Laguna Beach City Council
May 26, 2026

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
119
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

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
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

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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February 12, 2026

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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February 12, 2026

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
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

Proposed Project
The project proposes construction of a new 1,817-square-foot three-story structure consisting of a singlefamily residence with a 648-square-foot attached garage, a 440-square-foot elevated deck, new landscaping, a spa, 220 Cubic Yards (CY) of grading, and new vehicular access from Glenneyre Street.

Pursuant to Laguna Beach Municipal Code (LBMC) Section 25.05.040(B), Design Review is required for new buildings, new vehicular access, new landscaping, spas and their associated equipment, and elevated decks exceeding three feet above adjacent existing grade.

Vehicular access is proposed from Glenneyre Street via a new 17-foot-wide driveway apron leading to a stone-veneered driveway of the same width. In compliance with LBMC Section 25.53.006(C), which requires one on-street parking space per fifty feet of lot frontage, an 8-foot by 22-foot public parking space is proposed parallel to the street. Per LBMC Section 25.52.008(E), lots fronting on arterial or primary residential collector streets are required to provide a paved turning area or other mechanism that allows vehicles to exit the property in a forward direction. As Glenneyre Street is designated as such a street, the project is subject to this requirement. However, the proposed development does not include an on-site turnaround area, and the applicant is requesting a variance for relief from this standard.

To ensure compliance with the maximum driveway slope of 10 percent required by the Municipal Code, a three foot four-inch-tall retaining wall is proposed within the public right-of-way (and will not encroach into a travel lane). Similarly, a portion of the required three-foot-wide Fire Department access walkway is also proposed within the right-of-way. Both improvements require approval of a Revocable Encroachment Permit (REP), which is included as part of the project request and has been reviewed and approved by the Public Works department.

Consistent with LBMC Section 25.50.004(E)(1), where the natural grade elevation at a point forty feet into the lot is ten feet or more above the curb elevation, the front yard setback may be reduced to ten feet, and to five feet for a required garage. Considering a potential future lot merger, the combined front lot line along Glenneyre Street meets this condition; therefore, the project qualifies for and proposes a five-foot reduced front yard setback for the garage. A condition of approval (Condition No. 22) has been incorporated requiring the respective lots to be merged through a parcel map prior to issuance of building permits.

The proposed 648-square-foot garage accommodates two standard parking spaces and an area for trash bin storage. A portion of the garage, however, encroaches into the required 25-foot watercourse setback, as shown in Figure 1 below. Pursuant to LBMC Section 25.50.030(D), a minimum setback of 25 feet must be maintained from both sides of the center flowline of significant watercourses. Approximately 80 square feet of the garage, which also supports cantilevered portions of the structure above, encroaches into this setback area; therefore, the applicant is requesting a variance to allow the encroachment. To support the variance request and the proposed development, the applicant has submitted a Biological Resource Assessment prepared by South Environmental and dated June 2025 (Attachment 6), a Preliminary Geotechnical Investigation Report prepared by Stoney-Miller Consultants and dated October 2022 (Attachment 7), and a Hydrology Report prepared by Rivertech Inc. dated September 2025 (Attachment 8). All submitted reports were peer-reviewed by the City consultants and the analysis and findings were corroborated, as discussed in more detail below under the section relating to the entitlements. 124
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

Figure 1 – Garage Encroachment into 25-foot Watercourse Setback Access stairs located east of the proposed garage lead to a 230 squarefoot elevated deck positioned above the garage, which also serves as the primary entry to the residence. The main-level includes an entry opening into a living room with a fireplace and adjoining kitchen area. Short steps to the left lead to a bedroom and a modest bathroom, while an internal staircase within the living room provides access to the upper level.

The upper-level contains a master bedroom with an ensuite bathroom, walk-in closet, and a 138 square foot elevated deck. A hallway toward the rear leads to a laundry room, linen closet, and a secondary bedroom with an ensuite bathroom.

Portions of both the main and upper-levels project over the watercourse setback area, as shown in Figure 2 below. LBMC Section 25.50.030(D)(3) allows decks, balconies, and other structural extensions to project over a required setback, provided no supports extend to the ground within the setback and the encroachment remains at least fifteen feet from the center flowline of the watercourse. The proposed design adheres to this standard to the extent feasible, with portions of the main and upper levels projecting ten feet into the setback while maintaining the required fifteen-foot horizontal distance from the center flowline. However, six caissons are necessary to support the projecting sections are located within the 25-foot setback area and are included in the applicant’s variance request to allow encroachment into the watercourse setback. 125
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

Figure 2 – Projecting Sections of the Proposed Structure (highlighted in yellow).

The proposed project is within the allowable building envelope, with a maximum height of approximately

24.5 feet and 11.9 feet above the rear property line elevation. Except for the limited encroachment into the watercourse setback, which is addressed through the requested variance, the structure complies with all required setbacks, calculated based on the final lot configuration which is based on approval of a parcel map to combine the three lots. A 136 square foot spa is proposed near the rear of the residence, requiring approximately 8 cubic yards of grading cut and maintaining the required five-foot separation from the side and rear property lines.

A condition of approval has been incorporated (Condition No. 22) requiring that a lot merger be processed through the parcel map procedure in accordance with the applicable provisions of the Laguna Beach Municipal Code and the Subdivision Map Act. This condition ensures that the subject parcels are legally consolidated into a single building site consistent with City regulations and the proposed project scope.

