth will not be within the load influence zone if located next to a structure and will not have a significant effect on slope stability if constructed near the top or toe of a slope, and need not be shown on the plot plan unless determined to be significant by the geotechnical engineer. This plot plan may be prepared by someone other than the soil engineer, but it must meet his approval.

4. Backfill compaction test locations must be shown on the plot plan described in No. 3 above, and a table of test data provided in the geotechnical report.

5. The geotechnical report (utility trench backfill) must state that all utility trenches within the subject lots have been backfilled in a manner suitable for the intended use. This includes the backfill of all trenches shown on the plot plan described in No. 3 and the backfill of those trenches that did not need to be plotted on this plan. 104
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APPENDIX F

MAINTENANCE OF HILLSIDE HOME SITES
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APPENDIX F

MAINTENANCE OF HILLSIDE HOME SITES
Sites graded in hillsides require maintenance and repair of slopes and drainage. The City of Los Angeles, Department of Building and Safety has published a Homeowner's Guide (June 1974) containing "Recommendations for Maintenance of Graded Sites," which are pertinent to all graded sites:
"It is incumbent upon the hillside property owner to maintain his property in a manner which will assure the continued stability of the property. The following are recommendations regarding slope and yard maintenance in graded hillside areas:

1. Maintain existing slope planting, provide new approved planting where indicated, and maintain irrigation systems in working order.

2. Maintain paved diverter terraces, interceptor terraces, downdrains, appurtenances such as inlets, and velocity reducer structures in a clean condition and in good repair.

3. Earth berms prevent water from flowing over the slope. It is important that these berms be maintained.

4. Standing storm water on the pad area directly above the descending slopes, whether natural, cut, or fill, is a major contributor to slope failure. It is important that the pad drainage be maintained at a minimum of 2 percent to the street or other approved location to prevent this situation.

5. Side swales, which direct water around the house, should be maintained so that they will not become ineffective.

6. Catch basins, grates, and subsurface drainage piping should be kept free of silt and debris.

7. Roof gutters and downspouts should be inspected periodically to ensure that they are not broken or clogged. All non-erosive drainage devices should be kept clean and in good repair.

8. Extensive landscaping or revision to the property may seriously alter the surface drainage pattern. When landscaping, homeowners should avoid disrupting flow patterns created when the property was originally graded. It should be remembered that normal property drainage in hillside areas is from the rear yard to the street. Some properties drain to natural water courses.

9. Any problems, such as erosion, should be repaired immediately in order that more serious problems may be averted.

10. Rodent activity should be controlled to prevent water penetration and loosening of the soil.

11. Care should be exercised to prevent loose fill from being placed on a grading site, especially on slopes."
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RESOLUTION NO. 2026-0793

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF LAGUNA BEACH, CALIFORNIA RECOMMENDING

CITY COUNCIL APPROVAL OF TENTATIVE PARCEL MAP
2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-
0802 MERGING THREE LOTS AT 2500 GLENNEYRE STREET
(APN; 626-126-09), 2500 PALA WAY (APN: 626-146-01),
AND 2500 QUEDA WAY (APN: 626-146-02) INTO A SINGLE
LOT IN THE R-1 (RESIDENTIAL LOW-DENSITY) ZONE
LOCATED AT 2500 GLENNEYRE STREETL AND FINDING

THE PROJECT EXEMPT FROM CEQA PURSUANT TO STATE
CEQA GUIDELINES SECTION 15303
WHEREAS, on January 2, 2026, an application was filed by the owner of property located at 2500 Glenneyre Street (“Applicant”), requesting Tentative Parcel Map and Coastal Development Permit approval to merge three lots at 2500 Glenneyre Street (APN: 626-126-09), 2500 Pala Way (APN: 626-146- 01), and 2500 Queda Way (APN: 626-146-02) into a single 9,339 square foot lot in the R-1 (Residential Low-Density) zone in accordance with the provisions of the Laguna Beach Municipal Code and the California Subdivision Map Act (the “Project”); and
WHEREAS, pursuant to Chapter 21.08 (Subdivisions) of the Laguna Beach Municipal Code, the Planning Commission is authorized to make a recommendation on Tentative Parcel Maps and, pursuant to Chapter

