STAFF REPORT
Meeting Date:
May 26, 2026
NON APPEAL
17 SUBJECT: 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY:
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT
PERMIT 2026-0802 TO MERGE THREE LOTS INTO A SINGLE LOT IN THE R-1 (RESIDENTIAL LOW-DENSITY) ZONE, AND CATEGORICAL EXEMPTION PURSUANT TO STATE CEQA GUIDELINES SECTION 15303
RECOMMENDATION: It is recommended that the City Council:
1. Conduct a Public Hearing, including receiving a staff report and taking public testimony and evidence related to the consideration of Tentative Parcel Map 2026-0793, Coastal Development Permit 2026-0802, and CEQA exemption under State CEQA Guidelines Section 15303; and
2. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH, CALIFORNIA, APPROVING TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 MERGING THREE LOTS AT 2500 GLENNEYRE STREET (APN: 626-126-09), 2500 PALA WAY (APN: 626-146-01), AND 2500 QUEDA WAY (APN: 626-146-02) INTO A SINGLE LOT IN THE R-1 (RESIDENTIAL LOWDENSITY) ZONE; AND FINDING THE ACTION EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT PURSUANT TO STATE CEQA GUIDELINES SECTION 15303”.
SUMMARY OF THE MATTER
Edwin Kisiel (“Applicant”), representative for property owners Mark Winner and Sue Winner of 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way (the “Property”), applied for Tentative Parcel Map (“TPM”) 2026-0793 and Coastal Development Permit (“CDP”) 2026-0802 to merge three lots at 2500 Glenneyre Street (APN: 626-126-09), 2500 Pala Way (APN: 626-146-01), and 2500 Queda Way (APN:
626-146-02) into a single lot in the R-1 (Residential Low-Density) (the “Project”). The Planning Commission constitutes an “advisory agency” to the City Council for tentative maps, parcel maps and subdivision maps. (Laguna Beach Municipal Code Section (“LBMC”) 21.08.040.) Accordingly, the Project was reviewed by the Planning Commission on May 6, 2026. After conducting a public hearing, the Planning Commission voted 5-0 to adopt a resolution recommending that the City Council approve TPM 2026-0793 and CDP 2026-0802. (The May 6, 2026 Staff Report, Application, Tentative Parcel Map, Preliminary Geotechnical Investigation, and Resolution No. 2025-0793 are attached as Attachments 2 through 6, respectively.)
The applications before the City Council are related to a project that was conditionally approved by Design Review Board on February 12, 2026 pursuant to Board Resolution No. 2025-1431 for construction of a new single-family residence and associated improvements that will extend across the shared property lines between the three existing parcels (collectively, for purposes of CEQA, the “project”). (The February 12, 2026 Staff Report, Plans, Public Correspondence, and Resolution No. 2025-1431 are attached as Attachments 7 through 10, respectively.) Specifically, Condition No. 22 of Design Review Board TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
Resolution No. 2025-1431 requires that the parcel map to merge the three lots be effectuated prior to issuance of a building or grading permit. Refer to Figures 1 and 2, below, for the existing lot configurations.
Figures 1 and 2 – Record of survey (left) and location map (right)
DISCUSSION
The subject Property has a long and fragmented entitlement history involving three underlying lots in the R-1 Zone, consisting of Lot 6 of Block 1 of the Loma Tract, recorded May 16, 1911, and Lots 1 and 2 of Block 4 of Tract No. 26, recorded October 26, 1917, which are now identified as 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way, corresponding to APNs 656-126-09, 656-146-01, and 656-146-02.
The proposed TPM (Figure 4) would consolidate these three lots into one parcel. The TPM identifies the resulting parcel as 9,339 square feet, or approximately 0.214 acres. The lots comprising the Property are irregular in shape and substandard in size for the R-1 zone. Based on the record of survey (Figure 1 above), 2500 Glenneyre Street (shown in blue) contains approximately 3,756 square feet, 2500 Pala Way (shown in green) contains approximately 3,183 square feet, and 2500 Queda Way (shown in yellow) contains approximately 2,400 square feet.