ENTITLEMENTS: Following is an analysis of the project’s design review, coastal development permit, variance, and revocable encroachment permit applications:

Design Review
The following elements requires design review: new single-family residence with attached garage, new vehicular access, new landscaping, new spas and its associated equipment, and elevated decks exceeding 126
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

three feet above adjacent existing grade (see LBMC Section25.05.040(B)). Design review is governed by Laguna Beach Municipal Code Section 25.05.040. Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as set forth below:

1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.

The project provides safe and direct vehicular and pedestrian access from Glenneyre Street. A 17- foot-wide driveway leads to a two-car garage, and a dedicated three-foot-wide pedestrian and fire access walkway is provided along the south side of the driveway to minimize conflicts between vehicles and pedestrians. Although LBMC Section 25.52.008(E) requires on-site turnaround capability for lots fronting primary residential collector streets, and Glenneyre Street is such a street, the project site’s size, slope, and configuration present practical constraints to accommodating this feature. The applicant is therefore requesting a variance to allow relief from the turnaround requirement. Similar access conditions are common along this segment of Glenneyre Street, where many properties operate safely without on-site turnaround areas, demonstrating that the proposed design would remain consistent with the established development pattern and functional access characteristics of the neighborhood. The position of the lot along Glenneyre Street and the angle of intersection of the driveway to the Glenneyre Street provides for adequate visibility.

2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.

The proposed residence is designed to minimize the appearance of mass within the allowable building envelope through a combination of articulation techniques and material transitions. The structure incorporates multiple rooflines, stepped building forms, and varied wall planes that break up its visual bulk. The residence above the garage is distinguished by a change in exterior materials, which visually reduces its scale and helps define separate building elements. The recessed entry, use of stone veneer at the base, and the garage opening beneath a portion of the front deck further articulate the façade and introduce depth and shadow. Together, these design features create a balanced composition that reduces the perception of mass when viewed from Glenneyre Street and surrounding properties.

3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.
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February 12, 2026

The proposed residence exhibits a cohesive architectural expression consistent with its traditional cottage style. The design integrates materials such as horizontal plank siding, shingle accents, stone veneer, and a Class ‘A’ composition roof, all of which reinforce the intended character. Detailing around windows, trim, and railings is consistent throughout the structure, contributing to a unified and well-composed appearance. The selected materials and finishes complement one another and reflect the architectural integrity of the chosen style.

4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.

The proposed development is designed to respond sensitively to the site’s steep terrain and natural features. The residence is sited to follow the existing topography, minimizing grading and maintaining the natural slope of the land. Grading is limited to 220 CY of grading for the project, consisting of 210 CY of cut within the building footprint, and 10 CY outside of the building footprint.

The design incorporates a cantilevered structure over the watercourse setback to reduce ground disturbance and avoid alteration of the drainage channel. This encroachment is limited to the setback area only and does not involve any intrusion into the watercourse or floodway itself. A variance to allow limited encroachment into the watercourse setback area (not the watercourse flowline) is included in the request and is discussed in the Variance section below. The applicant has submitted a Biological Resource Assessment (Attachment 6), Geotechnical Investigation Report (Attachment 7), and Hydrology Study (Attachment 8), to support the project, all of which were reviewed by the City’s consultants and subsequently approved. The Biological Resource Assessment (Attachment 6) determined that the site supports primarily ornamental and non-native vegetation and does not contain suitable habitat for special-status plant or wildlife species or sensitive natural communities.

Should construction activities occur within the nesting season, the project will adhere to the recommendations identified in the biological assessment, including pre-construction surveys prepared by South Environmental. Collectively, these surveys ensure the development respects the site’s environmental context while maintaining the city’s scenic character.

5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.

The Project complies with the General Plan, including, but not limited to, the following policies:

General Plan Policies
Land Use (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.
128
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February 12, 2026

The project is consistent with Land Use Policy 2.8 as it is designed and sited to follow the existing topography and minimize disturbance to the natural slope and the on-site watercourse. The building footprint is compact, and grading is limited to 220 CY of grading, reducing alteration of the natural terrain. The design incorporates cantilevered elements to span portions of the watercourse setback, minimizing impacts to the drainage channel and associated habitat. A variance to allow limited encroachment into the watercourse setback is included in the request and is discussed in the Variance section below. The Biological Resource Assessment (Attachment 6) determined that the site supports primarily ornamental and non-native vegetation and does not contain suitable habitat for special-status plant or wildlife species or sensitive natural communities. Should construction activities occur within the nesting season, the project will adhere to the recommendations identified in the biological assessment prepared by South Environmental. The project preserves existing view corridors from Glenneyre Street and surrounding properties, maintaining consistency with the City’s Design Guidelines and the Landscape and Scenic Highways Resource Document.

LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).

The project is consistent with Land Use Policy 2.10 as it has been designed and sited to minimize view impacts to both public and private vantage points. The proposed residence is contained within the allowable building envelope and maintains a maximum height of approximately 24.5-feet, consistent with surrounding development patterns. The structure is terraced with the existing slope to reduce its overall visual prominence when viewed from Glenneyre Street and nearby properties.

The project does not obstruct existing public coastal or canyon views and has been designed to maintain view equity consistent with the intent of the General Plan.

LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.

Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).

The project is consistent with Land Use Policy 3.10 as it has been designed to conform to the site’s natural topography and minimize alteration of existing landforms and the on-site watercourse. The structure maintains a low-profile character through varied rooflines, stepped massing, and material differentiation that reduce visual bulk. Landscaping is incorporated to blend the development into the surrounding terrain and soften its visual presence from Glenneyre Street, a designated arterial roadway. The project’s height and siting minimize potential impacts on public views from adjacent streets and vantage points, maintaining consistency with the City’s Design Guidelines and the Landscape and Scenic Highways Resource Document.
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February 12, 2026

LU Policy 7.3 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize natural landform alterations. (Same as Policy 10.2.) GOAL:

Protect, preserve, and enhance the community’s natural resources.