25.07 (Coastal Development Permits) of the Laguna Beach Municipal Code, any associated Coastal Development Permits accompanies the other entitlement and identified review body; and WHEREAS, pursuant to Chapters 21.08 (Subdivisions) and 25.07 (Coastal DevelopmentPermits), the City Council is the final decision-making body; and WHEREAS, the Planning Commission conducted a duly-noticed public hearing on May 6, 2026, pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code. The Planning Commission has considered all public testimony on the proposed Project and all relevant public comments, and all documents and evidence submitted, including but not limited to the staff report, attachments, and materials submitted by the Applicant; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

Attachment 6
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Planning Commission Resolution 2026-0793
May 6, 2026

NOW, THEREFORE, the Planning Commission of the City of Laguna Beach does hereby find, determine, and resolve as follows:

SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.

SECTION 2. The Planning Commission hereby finds that the Project is categorically exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15303 (New Construction or Conversion of Small Structures). The Project consists of the consolidation of three existing vacant lots (APNs 656-126-09, 656-146-01, and 656-146-02) into a single legal parcel of approximately 9,339 square feet to implement Condition No. 22 of Design Review Board Resolution No. 2025-1431 and to establish one legal building site for the previously approved single-family residence (1,817 square feet of residence, 648-square-foot attached garage, 440 square feet of elevated decks, landscaping, grading, and associated site improvements). The Tentative Parcel Map 2026-0793 does not authorize any new development, any increase in residential density, or any physical improvements beyond those already reviewed and approved by the Design Review Board on February 12, 2026.

Further, none of the exceptions to the categorical exemption set forth in CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. Although a modified watercourse and associated setback traverse the property, the Biological Resource Assessment and Hydrological Report prepared for the approved residential project confirm that the watercourse supports only sparse, non-native vegetation and contains no environmentally sensitive habitat areas or special-status species. The parcel map will not result in any cumulative impacts because it consolidates existing lots and does not create any additional building sites or increase the approved development intensity on the site. There are no unusual circumstances that would give rise to a reasonable possibility of a significant environmental effect, as the parcel map involves only the administrative merger of three contiguous lots on a site that has already been thoroughly evaluated for geotechnical, hydrological, biological, access, and design-related constraints through the prior Design Review Board entitlement process. Consequently, no further environmental review is required.

SECTION 3. The Planning Commission hereby recommends that the City Council approve Tentative Parcel Map 2026-0793 and Coastal Development Permit 2026-0802 to merge three lots at 2500 Glenneyre Street (APN: 656-126-09), 2500 Pala Way (APN: 656-146-01), and 2500 Queda Way (APN: 656-146-02) into a single legal parcel of approximately 9,339 square feet in the R-1 (Residential Low-Density) zone, based on the findings and facts set forth in Sections 4 and 5 of this Resolution and subject to the conditions of approval set forth in Exhibit A, which is attached hereto and incorporated herein by reference.
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Planning Commission Resolution 2026-0793
May 6, 2026

SECTION 4. The Planning Commission hereby makes the following findings for Tentative Parcel Map 2026-0793, determining that the subdivision satisfies all applicable requirements of the California Subdivision Map Act and the Laguna Beach Municipal Code, as follows:

Pursuant to Government Code Section 66473.5, the proposed subdivision is consistent with the applicable General Plan and any specific plans. The project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The Tentative Parcel Map consolidates three existing lots into a single legal parcel of approximately 9,339 square feet to implement Condition No. 22 of Design Review Board Resolution No. 2025-1431. The resulting parcel satisfies all minimum R-1 development standards for lot area (6,000 square feet), width (70 feet), and depth (80 feet) set forth in Laguna Beach Municipal Code Section 25.10.008. The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project. Accordingly, the map is fully consistent with the General Plan land use designation and all applicable policies of the Land Use Element and the certified Local Coastal Program.

