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 PC Staff Report
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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 PC Staff Report
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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 PC Staff Report
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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 PC Staff Report
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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 PC Staff Report
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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 PC Staff Report
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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 PC Staff Report
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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 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