The project is consistent with Land Use Policy 7.3 as it has been designed and sited to protect the site’s natural and environmentally sensitive resources. While the property does not contain any formally designated environmentally sensitive areas, it is constrained by the presence of an on-site watercourse, which is itself an environmentally sensitive feature. The building footprint is compact and situated to minimize grading and landform alteration, with only 220 CY of grading. Cantilevered portions of the structure span sections of the watercourse setback to further reduce ground disturbance. A variance to allow encroachment into the required 25-foot watercourse setback ( and not into the watercourse or 100 year floodplain) by nine (9) feet is included in the request and is discussed in the Variance section below. The project also incorporates natural materials and landscaping to promote visual compatibility with its surroundings, thereby supporting the General Plan goal to protect, preserve, and enhance the community’s natural resources.

LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.

The project is consistent with Land Use Policy 7.10 as it is located within an established residential neighborhood and adjacent to existing development along Glenneyre Street. Although the site itself is currently vacant, it represents one of the few remaining undeveloped parcels within this built-out area. The project confines construction to a compact building footprint and limits grading to 220 CY of grading, thereby minimizing environmental impacts and avoiding unnecessary landform alteration. Its location and design do not extend infrastructure or induce new growth beyond the existing developed context.

LU Policy 10.2 Design and site new development to protect natural and environmentally sensitive resources such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize landform alterations. (Same as Policy 7.3) GOAL: Ensure that proposals for new development, subdivisions, and major remodels are sufficiently evaluated to protect public health and safety and natural resources.

The project is consistent with Land Use Policy 10.2 as it has been designed and sited to protect natural and environmentally sensitive resources while minimizing landform alteration. Although the site does not contain any formally designated environmentally sensitive areas, it is constrained by the presence of an on-site watercourse, which requires sensitivity to any impacts to its function . The structure has been designed with cantilevered elements to reduce grading and disturbance within the watercourse setback, with total grading limited to 220 CY. A variance to allow a nine (9) foot long encroachment (78 square feet) into the watercourse setback (and not into the watercourse or 100 year floodplain) is included in the request and discussed in the Variance section below. The project’s scale, materials, and siting promote visual compatibility with surrounding development while maintaining protection of natural resources and ensuring public health and safety. 130
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

At the November 13, 2025 Design Review Board meeting, the adjacent property owner at 2538 Glenneyre Street raised concerns regarding potential impacts to his residence, which is listed as a historic resource on the City’s Historic Resources List under the Mills Act. He asserted that these potential impacts would preclude the use of a CEQA exemption for the proposed project. Based on review of aerial imagery, site plan for the subject property, and the 2018 Historic Assessment (Attachment 10) for 2538 Glenneyre Street, the proposed project does not result in a “substantial adverse change” to the historic resource under CEQA Guidelines §15064.5(b). The project does not propose demolition, relocation, or alteration of the historic structure itself.

The Historic Assessment identifies the west, street-facing elevation of 2538 Glenneyre as the primary elevation and key public-facing aspect of the resource. While the proposed development at 2500 Glenneyre is designed in a cottage style, it would be clearly distinct from the historic resource and would not visually dominate or overwhelm the historic resource’s primary public-facing elevation. The primary elevation would remain visible and readable from Glenneyre Street and would continue to express its historic scale, form, and character-defining features. The Historic Assessment further notes that the surrounding neighborhood has already undergone substantial redevelopment, which limits the extent to which adjacent new construction would materially impair the resource’s significance.

Potential impacts are limited to indirect effects associated with construction activity and minor alterations to the immediate surroundings. Any concerns related to grading, excavation, or slope stability are typically evaluated through a required geotechnical study, which is submitted and reviewed during the building plan check process. If issues are identified at that stage, the Building Division addresses them prior to and during construction.

In this case, Condition of Approval No. 24 has been incorporated into the resolution to require the inclusion of a monitoring program within the construction plan set. The monitoring program would establish protocols to objectively measure and document any movement or physical impacts to the historic residence located at 2538 Glenneyre Street during construction. With implementation of this condition, and based on the project description and review of available information, the proposed development at 2500 Glenneyre can reasonably be concluded to not have an adverse effect on the adjacent property.

The proposed project itself is located on vacant land with no identified historic or cultural resources.

7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping. 131
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

The proposed landscape plan integrates planting with the architectural design of the residence and reflects the natural character of the surrounding hillside environment. The palette consists primarily of drought-tolerant and fire-resistant species, including native and compatible plants such as toyon, manzanita, rosemary, and California lilac, consistent with the City’s Landscape and Scenic Highways Resource Document. The landscaping softens the structure’s visual presence from Glenneyre Street while preserving existing view corridors to maintain view equity. Irrigation will utilize a fully automated, water-efficient system, and plant selection and placement are designed to ensure long-term sustainability and minimal maintenance consistent with community landscape themes. Final review of the landscape plan for compliance with applicable water efficiency and defensible space requirements will occur during Building Division plan check process.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

The proposed lighting plan provides adequate illumination for safety while minimizing potential impacts to neighboring properties. Exterior building lighting consists of low-intensity, 3-watt LED wall-mounted fixtures located at doorways for a total of 12 fixtures, and landscape lighting includes low-wattage downlights, path lights, and a single pendant fixture, for a total of 21 fixtures. All fixtures are shielded, downward-facing, and designed to limit beyond the property boundaries.