None of the mandatory denial findings set forth in Government Code Section 66474 apply to the proposed Tentative Parcel Map 2026-0793, as demonstrated by the following:
(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451.
(b) The design and improvement of the proposed subdivision are consistent with the applicable general and specific plan.
(c) The site is physically suitable for the type of development proposed (one single-family residence).
(d) The site is physically suitable for the proposed density of development (one dwelling unit on a 9,339-square-foot parcel, consistent with the R-1 zone density standard of 6,000 square feet per dwelling unit).
(e) The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, and the Biological Resource Assessment and Hydrological Report affirm that the onsite modified watercourse and surrounding area contain no environmentally sensitive habitat areas or special-status species.
(f) The design of the subdivision (merger) and the type of improvements are not likely to cause serious public health problems.
(g) The design of the subdivision (merger) and the type of improvements will not conflict with any easements acquired by the public at large for access through or use of the property. The existing sewage and waste line easement is preserved, and no public access rights are affected. 110
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The proposed parcel map establishes a single legal building site for the previously approved singlefamily residence and resolves the longstanding fragmented lot configuration without creating additional lots or increasing development intensity. One or more of the underlying historic lots are not legal building sites under Laguna Beach Municipal Code Section 25.08.004; therefore, the parcel map procedure is the appropriate and required mechanism under Laguna Beach Municipal Code Section 21.08.030 and Government Code Section 66412(d).

SECTION 5. The Planning Commission hereby makes the following findings with respect to Coastal Development Permit 2026-0802:

Finding No. 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 development consists solely of a Tentative Parcel Map to consolidate three existing lots into one legal parcel. The project will not encroach upon any existing physical accessway legally utilized by the public, nor will it affect any proposed public accessway identified in the adopted Local Coastal Program Land Use Plan. The subject property is located inland of the shoreline within an established residential neighborhood along Glenneyre Street and does not contain, adjoin, or obstruct any designated public coastal accessway. No public access easements or shoreline access routes traverse the property, and the proposed parcel map would simply merge the existing lots without altering public access rights or affecting public circulation. The related, previously approved single-family residence is similarly confined to the subject property and its frontage improvements and does not interfere with any existing or planned public coastal access opportunities. Accordingly, the project complies with this review criterion.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel. The parcel map does not authorize any additional development beyond the previously approved single-family residence and does not introduce new physical disturbance to the site. The property is located inland within an established residential neighborhood and is separated from the shoreline and marine environment by existing development and public streets. As confirmed during review of the approved residential project, the site does not contain any marine resources, and the Biological Resource Assessment (Attachment 6) determined that no environmentally sensitive habitat areas are present on the property. 111
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Although a significant modified watercourse traverses the site, the approved technical studies found that the drainage feature supports only sparse, non-native vegetation and does not contain native riparian habitat or special-status species. The Hydrology Report further concluded that the approved residential improvements would maintain existing drainage patterns and would not adversely affect the hydrologic function of the watercourse. In addition, there are no known archaeological or paleontological resources on the property or in the immediate vicinity.