City records reflect multiple efforts dating back to the late 1970s to develop the Property with a singlefamily residence. Those proposals were subject to design review, variance, grading, and watercourse-related review, but none resulted in construction, and the Property remains vacant. Throughout the site’s history, the principal constraints have consistently been the irregular lot configuration, limited and unusual frontage conditions, the drainage course traversing the property, and uncertainty regarding whether the underlying lots constituted one building site or separate developable parcels. These same issues continue to frame the current parcel map request.
In 2015, after reexamining the historical property files for the area, staff determined that what had historically been referred to as 2548 Glenneyre Street was one building site comprised of two lots, specifically Lot 6 of Block 1 of the Loma Tract and Lot 1 of Block 4 of Tract No. 26. Staff further TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
determined that Lot 2 of Block 4 of Tract No. 26, now identified as 2500 Queda Way, was not a building site. In a follow-up 2016 letter, staff confirmed that conclusion and indicated that City GIS and property records would be updated accordingly. As a result, 2548 Glenneyre Street is no longer recognized as an address in the City’s GIS, and the Property is now identified through the three current addresses of 2500 Glenneyre Street, 2500 Pala Way, and 2500 Queda Way.
In 2023, an application was filed for development of a new single-family residence on the subject Property.
That application ultimately resulted in the Design Review Board’s February 12, 2026 approval of Design Review 2025-1431, Coastal Development Permit 2025-1432, Variance 2025-1433, and Revocable Encroachment Permit 2025-1434 for construction of a new residence and related site improvements. (Attachments 7 through 10.) However, Condition No. 22 of Board-adopted Resolution No. 2025-1431 requires that, prior to issuance of building and/or grading permits, the applicant obtain approval and recordation of a parcel map merging APNs 656-126-09, 656-146-01, and 656-146-02 into a single lot pursuant to the LBMC and the Subdivision Map Act.
The site’s history reflects a longstanding pattern in which residential development of the Property has been contemplated, reviewed, and revised, but never carried through to construction. The current Tentative Parcel Map is intended to resolve the longstanding lot-status issue by consolidating the three underlying lots into a single legal parcel consistent with the approved residential project and applicable City requirements.
Pursuant to LBMC Section 21.08.070, a tentative parcel map is required to be filed with the Planning Commission and must conform to the applicable provisions of the Subdivision Map Act and Chapter 21.08 of the LBMC.
Tentative Parcel Map 2026-0793
The Project site is located in the R-1, Residential Low Density Zone. The proposed Tentative Parcel Map would merge three existing lots into one legal parcel, with a total area of 9,339 square feet, or approximately
0.214 acres.
The proposed parcel map does not create any additional lots or authorize any increase in residential density.
Rather, it is intended to establish a single legal building site consistent with the approved development of the property. The tentative parcel map, inserted as Figure 3 below, identifies the proposed use as one singlefamily residence and shows the merged parcel with frontage along Glenneyre Street and irregular boundaries extending toward Pala Way and Queda Way. The map also identifies existing public infrastructure serving the site, including an existing 8-inch sewer line, 8-inch water line, and 24-inch storm drain within or adjacent to the Glenneyre Street frontage, as well as an existing sewage and waste line easement recorded in 1974.
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
Figure 3 – Proposed Tentative Parcel Map
Pursuant to Sections 66473.5 and 66474 of the California Subdivision Map Act, the City Council may approve a Tentative Parcel Map by making the following findings:
1. Pursuant to Government Code Section 66473.5, the proposed subdivision is consistent with the applicable General Plan and any specific plans.
Here, the project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The Tentative Parcel Map consolidates three existing lots into a single legal parcel of approximately 9,339 square feet. The resulting parcel satisfies all minimum R-1 development standards for lot area (6,000 square feet), width (70 feet), and depth (80 feet) set forth in LBMC Section 25.10.008. The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project pursuant to Design Review Board Resolution No. 2025-1431. Accordingly, the map is fully consistent with the General Plan, including all elements of the General Plan. No specific plan applies to this Property.