Reflective materials such as high-gloss surfaces and reflective glass are not proposed. The lighting design complies with City standards for minimizing glare and visual intrusion, ensuring illumination is both functional and unobtrusive. Final verification of lighting specifications will occur during Building Division plan check

9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.

The proposed three-story residence is compatible with the existing neighborhood context along Glenneyre Street, which is characterized by a mix of single-family homes exhibiting eclectic and cottage-style architecture with articulated and terraced configurations. The project’s stepped massing, articulated rooflines, and 24.5-foot overall height are consistent with surrounding development patterns. The use of materials such as stone veneer, shingle siding, and muted coastal colors reinforces the cottage character typical of the area. Landscaping and façade articulation further soften the building’s appearance, allowing the design to integrate harmoniously with the established neighborhood setting

10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, 132
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mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to these criteria.

11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.

The project has been revised to minimize potential privacy impacts to adjacent properties, particularly the historic residence located at 2538 Glenneyre Street. Primary outdoor activity areas, including the main- and upper-level decks, are oriented toward Glenneyre Street rather than toward neighboring residences. In response to Board direction, the applicant prepared a detailed Window Privacy Study to evaluate potential lines of sight between the proposed residence and the adjacent historic home. Based on this analysis, specific privacy mitigation measures have been incorporated into the project design, including the use of opaque glazing on select windows, removal of a window where feasible, and modification of operable windows to awning-style windows that allow limited ventilation without direct views toward the adjacent property.

In addition, a six-foot fence following natural grade is proposed along the north side of the property to further restrict views into adjacent outdoor areas, and existing vegetation provides additional screening. Rear-facing windows were evaluated and determined not to create privacy impacts due to their setback and screening by mature trees, while still meeting emergency egress requirements.

With these design revisions and screening measures, the project minimizes direct visual intrusion into neighboring properties and does not result in a substantial invasion of privacy, consistent with the Design Review privacy criterion.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to these criteria.

13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.

Design Review Criteria for Signage is related to commercial development and this residential project is not subject to these criteria.

14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or 133
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generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.

New construction is required to meet Title 24 energy and Building Code requirements, which include insulated windows and energy efficient lighting. The applicant would be required to provide proof of compliance. Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.

15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where: (a) geology conditions allow; (b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.

The proposed project includes a 136-square-foot spa located at the upper northwest corner of the site, positioned away from neighboring residences. The applicant has submitted a Geotechnical Investigation Report (Attachment 7) confirming that on-site geologic conditions are suitable to support the proposed improvement. The spa’s mechanical equipment will be enclosed and equipped with sound attenuation measures to ensure compliance with City noise standards. A condition of approval (Condition No. 19) has been incorporated which limits the operation of the mechanical equipment between the hours of 9:00 AM and 9:00 PM. Associated fencing, gates, and hardscape features, including stone veneer retaining walls and decorative wrought iron elements, are designed to complement the residence and maintain compatibility with neighboring properties.

16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.

The project has been designed in accordance with the City’s Design Guidelines to maintain view equity while allowing reasonable development of the subject property. The residence is contained within the allowable building envelope and maintains a maximum height of approximately 24.5 feet, consistent with neighboring structures along Glenneyre Street. The stepped massing, varied rooflines, and use of natural materials help reduce visual bulk and preserve portions of existing view corridors from adjacent properties. Landscaping has been designed to complement the architecture without obstructing neighboring views, achieving an appropriate balance between development rights and view protection.

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

The project is consistent with the Residential Design Review Guidelines, as explained above. 134
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Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.

The proposed project represents an appropriately scaled development that responds sensitively to the site’s natural conditions. The three-story residence is designed with stepped massing and varied rooflines that follow the slope, reducing its visual prominence and integrating it into the surrounding terrain. The architectural design reflects a distinctive coastal cottage character through the use of shingle siding, stone veneer, and traditional detailing. Pedestrian access is clearly defined by a walkway adjacent to the driveway leading to an elevated entry deck, enhancing street-level orientation. Overall, the project achieves a balanced and context-sensitive design consistent with the site’s topography and neighborhood setting.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

The project is not located within any specific plan area and there are no other design review guidelines that apply.

REVOCABLE ENCROACHMENT PERMIT
The applicant requests an approval of a revocable encroachment permit to construct and maintain a low retaining wall to support the required driveway slope and a 3-foot-wide fire department access walkway in the public right-of-way. A revocable encroachment permit may be granted by the Design Review Board if the improvements will not interfere with the present and prospective public use of a street or right-of-way and will generally conform to the following requirements:

Finding No. 1: It should be located in a manner that is not hazardous to the traveling public, including motorists, bicyclists and pedestrians.

The proposed encroachments, consisting of a 3-foot four-inch retaining wall and a three-foot-wide fire department access walkway within the Glenneyre Street right-of-way, are designed and located to ensure public safety. Although these improvements are situated within the public right-of-way, they do not extend into the improved portions of the street or impede the existing travel lane. The retaining wall height is minimal and does not obstruct sight visibility for motorists entering or exiting the driveway, and the walkway provides safe pedestrian and emergency access consistent with Fire Department requirements. The improvements have been reviewed and approved by the Public Works Department.

Finding No. 2: It should be sufficiently set back from the edge of pavement or street centerline to provide adequate travel, parking, and walking lanes.

The proposed encroachments are sufficiently set back from the edge of pavement along Glenneyre Street to maintain adequate travel, parking, and walking lanes. The 3-foot and four-inch retaining wall and three-foot-wide fire department access walkway are located within the undeveloped portion of the right-of-way and do not extend into the paved roadway or existing parking area. Adequate 135
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clearance is maintained for vehicles and pedestrians, ensuring that the improvements do not interfere with public access or circulation within the right-of-way.