Because the proposed Tentative Parcel Map is limited to lot consolidation and does not expand the scope of physical development already reviewed and approved, the project will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resource.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The subject property is located inland along Glenneyre Street within an established residential neighborhood and does not contain, adjoin, or interfere with any recreational or visitor-serving facilities. As previously determined in connection with the approved single-family residence, the site is not visible from public coastal viewpoints or shoreline accessways and does not block or degrade any designated coastal view corridor. Because the current application is limited to lot consolidation and simply establishes one legal parcel for the previously approved residence, the project will not adversely affect 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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect environmentally sensitive habitats or scenic resources located in adjacent parks or recreation areas. The subject property is not located within, and does not directly adjoin, any park, recreation area, or open space preserve. As previously determined in connection with the approved single-family residence project, the site is bordered by developed residential properties and vacant lots, and the Biological Resource Assessment (Attachment 6) confirmed that no sensitive habitats occur on or near the property and that the on-site watercourse supports only sparse, non-native vegetation. In addition, the approved project maintains the required relationship to the drainage feature and, as supported by the peerreviewed technical studies, will not result in adverse environmental impacts to the watercourse or surrounding area. Accordingly, the project is sited and designed to avoid adverse impacts to 112
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environmentally sensitive habitats and scenic resources and provides adequate separation from such resources.

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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not alter natural landforms and will not result in undue risks from geological, erosional, flood, or fire hazards. The application is limited to lot consolidation and does not authorize any additional grading or site disturbance beyond what was previously approved for the single-family residence.

The site’s geotechnical conditions were evaluated in a preliminary geotechnical investigation prepared in October 2022 and updated in December 2025 (Attachment 5), with subsequent review and approval by the City’s third-party geotechnical consultants in February 2026. The analysis concluded that the site is suitable for development, subject to implementation of recommended measures including foundations embedded in competent bedrock, caissons extending at least 10 feet into competent bedrock where required, temporary excavation controls, drainage improvements, and geotechnical observation during construction. The report further determined that the property is underlain by competent San Onofre Breccia bedrock, that no active faults cross the site, that groundwater was not encountered, and that the site is not located within a mapped seismic hazard zone for liquefaction or earthquake-induced landslides.

With respect to hydrologic conditions, the approved technical studies found that the drainage course traversing the property will continue to function, that the approved residential improvements are located outside the modeled 100-year floodplain, and that the project would not increase runoff at the site outlet or adversely affect the hydrologic function of the significant watercourse. Because the proposed Tentative Parcel Map does not increase development intensity, does not create new building sites, and does not expand the scope of physical improvements already evaluated through the approved residential project, it does not increase exposure to flood, geologic, erosional, or fire hazards. Accordingly, the project satisfies this review criterion.

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 Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect the visual character of the surrounding area. The parcel map itself does not authorize any new visible physical improvements; rather, it establishes one legal parcel for the previously approved single-family residence. As determined by the Design Review Board in February 2026, the approved residence is visually compatible with the surrounding 113
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neighborhood along Glenneyre Street through its coastal-cottage architectural character, use of natural materials and muted colors, and stepped massing that follows the natural slope and reduces apparent bulk. The Board also found that, although the site is not visually degraded, development of the long-vacant property would improve its appearance and complement the established streetscape. Because the current application is limited to lot consolidation and does not expand the scope of the approved development, the project is consistent with this review criterion.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not have any adverse impacts on known archaeological or paleontological resources. The parcel map does not authorize any additional ground disturbance beyond what was previously approved for the single-family residence. As established during review of that project, no known archaeological or paleontological resources are present on the site or in the immediate vicinity.

The Design Review Board also found that the property is vacant and contains no identified historic or cultural resources. Because the current application is limited to lot consolidation and does not expand the scope of physical development already evaluated, the project will not adversely affect any known archaeological or paleontological resource.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be served by adequate utilities, access, drainage, and other necessary facilities. As shown on the TPM, the site has frontage on Glenneyre Street and is already served by existing public infrastructure, including an 8-inch water line, 8-inch sewer line, and 24-inch storm drain located within or adjacent to the Glenneyre Street frontage. The map also identifies the applicable utility purveyors, including Southern California Edison, Southern California Gas Company, the City of Laguna Beach sewer system, and the Laguna Beach County Water District. Vehicular and pedestrian access to the parcel would continue to be provided from Glenneyre Street in conjunction with the previously approved single-family residence. In addition, the approved technical studies determined that the site drainage system and watercourse will continue to function, and that the approved residential improvements will not increase runoff or adversely affect the hydrologic performance of the site. Because the parcel map does not increase development intensity or create new building sites, and because all necessary utilities and infrastructure are already available to serve the approved residence, the proposed lot consolidation will be provided with adequate utilities, access roads, drainage, and other necessary public facilities.
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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.