2. None of the mandatory denial findings set forth in Government Code Section 66474 apply to the proposed Tentative Parcel Map 2026-0793, as demonstrated by the following:
(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451. Here, Project site is designated Village Low Density TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
(VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). No specific plan applies to the Project site and the map complies with the General Plan and R-1 zone. (b) The design and improvement of the proposed subdivision are consistent with the applicable general and specific plan. Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). No specific plan applies to the Project site and the required lot dimensions comply with the General Plan and R-1 zone.
(c) The site is physically suitable for the type of development proposed (one single-family residence). Here, Project site is designated Village Low Density (VLD) on the General Plan Land Use Map and is zoned R-1 (Residential Low-Density). The merger does not create any new lots, does not increase residential density, and does not alter the previously approved single-family residence project pursuant to Design Review Board Resolution No. 2025- 1431.
(d) The site is physically suitable for the proposed density of development. Here, the Project site will consist of a 9,339-square-foot parcel with one dwelling unit, consistent with the R-1 zone density standard of 6,000 square feet per dwelling unit). (e) The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. Here, the project is categorically exempt from CEQA pursuant to CEQA Guidelines Section 15303, and the Biological Resource Assessment and Hydrological Report affirm that the on-site modified watercourse and surrounding area contain no environmentally sensitive habitat areas or special-status species. (f) The design of the subdivision (merger) and the type of improvements are not likely to cause serious public health problems. Here, the merger of three lots into one lot and its subsequent development will improve the area and bring it up to codes. The single-family residential development on one lot that is 9,339 square feet is not likely to cause serious public health problems.
(g) The design of the subdivision (merger) and the type of improvements will not conflict with any easements acquired by the public at large for access through or use of the property within the proposed subdivision. Here, the existing sewage and waste line easement is preserved, and no public access rights are affected.
3. The proposed parcel map procedure is the appropriate and required mechanism under LBMC Section 21.08.030 and Government Code Section 66412(d). Here, the proposed parcel map establishes a single legal building site for the previously approved single-family residence and resolves the longstanding fragmented lot configuration without creating additional lots or increasing TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
development intensity. One or more of the underlying historic lots are not legal building sites under LBMC Section 25.08.004; therefore, the parcel map procedure is the appropriate and required mechanism under LBMC Section 21.08.030 and Government Code Section 66412(d).
Coastal Development Permit 2026-0802
The proposed Tentative Parcel Map constitutes “development” for which a Coastal Development Permit is required. The City Council’s determination is not appealable to the California Coastal Commission. To ensure compliance with the City’s certified Local Coastal Program, the Project has been reviewed for conformity with the criteria set forth in LBMC Section 25.07.012(F)(1)-(9). A coastal development permit application may be approved only after the approval authority has reviewed the project and made all of the following findings (LBMC Section 25.07.012(G)(1)-(3).):
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.
The proposed development consists solely of a Tentative Parcel Map to consolidate three existing lots into one legal parcel. The project will not encroach upon any existing physical accessway legally utilized by the public, nor will it affect any proposed public accessway identified in the adopted Local Coastal Program Land Use Plan. The subject property is located inland of the shoreline within an established residential neighborhood along Glenneyre Street and does not contain, adjoin, or obstruct any designated public coastal accessway. No public access easements or shoreline access routes traverse the property, and the proposed parcel map would simply merge the existing lots without altering public access rights or affecting public circulation. The related, previously approved single family residence is similarly confined to the subject property and its frontage improvements and does not interfere with any existing or planned public coastal access opportunities. Accordingly, the project complies with this review criterion.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The proposed Tentative Parcel Map consolidates three existing lots into one legal parcel. The parcel map does not authorize any additional development beyond the previously approved single family residence and does not introduce new physical disturbance to the site. The property is located inland within an established residential neighborhood and is separated from the shoreline and marine environment by existing development and public streets. As confirmed during review of the approved residential project, the site does not contain any marine resources, and the Biological Resource Assessment (Attachment 11) determined that no environmentally sensitive habitat areas are present on the property.