Finding No. 3: It should not conflict with preexisting public utility structures, especially hydrants, vault and service meters in any manner that necessitates relocation thereof at public expense or causes any other unacceptable interference, including impediments to the maintenance, relocation or repair of pipelines, conduits, or substructures of any public utility.

The proposed encroachments do not conflict with existing public utility structures or infrastructure within the Glenneyre Street right-of-way. As shown on the plans, existing water and sewer service laterals, as well as associated vaults, will remain in place. The proposed retaining wall and fire department access walkway have been designed to maintain adequate clearance from these utilities.

Existing vaults located near the driveway approach will be adjusted to finished grade and fitted with traffic-rated covers to ensure accessibility for maintenance and repair. The improvements will not require relocation of any public facilities at public expense or cause interference with the operation, maintenance, or future relocation of existing utilities.

Finding No. 4: It will not preclude public access, use or enjoyment of any area that has historically established such access, use or enjoyment.

The proposed encroachments will not preclude public access, use, or enjoyment of any area that has historically provided such access. The 3-foot four-inch retaining wall and three-foot-wide fire department access walkway are located within an unimproved portion of the Glenneyre Street rightof-way that has not been used by the public for travel or recreation. The improvements are limited to functional infrastructure necessary to support driveway access and safety requirements and do not alter or restrict any existing public pathways or areas of public use.

Finding No. 5: It is not precedent setting in nature to the extent that it creates a noticeable projection into the streetscape as established by existing construction and improvements on neighboring properties.

The proposed encroachments are not precedent-setting and will not create a noticeable projection into the established streetscape along Glenneyre Street. The low retaining wall and fire department access walkway are designed to conform with the grade and alignment of the adjacent right-of-way and are consistent with similar improvements on neighboring properties with steep or complex terrain. The improvements are modest in scale, located entirely outside the paved roadway, and visually integrated with the overall site design. As such, they will not alter the character or appearance of the existing streetscape.

Finding No. 6: It does not create structures of unusual or unacceptable appearance, form, shape or height that detract from the general quality of the streetscape.

The proposed encroachments do not create structures of unusual or unacceptable appearance, form, shape, or height that would detract from the quality of the streetscape. The low retaining wall is a simple, utilitarian structure designed solely to support the required driveway slope and will be finished to match standard City and engineering specifications. The adjacent three-foot-wide fire 136
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department access walkway is similarly functional in design and will utilize materials compatible with the surrounding right-of-way improvements. Both features are modest in scale, visually unobtrusive, and consistent with the established character of Glenneyre Street.

VARIANCE
The proposed project requires the approval of a variance because a portion of the proposed garage and caissons supporting elevated sections of the residence above encroach into the 25-foot watercourse setback (See LBMC 25.50.030(D)). In addition, the proposed project does not provide required on-site turnaround (See LBMC 25.53.004(C)). Variances are governed by Laguna Beach Municipal Code Section 25.05.025.

A Variance is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application of the zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.

Watercourse Setback Encroachment:

Special circumstances related to the site’s unique topography, configuration, and the presence of a City-mapped significant watercourse create practical and environmental constraints on development within the property. The lot is highly irregular in shape with a steep 33.5% slope and a watercourse bisecting the site, resulting in a very limited buildable area. Strict application of the 25-foot watercourse setback would preclude development of a single-family residence comparable in size and scale to other homes in the surrounding neighborhood. The proposed encroachment, limited to a small portion of the garage and associated caissons, has been analyzed in a Biological Resource Assessment (Attachment 6), Geotechnical Report (Attachment 7), and Hydrology Report (Attachment 8), all of which were peer-reviewed and conclusions corroborated by the City’s consultants. These studies confirm that the proposed improvements will not physically disturb the watercourse, impair its hydrologic function, or adversely affect ecological conditions. The watercourse itself does not support native riparian habitat or special-status species, and the proposed development will hydrologically preserve the drainage feature while avoiding any degradation of its environmental quality. The Biological Resource Assessment (Attachment 6) determined that the site supports primarily ornamental and non-native vegetation and does not contain suitable habitat for special-status plant or wildlife species or sensitive natural communities. Should construction activities occur within the nesting season, the project shall adhere to the recommendations identified in the biological assessment prepared by South Environmental (Condition No. 23). Therefore, the variance is justified by the site’s unique natural conditions and ensures reasonable use of the property consistent with surrounding residential development.

On-Site Turnaround Variance:

The property’s steep terrain, irregular shape, and limited frontage along Glenneyre Street present distinct physical constraints that prevent compliance with the Municipal Code requirement for onsite vehicular turnaround capability. Providing a compliant turnaround would require extensive 137
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grading and the construction of substantial retaining walls, which could potentially encroach into the public right-of-way and further alter the natural landform. The current Revocable Encroachment Permit request includes retaining wall and a 3-foot-wide fire department access walkway to meet required LBMC codes for construction of new structures, avoiding excessive construction within the right-of-way. Nearly all properties along this segment of Glenneyre Street, particularly on the north side, lack on-site turnaround areas due to similar site conditions. Furthermore, when the proposed public parking space along the frontage is unoccupied, it can accommodate a two- or three-point turn, offering limited turning capability without additional grading or disturbance. These special circumstances support the requested variance, allowing reasonable development consistent with existing neighborhood patterns.

Finding No. 2: Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone.

