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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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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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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