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
Although a significant modified watercourse traverses the site, the approved technical studies found that the drainage feature supports only sparse, non-native vegetation and does not contain native riparian habitat or special status species. The Hydrology Report further concluded that the approved residential improvements would maintain existing drainage patterns and would not adversely affect the hydrologic function of the watercourse. In addition, there are no known archaeological or paleontological resources on the property or in the immediate vicinity.
Because the proposed Tentative Parcel Map is limited to lot consolidation and does not expand the scope of physical development already reviewed and approved, the project will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resource.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect recreational or visitor serving facilities or coastal scenic resources. The subject property is located inland along Glenneyre Street within an established residential neighborhood and does not contain, adjoin, or interfere with any recreational or visitor serving facilities. As previously determined in connection with the approved single family residence, the site is not visible from public coastal viewpoints or shoreline accessways and does not block or degrade any designated coastal view corridor. Because the current application is limited to lot consolidation and simply establishes one legal parcel for the previously approved residence, the project will not adversely affect recreational or visitor serving facilities or coastal scenic resources.
4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect environmentally sensitive habitats or scenic resources located in adjacent parks or recreation areas. The subject property is not located within, and does not directly adjoin, any park, recreation area, or open space preserve. As previously determined in connection with the approved single-family residence project, the site is bordered by developed residential properties and vacant lots, and the Biological Resource Assessment (Attachment 11) confirmed that no sensitive habitats occur on or near the property and that the on-site watercourse supports only sparse, non-native vegetation. In addition, the approved project maintains the required relationship to the drainage feature and, as supported by the peer-reviewed technical studies, will not result in adverse environmental impacts to the watercourse or surrounding area. Accordingly, the project is sited and designed to avoid adverse impacts to environmentally sensitive habitats and scenic resources and provides adequate separation from such resources.
5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not alter natural landforms and will not result in undue risks from geological, erosional, flood, or fire hazards. The application is limited to lot consolidation and does not authorize any additional grading or site disturbance beyond what was previously approved for the single family residence.
The site’s geotechnical conditions were evaluated in a preliminary geotechnical investigation prepared in October 2022 and updated in December 2025 (Attachment 5), with subsequent review and approval by the City’s third party geotechnical consultants in February 2026. The analysis concluded that the site is suitable for development, subject to implementation of recommended measures including foundations embedded in competent bedrock, caissons extending at least 10 feet into competent bedrock where required, temporary excavation controls, drainage improvements, and geotechnical observation during construction. The report further determined that the property is underlain by competent San Onofre Breccia bedrock, that no active faults cross the site, that groundwater was not encountered, and that the site is not located within a mapped seismic hazard zone for liquefaction or earthquake induced landslides.
With respect to hydrologic conditions, the approved technical studies found that the drainage course traversing the property will continue to function, that the approved residential improvements are located outside the modeled 100 year floodplain, and that the project would not increase runoff at the site outlet or adversely affect the hydrologic function of the significant watercourse. Because the proposed Tentative Parcel Map does not increase development intensity, does not create new building sites, and does not expand the scope of physical improvements already evaluated through the approved residential project, it does not increase exposure to flood, geologic, erosional, or fire hazards. Accordingly, the project satisfies this review criterion.
6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not adversely affect the visual character of the surrounding area. The parcel map itself does not authorize any new visible physical improvements; rather, it establishes one legal parcel for the previously approved single family residence. As determined by the Design Review Board in February 2026, the approved residence is visually compatible with the surrounding neighborhood along Glenneyre Street through its coastal cottage architectural character, use of natural materials and muted colors, and stepped massing that follows the natural slope and reduces apparent bulk. The Board also found that, although the site is not visually degraded, development of the long vacant property would improve its appearance and complement the established streetscape. Because the current application is limited to lot consolidation and does not expand the scope of the approved development, the project is consistent with this review criterion.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will not have any adverse impacts on known archaeological or paleontological resources. The parcel map does not authorize any additional ground disturbance beyond what was previously approved for the single family residence. As established during review of that project, no known archaeological or paleontological resources are present on the site or in the immediate vicinity. The Design Review Board also found that the property is vacant and contains no identified historic or cultural resources.