Watercourse Encroachment Variance:

The requested variance is necessary to preserve the applicant’s right to reasonably develop a singlefamily residence consistent with the privileges enjoyed by other property owners in the same vicinity and zoning district. Strict adherence to the 25-foot watercourse setback would eliminate the buildable area and effectively preclude construction on the site. The proposed encroachment of 78 square-feet into the required 25-foot setback is necessary for a small portion of the garage and supporting caissons, allows development to occur without adverse environmental or hydrologic impacts, as confirmed through peer-reviewed technical studies. Approval of this variance enables the property owner to achieve a comparable level of residential use and design opportunity as neighboring parcels with similar terrain and zoning.

On-site Turnaround Variance:

The variance to waive the requirement for an on-site vehicular turnaround is necessary to preserve a substantial property right enjoyed by other nearby property owners under similar conditions.

Numerous residences along Glenneyre Street, particularly on the north side, do not provide on-site turnaround areas due to comparable topographic and site constraints. Requiring strict compliance would impose an undue burden on this property and result in unnecessary grading, retaining walls, and potential encroachment into the public right-of-way. Allowing the variance ensures the applicant can utilize the property in a manner consistent with surrounding residential development while maintaining public safety and access within the existing street network.

Finding No. 3: The granting of the variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located.

Watercourse Encroachment Variance:

Granting the variance to allow limited encroachment into the watercourse setback will not be detrimental to public health, safety, or welfare, nor injurious to nearby properties or improvements. 138
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The encroachment is limited to a small portion of the garage and supporting caissons, designed and engineered to avoid any alteration of the natural drainage channel or increase in downstream runoff.

The applicant’s submitted Biological Resource Assessment (Attachment 6), Geotechnical Report (Attachment 7), and Hydrology Report (Attachment 8), each peer-reviewed and conclusions corroborated by the City’s consultants, confirm that the project will not adversely affect the watercourse’s hydrologic or ecological functions. Proper construction practices and stormwater controls will ensure that the variance does not create any hazard or environmental degradation.

On-site Turnaround Variance:

Granting the variance to waive the on-site turnaround requirement will not be detrimental to public health, safety, or welfare, nor injurious to nearby properties or improvements. The project maintains safe vehicular access from Glenneyre Street and provides adequate driveway width and sight visibility. Similar site conditions exist along this segment of Glenneyre Street, where most residences operate safely without on-site turnarounds. The proposed public parking space also provides an opportunity for limited two- or three-point turning when unoccupied. As designed, the project preserves existing roadway conditions and does not introduce any new hazards or obstructions to public circulation.

Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

Watercourse Encroachment Variance:

Granting the variance to allow limited encroachment into the watercourse setback is consistent with the objectives of the Zoning Ordinance and the General Plan. The proposed development maintains the intent of the watercourse setback regulations by preserving the natural drainage channel, protecting hydrologic function, and minimizing disturbance to existing environmental features. The project has been designed to follow the natural topography, limit grading, and avoid unnecessary landform alteration. Approval of the variance allows reasonable development of the property while maintaining consistency with General Plan policies that promote environmentally sensitive site design, resource protection, and compatibility with surrounding residential uses.

On-site Turnaround Variance:

Granting the variance to waive the on-site turnaround requirement is not contrary to the objectives of the Zoning Ordinance or the General Plan. The project provides safe vehicular access from Glenneyre Street and maintains adequate sight distance and driveway design consistent with City standards. The variance supports the General Plan’s goals of minimizing grading and preserving natural terrain by avoiding the need for extensive retaining walls or additional encroachment into the public right-of-way. Allowing relief from this requirement under the site’s unique physical constraints upholds the intent of the zoning and General Plan provisions while ensuring safe and functional site access consistent with neighborhood conditions. 139
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25.50.030(D)(4) Watercourse Encroachment Variances
Finding No. 5: The proposed encroachment will act to preserve, enhance or restore the significance of the watercourse.

The proposed encroachment will act to preserve and maintain the significance of the on-site watercourse through sensitive siting, structural design, and environmental safeguards that avoid disturbance to the natural drainage channel. The watercourse, which conveys intermittent surface runoff through the property, is identified in the Biological Resource Assessment ((Attachment 6)) as a disturbed drainage feature that supports sparse, non-native vegetation but contains no native riparian habitat or special-status species. The assessment concludes that the proposed development will not adversely affect the biological or ecological functions of the drainage or its surrounding area.

The Hydrology Report ((Attachment 8) confirms that the project maintains existing flow characteristics, including volume, velocity, and peak discharge, consistent with pre-development conditions. The design incorporates cantilevered structural elements that reduce ground disturbance within the setback, and the six caissons located within the setback are positioned outside the active flow line to prevent obstruction or alteration of drainage function. Collectively, these measures preserve the hydrologic stability of the watercourse while protecting its limited ecological value, ensuring that the feature remains a stable and functional natural drainage element within the site.

Finding No. 6: The proposed encroachment is not likely to impair the functional, scenic and ecological purposes of the watercourse.

The proposed encroachment does not impair the functional, scenic, or ecological purposes of the onsite watercourse. The Hydrology Report (Attachment 8), confirms that the project will maintain existing drainage flow patterns and capacities, ensuring that stormwater runoff continues to be conveyed through the site without alteration to the natural channel. The limited encroachment, consisting of a small portion of the garage and six caissons located outside the active flowline, is designed to avoid obstruction of water movement or modification of hydraulic performance.

The Biological Resource Assessment (Attachment 6), describes the drainage as a disturbed feature supporting sparse, non-native vegetation and confirms the absence of native riparian habitat or special-status species. Accordingly, the proposed development will not adversely affect biological resources or diminish the site’s natural character. The use of cantilevered structural elements minimizes grading and disturbance within the setback area, preserving the visual and environmental qualities of the drainage while maintaining its hydrologic function.