The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be adequately served by public services, including solid waste collection and public roadway capacity. The parcel map does not create additional lots, dwelling units, or development intensity beyond the previously approved single-family residence and therefore does not generate any new demand for public services beyond what has already been evaluated for one residence on the site.

The property has frontage on Glenneyre Street and will continue to be served by the existing public roadway network, including the approved vehicular and pedestrian access associated with the residential project. The tentative map also identifies existing utility and service infrastructure available to the site, including water, sewer, electrical, communications, and storm drain facilities. Solid waste collection and other routine municipal services are already provided to the property in the same manner as to surrounding residential development.

Accordingly, public services, including roadway capacity, solid waste service, and other municipal facilities, have been considered and are adequate to serve the proposed development.

The project is consistent with all applicable policies of the Certified LCP.

LCP COASTAL POLICIES (CDP)
Land Use Element (LU) Policy 10.1. Require that all subdivisions, including parcel maps, are compatible with neighborhood character including building pad elevations, visual and physical relationships to natural topography, open space, view corridors and surrounding residences, and neighborhood access.

The proposed Tentative Parcel Map is consistent with Land Use Element Policy 10.1 because it consolidates three existing lots into one legal parcel for a previously approved single-family residence and does not create additional lots or alter the approved development pattern on the site. The parcel map formalizes a single building site that is compatible with the established character of the Glenneyre Street neighborhood. As previously determined by the Design Review Board, the approved residence is compatible with the site’s natural topography, surrounding homes, and the neighborhood’s access pattern, including its stepped building pad elevations and visual relationship to the slope. Accordingly, the proposed subdivision is compatible with neighborhood character, including building pad elevations, visual and physical relationships to natural topography, surrounding residences, view considerations, and neighborhood access.
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Land Use Element (LU) Policy 10.3. Ensure that all new development, including subdivisions, the creation of new building sites and remodels that involve building additions, is evaluated to ascertain potential negative impacts on natural resources, ESHA and existing adjacent development. Proposed development shall emphasize ESHA impact avoidance over impact mitigation. Any mitigation required due to an unavoidable negative impact should be located onsite rather than off-site, where feasible. Any off-site mitigation should be located within the City’s boundaries and in close proximity to the project. (Similar to Policies 5.3 and 7.4) The proposed Tentative Parcel Map is consistent with Land Use Element Policy 10.3 because it consolidates three existing lots into one legal parcel and does not authorize any additional physical development beyond the previously approved single-family residence. No designated environmentally sensitive habitat areas (ESHA) are present on the site. Although the property is constrained by a significant modified watercourse and its associated setback, the biological and hydrological implications of development adjacent to that drainage feature were fully evaluated as part of the approved residential project. The technical studies (Attachments 6 and 7) concluded that the approved development would not adversely affect sensitive biological resources and would maintain the hydrologic function of the watercourse.

The parcel map does not expand the scope of that approved development, does not create additional building sites, and simply formalizes one legal parcel subject to the same environmental constraints and prior approvals. Accordingly, the proposed subdivision is consistent with Policy 10.3, including the Local Coastal Program’s direction to avoid adverse impacts to natural resources, ESHA, and adjacent development, with impact avoidance emphasized over mitigation.

Land Use Element (LU) Policy 10.8. Avoid creation of building sites that will result in significant adverse impacts on the community.