Coastal Development Permit
The proposed new single-family residence and associated improvements on a vacant lot 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 140
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by the Design Review Board 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 will not encroach upon any existing or proposed public accessway identified in the City’s certified Local Coastal Program (LCP). The project site is located inland of the coastal bluff and does not contain, adjoin, or obstruct any designated or implied public access routes to the shoreline. No easements or rights-of-way providing coastal access traverse the property, and the site improvements are entirely within private property and portions of the public right-ofway already dedicated to vehicular use. Therefore, the proposed development will not interfere with or diminish existing or potential coastal access opportunities.

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

The proposed development will not adversely affect marine, biological, or cultural resources. The site is located inland on a vacant lot within an established residential neighborhood, separated from the coastal bluff and marine environment by existing development and roadways. The Biological Resource Assessment (Attachment 6), confirms that no environmentally sensitive habitat areas are present and that the on-site watercourse supports only sparse, non-native vegetation with no specialstatus species. The Hydrology Report (Attachment 8), verifies that existing drainage patterns will be maintained. There are no known archaeological or paleontological resources on the site or in the immediate vicinity.

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

The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The site is located inland along Glenneyre Street within an existing residential neighborhood and does not contain or adjoin any recreational or visitor-serving uses. The project is not visible from public coastal viewpoints or shoreline accessways and will not block or degrade any designated coastal view corridors. The residence is consistent in scale and character with surrounding development and utilizes materials and colors that blend with the natural setting, ensuring that the project does not adversely impact the area’s coastal scenic quality.

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. 141
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The proposed development is designed to avoid impacts to environmentally sensitive habitats and scenic resources. The site is adjacent to vacant lots at the rear but is not located within or adjoining an open space preserve area. The Biological Resource Assessment (Attachment 6) confirms that no sensitive habitats occur on or near the property and that the on-site watercourse supports only sparse, non-native vegetation. The project maintains an adequate buffer from the drainage feature, and the peer-reviewed technical studies verify that it will not result in adverse environmental impacts.

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 development minimizes alteration of natural landforms and does not create undue risk from geologic, erosional, flood, or fire hazards. The residence is designed to follow the existing topography, with grading limited to approximately 220 cubic yards of grading for the project. The Preliminary Geotechnical Investigation (Attachment 7) concludes that the site is suitable for the proposed construction with standard engineering practices, and the Hydrology Report(Attachment 8) confirms that drainage patterns and runoff rates will remain consistent with existing conditions, avoiding increased erosion or flood risk. The project will utilize fire-resistant construction materials consistent with code requirements, and additional review of all geotechnical, drainage, and fire safety measures will occur during Building Division plan check.

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 development is visually compatible with the surrounding residential neighborhood along Glenneyre Street. The design reflects the area’s coastal cottage character through its materials, colors, and stepped massing that follow the natural slope. While the site is not visually degraded, the project will improve the appearance of the vacant lot and complement the established streetscape.

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

The proposed development will not have any adverse impacts on archaeological or paleontological resources. The site is a vacant lot within an established residential neighborhood, and there are no known cultural resources on or in the vicinity of the property.

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

The proposed development will be served by adequate utilities, access, drainage, and other necessary facilities. The property fronts Glenneyre Street, which provides direct vehicular access and connections to existing public infrastructure. All essential services, including water, sewer, electricity, and communications, are available in the adjacent right-of-way.

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. 142
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Public services and facilities are adequate to serve the proposed development. The project will be connected to existing City infrastructure and public roadway systems that provide sufficient capacity for residential use. Solid waste collection, emergency services, and other municipal services are already established in the area and can accommodate the proposed single-family residence without requiring additional public improvements.

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

LCP COASTAL VIEW POLICIES (CDP)
Land Use Element (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant on-site resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.

The project is consistent with Land Use Policy 2.8 as it is designed to follow the existing topography and minimize alteration of the natural landform while protecting public views. The residence is contained within the allowable building envelope and has a maximum height of approximately 24.5 feet. Grading is limited to 220 cubic yards, which minimizes alteration of the existing terrain. The structure’s stepped massing and cantilevered elements allow it to conform to the site’s 33.5 percent slope and avoid unnecessary grading within the watercourse setback. The project does not obstruct any designated public view corridors along Glenneyre Street and maintains visual compatibility with the surrounding residential development and natural setting.

LU Element Policy 2.9 Require the use of appropriate landscaping, special architectural treatments, and/or siting considerations to protect public views for projects visible from major highways and arterial streets.

The project is consistent with Land Use Policy 2.9 as it incorporates appropriate architectural and landscaping measures to protect public views along Glenneyre Street, which is classified as a collector street. The proposed development is located on the north side of Glenneyre Street, where residences to the rear are situated at higher elevations. The design features stepped massing, articulated rooflines, and natural materials that reduce visual bulk and integrate the structure with the sloping terrain. Landscaping consists of low-growing, drought-tolerant species that maintain open view corridors from the public right-of-way. As proposed, the project preserves the existing visual character of the streetscape and does not obstruct public views along Glenneyre Street.

LU Element Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.) Policy 2.10 includes: Action 2.10.1 Discourage the addition of second stories in established neighborhoods where view equity has historically been achieved through one-story construction. 143
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The project is consistent with Land Use Policy 2.10 as it preserves existing public and private views while maintaining view equity within the neighborhood. The proposed residence is located on the north side of Glenneyre Street, where homes to the rear sit at higher elevations and retain ocean and canyon views over the proposed structure. The design conforms to the allowable building envelope, with a maximum height of approximately 24.5 feet, and is comparable in scale to the predominantly two- and three-story homes along this segment of Glenneyre Street. The residence incorporates stepped massing and articulated rooflines to reduce visual bulk and blend with the surrounding hillside context. The project does not conflict with Action 2.10.1, as it is consistent with the established multi-story residential character of the neighborhood.

LU Element Policies 7.3 and 10.2 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views and visual compatibility with surrounding uses and to minimize landform alterations.

The project is consistent with Land Use Policies 7.3 and 10.2 as it is designed to protect natural features and minimize landform alteration. Grading is limited to approximately 220 cubic yards of grading, and the proposed residence is terraced to follow the existing contours of the property. The Biological Resource Assessment (Attachment 6) confirms no sensitive habitats are present, and the watercourse supports only sparse, non-native vegetation. Cantilevered design elements reduce disturbance within the setback, maintaining compatibility with surrounding development and preserving the site’s natural character.

LUE Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.

Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).

Policy 3.10 requires protection of public views as specified in the Design Guidelines. The Design Guidelines require View Equity for impacts to public views, and require maintenance of view corridors.

View Equity is defined as: View equity means achievement of a fair, reasonable and balanced accommodation of views and competing obstructions such as structures, trees and/or vegetation, privacy and the use and enjoyment of property.

The Design Review Guidelines refers to Public Views:

15.6 Maintain view corridors when feasible.
∙Consider opportunities for public views.
∙Locate a building to retain view opportunities through side yards. 144
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The project is consistent with Land Use Policy 3.10 and the City’s Design Guidelines regarding view equity and public view protection. The residence is designed with stepped massing and a maximum height of approximately 24.5 feet, maintaining a low-profile character consistent with surrounding development along Glenneyre Street. Although visible from a public roadway, the structure is sited to preserve existing view corridors and minimize visual bulk through articulated rooflines and natural materials. The design achieves a fair balance between development potential, neighborhood compatibility, and the preservation of public views in accordance with the City’s view equity principles.

LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.

Land Use and Open Space/Conservation General Plan Elements Zoning Map
Title 25 (Zoning Code)
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. As detailed above in the facts supporting Finding Number 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.

As described further herein, the Project does not have any significant adverse environmental impacts.

The Project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further herein.

ENVIRONMENTAL IMPACT:

In accordance with the California Environmental Quality Act (CEQA) guidelines, the project qualifies for a categorical exemption pursuant to Section 15303 – New Construction or Conversion of Small Structures.

CEQA Guidelines Section 15303 applies to construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. The numbers of structures described in this section are the maximum allowable on any legal parcel. Examples of this exemption include but are not limited to: (a) One singlefamily residence, or a second dwelling unit in a residential zone. In urbanized areas, up to three singlefamily residences may be constructed or converted under this exemption. . . .”. Here, the project consists of merging three vacant lots into one lot to construct one new 1,817-square-foot residence with a 648-squarefoot attached garage, 440 square feet of elevated decks, new landscaping, a spa, grading, new vehicular access from Glenneyre Street, and other improvements in the right of way (the “Project”). The Project is 145
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

exempt from CEQA under CEQA Guidelines Section 15303 because it is construction and location of the Project, consisting of one new single-family residence, in an established residential neighborhood on a site that is already served by public utilities and infrastructure.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site is not located in a particularly sensitive environment; the project site does not contain any environmentally sensitive areas, as confirmed by the Biological Resource Assessment (South Environmental, July 2024; updated June 2025), which found only sparse, non-native vegetation within the on-site watercourse and no presence of special-status species or native riparian habitat. The Hydrology Report (Rivertech Inc., October 2024; updated September 2025) confirms that the project will maintain existing drainage patterns and will not result in significant impacts to the on-site drainage course. Additionally, there will be no cumulative impact resulting from successive projects of the same type in the same place over time, as the surrounding area is already developed with similar single-family residences and there are currently no additional projects contemplated in the future on the project site other than those described in the project description. Further, there are no unusual circumstances resulting in a significant impact on the environment, as the project involves a typical residential use consistent with zoning and surrounding development patterns as the project site is located in an established residential neighborhood. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings, or similar features, as the site is not located along a designated state scenic highway. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code Section 65962.5, according to State and City environmental records. The project will not result in significant adverse impacts to historical resources as defined by CEQA, as the site is vacant and contains no known historic or cultural features. Consequently, additional environmental analysis is not necessary to meet the requirements of CEQA.

RECOMMENDATION:

Conduct a public hearing and adopt Resolution 25-1431 approving DR 2025-1431, CDP 2025-1432, VAR 2025-1433, and REP 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.

NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, on September 2, 2025, a public hearing notice was mailed at least twenty-one (21) days prior to the hearing date in accordance with Title 25. In addition, a public hearing notice was posted on the project site on September 11, 2025, which is at least 10 days in advance of the hearing date. Further, a public hearing notice was published on September 12, 2025 in a newspaper of general circulation which is at least 10 days in advance of the public hearing.

CORRESPONDENCE:

Staff has received one comment expressing concerns related to the watercourse encroachment. 146
DR 25-1431; CDP 25-1432; VAR 25-1433; REP 25-1434
February 12, 2026

ATTACHMENT(S):

Attachment 1 – Resolution No. 2025-1431
Attachment 2 – Plans
Attachment 3 – Color and Material Board
Attachment 4 – Colored Elevations
Attachment 5 – Renderings
Attachment 6 – Biological Assessment
Attachment 7 – Geotechnical Report
Attachment 8 – Hydrology Report
Attachment 9 – Correspondence
Attachment 10 – 2538 Glenneyre Street – Historical Assessment Report 147