The proposed Tentative Parcel Map is consistent with Policy 10.8 because it does not create multiple new building sites or intensify development potential on the property. Instead, it consolidates three existing lots into one legal parcel for a previously approved single-family residence. The parcel map resolves the longstanding fragmented lot configuration and formalizes a single building site subject to the environmental, access, and site constraints already evaluated through the prior entitlement process. As a result, the subdivision does not create a building site that would result in significant adverse impacts on the community.

Land Use Element (LU) Policy 10.8. 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.
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The proposed Tentative Parcel Map is also consistent with Policy 10.8 as it is being processed through the appropriate subdivision procedure rather than a lot line adjustment. Under Laguna Beach Municipal Code Section 21.08.030(a), a lot line adjustment is exempt from subdivision procedures only when the affected properties consist of legal building sites as defined in Title

25. In this case, the application seeks to consolidate three underlying lots into one legal parcel and establish a single legal building site for the previously approved residence. Because the existing lots do not independently qualify as legal building sites, a lot line adjustment is not the appropriate mechanism. The parcel map process is therefore required to regularize the property in a manner consistent with the Municipal Code, General Plan, and Subdivision Map Act.

Finding No. 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.

The proposed development is not located between the sea and the first public road paralleling the sea. The subject property is situated inland along Glenneyre Street within an established residential neighborhood and is separated from the shoreline by intervening development and public streets. Accordingly, this finding does not apply. As detailed in the facts supporting Finding No. 1, the proposed development is in conformity with the certified Local Coastal Program.

Finding No. 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 development will not result in any significant adverse environmental impacts within the meaning of the California Environmental Quality Act. As described throughout this report, the Project qualifies for a categorical exemption under the CEQA Guidelines, and no evidence in the record indicates the potential for a significant environmental effect. Accordingly, the Project is consistent with this finding.

SECTION 6. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 505 Forest Avenue Laguna Beach, CA 92651. The custodian of the record of proceedings is the Director of Community Development. 117
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SECTION 7. If any provision of this Resolution is held invalid, the remainder of this Resolution shall not be affected by such invalidity, and the provisions of the Resolution are severable.

ADOPTED this 6
th day of May 2026.

AYES: Commissioner(s) DUBIN, GOLDMAN, KELLENBERG, SADLER, WHITIN NOES: Commissioner(s)
ABSENT: Commissioner(s)
ATTEST:

Steven Kellenberg,Chairperson
Planning Commission
City of Laguna Beach, California
Samantha Beier, AICP
Planning Manager
City of Laguna Beach, California
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DESIGN REVIEW BOARD STAFF REPORT
February 12, 2026
Agenda Item No. 5.12
Case No: Design Review 2025-1431, Coastal Development Permit 2025-1432, Variance 2025- 1433 and Revocable Encroachment Permit 2025-1434.

Request: To construct a new single-family residence, elevated deck, new vehicular access, grading, landscaping, and a spa. A Coastal Development Permit is required for development within the coastal zone. A Variance is requested to encroach into a mapped watercourse setback and to not provide the required on-site turnaround. A Revocable Encroachment Permit is requested to construct a retaining wall within the public rightof-way.

Location: 2500 Glenneyre Street | APN: 656-126-09, 656-146-01, 656-146-02 Applicant: Mark Abel, Architect
949-813-8058 | [email protected]
Owner: Mark & Sue Winner
Staff: Community Development Department
Shehriyar Khan, Associate Planner
(949) 715-0672 | [email protected]
Recommendation:

Adopt Resolution 2025-1431 approving Design Review 2025-1431, Coastal Development Permit 2025- 1432, Variance 2025-1433, and Revocable Encroachment Permit 2025-1434 for the property located at 2500 Glenneyre Street (APNs: 656-126-09, 656-146-01, 656-146-02) and find said action categorically exempt pursuant to CEQA Guidelines Section 15303.

CEQA:

The project qualifies for a categorical exemption pursuant to 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. Any project approval is contingent upon approval of a parcel map to combine the following APNs: 656-126-09, 656-146-01, 656-146-02 and therefore the whole of the project, including the consideration of approval of the parcel map, will be considered with the Board’s CEQA decision on this project.

Coastal Development Permit:

The proposed project requires a Coastal Development Permit pursuant to Laguna Beach Municipal Code Attachment 7
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Section 25.07.008. The project site is located within an appealable area of the Coastal Zone.

Board Members within a 500’ Radius: Louis Weil
EXECUTIVE SUMMARY:

The project proposes a new single-family residence a single lot that will be created by the consolidation of three currently vacant adjoining parcels. The project consists of a new 1,817-square-foot residence with a 648-square-foot attached garage, 440 square feet of elevated decks, new landscaping, a spa, and new vehicular access from Glenneyre Street.

The application includes a variance to allow a nine (9) foot long (78 square foot) encroachment into the required 25-foot watercourse setback, and to remove the requirement for an on-site vehicular turnaround.

Additionally, there is a revocable encroachment permit to construct a three foot and four inch high (3’ - 4”) retaining wall and a three-foot-wide fire department access walkway within the public right-of-way.

At the November 13, 2026, Design Review Board (“Board”) hearing, the Board conducted a review of the project and considered public testimony, including comments from the adjacent property owner. While the Board generally found that the requested variance, revocable encroachment permit, and CEQA determination could be supported, the Board expressed concern regarding potential privacy impacts to the neighboring historic Mills Act residence at 2538 Glenneyre Street. To consider sensitivity to the historic resource and neighborhood context, the Board continued the item and directed the applicant to further refine the project design to minimize privacy impacts through window modifications, screening measures, and coordination with the adjacent property owner prior to returning for further consideration.

The proposed project is appropriately scaled for the property’s physical setting and is consistent with the City’s General Plan, certified Local Coastal Program, and Design Guidelines. The residence is designed to follow the existing topography, which helps to minimize grading and landform alteration. It also incorporates architectural elements that reduce visual mass and complement the surrounding neighborhood along Glenneyre Street.

The requested variances and revocable encroachment permit are supported by the site’s unique topographic and environmental conditions, including the presence of a mapped watercourse and steep slope. Peerreviewed technical studies (Biological Assessment, Geotechnical Report, Hydrology Report; Attachments 6-8) confirm that the proposed design will not adversely affect the watercourse’s hydrologic or ecological functions or compromise public safety. Overall, the project achieves a balanced approach to site development, preserving natural features, maintaining view equity, and contributing positively to the visual and architectural character of the area.

Staff recommends that the Design Review Board approve the project. Staff has analyzed the request and find that facts to support project approval can be made for the requested entitlements. 120
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PROPERTY AERIAL PHOTO

SITE PHOTOS

PROPERTY INFORMATION
Land Use Designation Village Low Density (1-7 DU/AC)
Zoning Designation R-1 Residential Low Density
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ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below:

Development Standard Required Existing Proposed Conforms Site Coverage 35% (3237 SF) - 9.5% (883 SF) Yes1
Landscape Open Space 26.25% (2428 SF) - 43.6% (4032 SF) Yes Height (Lowest floor to top of roof) 30 Feet - 24’-5” Yes Setbacks
Front
Side (North)
Side (South)
Rear
5’/10’

8.9’

8.9’
20’
-
-
-
-
5’/13’7”
4’
48-10”
20’
Yes
Yes
Yes
Yes
DISCUSSION/ANALYSIS:

Site History
The subject site2 consists of three vacant parcels: Lot 6 of the Loma Tract, recorded May 16, 1911, and Lots 1 and 2 of Tract No. 26, recorded October 26, 1917. In 2015, the City informed the property owners that 2500 Glenneyre and 2500 Pala Way are one building site and 2500 Queda Way is not a building site . The subject site is irregular in shape and has partial frontage on Glenneyre Street. An unimproved segment of Pala Way, which is not open for public use, is located to the rear.

The site has a slope of approximately 33.5 percent that descends from Pala Way toward Glenneyre Street.

This gradual 40-foot change in elevation includes a cross-slope condition created by a watercourse running through the middle of the property. A cursory review of City records for the project site indicate that a project was previously approved, though that approval did not result in construction. That prior approval has lapsed and the site sits today as a vacant site.

Prior Hearing
The Design Review Board considered the project at a duly noticed public hearing and discussed the requested right-of-way encroachment permit, variance, and CEQA determination. The Board generally agreed that the required findings for the right-of-way encroachment permit could be made, noting that Glenneyre Street functions as a two-lane roadway and would not reasonably be widened given existing development and infrastructure constraints. The Board also found the variance for encroachment into the watercourse setback to be supportable, determining that the watercourse is well established, set significantly 1 As a proposed condition of approval in the attached Resolution, City staff recommends that the Board make the project approval contingent upon the Applicant obtaining approval for a parcel map to consolidate all three parcels into one parcel which will affect the development standards based on the larger square footage of the lot. 2 Throughout this report, the terms “subject site” and “subject property” shall be used interchangeably to denote the assumed potential future consolidation of the three parcels.
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below the proposed development, and would not be adversely affected by the proposed caissons or garage encroachment. Based on these factors, the Board seemed to agree that the project qualifies for a categorical CEQA exemption.

While there was general support for the project and concurrence with staff’s findings regarding the requested entitlements, the Board identified significant concerns related to privacy impacts on the adjacent historic Mills Act residence at 2538 Glenneyre Street. The Board emphasized the historic significance and small scale of the neighboring home and noted that the proposed design includes multiple windows on the elevation facing the historic property, including on the upper level, resulting in direct views into the adjacent residence’s primary living spaces. The Board discussed the need for additional separation where feasible, reduction or reorientation of windows, use of opaque glazing, and incorporation of fencing, landscaping, or other screening measures to mitigate privacy impacts.

The Board stated that it generally could support approval of the project if the identified privacy concerns were satisfactorily addressed. The applicant was directed to work with the adjacent property owner and return with revised plans that eliminate direct visual intrusion into the historic home. Following deliberation, the Design Review Board voted 4-0 to continue the item to the February 12, 2026 Design Review Board meeting.

Design Changes:

In response to the Design Review Board’s concerns regarding privacy impacts to the adjacent residence at 2538 Glenneyre Street, the applicant prepared a detailed Window Privacy Study (Sheet WPS) to evaluate and mitigate potential views into the neighboring property. The study includes scaled photographic overlays of the adjacent home aligned with the proposed north elevation, a partial site plan illustrating the relationship between the two residences, and multiple cross sections showing floor elevations and sight lines from key windows and doors. The analysis demonstrates how a six-foot fence following natural grade restricts views into the adjacent rear patio area and identifies specific windows that could result in privacy impacts.

Based on this analysis, the applicant revised the project design to incorporate privacy mitigation measures.

These include applying opaque film to the lower portions of certain upper-level windows to block downward views while maintaining ocean views above, removing a small toilet window, and modifying operable windows with opaque glazing to awning-style windows that allow limited ventilation without direct visual access. The applicant also evaluated rear bedroom windows and determined that, due to their setback and screening by an existing mature tree, those windows do not impact privacy and must remain operable as casement windows to meet emergency egress requirements. Relevant floor plans and elevations (Sheets A2 and A-5) were revised to reflect these changes and coordinated with the Window Privacy Study.

The applicant provided the Window Privacy Study to the adjacent property owner for review and comment, extending the response deadline to accommodate the holiday period. By December 8, 2025, no response had been received; and as of the date of publication of the agenda for the February 12, 2026, Design Review Board hearing, staff has not been advised that any comments have since been received. The applicant concludes that the revised design and privacy measures address the Board’s concerns while preserving ventilation, limited upper-level views, and code-required egress. 123
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