Because the current application is limited to lot consolidation and does not expand the scope of physical development already evaluated, the project will not adversely affect any known archaeological or paleontological resource.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be served by adequate utilities, access, drainage, and other necessary facilities. As shown on the Tentative Parcel Map, the site has frontage on Glenneyre Street and is already served by existing public infrastructure, including an 8 inch water line, 8 inch sewer line, and 24 inch storm drain located within or adjacent to the Glenneyre Street frontage. The map also identifies the applicable utility purveyors, including Southern California Edison, Southern California Gas Company, the City of Laguna Beach sewer system, and the Laguna Beach County Water District. Vehicular and pedestrian access to the parcel would continue to be provided from Glenneyre Street in conjunction with the previously approved single family residence. In addition, the approved technical studies determined that the site drainage system and watercourse will continue to function, and that the approved residential improvements will not increase runoff or adversely affect the hydrologic performance of the site. Because the parcel map does not increase development intensity or create new building sites, and because all necessary utilities and infrastructure are already available to serve the approved residence, the proposed lot consolidation will be provided with adequate utilities, access roads, drainage, and other necessary public facilities.
9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.
The proposed Tentative Parcel Map to consolidate three existing lots into one legal parcel will be adequately served by public services, including solid waste collection and public roadway capacity.
The parcel map does not create additional lots, dwelling units, or development intensity beyond the previously approved single family residence and therefore does not generate any new demand for public services beyond what has already been evaluated for one residence on the site.
The property has frontage on Glenneyre Street and will continue to be served by the existing public roadway network, including the approved vehicular and pedestrian access associated with the residential project. The tentative map also identifies existing utility and service infrastructure available to the site, including water, sewer, electrical, communications, and storm drain facilities.
Solid waste collection and other routine municipal services are already provided to the property in TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
the same manner as to surrounding residential development. Accordingly, public services, including roadway capacity, solid waste service, and other municipal facilities, have been considered and are adequate to serve the proposed development.
The project is furthermore consistent with all applicable policies of the Certified LCP.
LCP COASTAL POLICIES (CDP)
Land Use Element (LU) Policy 10.1. Require that all subdivisions, including parcel maps, are compatible with neighborhood character including building pad elevations, visual and physical relationships to natural topography, open space, view corridors and surrounding residences, and neighborhood access.
The proposed Tentative Parcel Map is consistent with Policy 10.1 in that it consolidates three existing lots into one legal parcel for a previously approved single-family residence and does not create additional lots or alter the approved development pattern on the site. The parcel map formalizes one building site that is consistent with the character of the surrounding Glenneyre Street neighborhood. As previously found by the Design Review Board, the approved single-family residence project is compatible with the site’s natural topography, surrounding residences, and neighborhood access pattern. Accordingly, the proposed subdivision is compatible with neighborhood character, including building pad elevations, visual and physical relationships to topography, surrounding residences, and access.
Land Use Element (LU) Policy 10.3. Ensure that all new development, including subdivisions, the creation of new building sites and remodels that involve building additions, is evaluated to ascertain potential negative impacts on natural resources, ESHA and existing adjacent development. Proposed development shall emphasize ESHA impact avoidance over impact mitigation. Any mitigation required due to an unavoidable negative impact should be located on-site rather than off-site, where feasible. Any off-site mitigation should be located within the City’s boundaries and in close proximity to the project. (Similar to Policies 5.3 and 7.4)
The proposed Tentative Parcel Map is consistent with Policy 10.3 in that it consolidates three existing lots into one legal parcel and does not authorize additional physical development beyond the previously approved single-family residence project. No designated environmentally sensitive habitat areas are present on the site. However, the property is constrained by a significant modified watercourse and associated setback, and the biological and hydrological implications of development in relation to that drainage feature were evaluated as part of the approved residential project. Those technical studies concluded that the approved development would not adversely affect sensitive biological resources and would maintain the hydrologic function of the watercourse. The parcel map does not expand the scope of that approved development, does not create any additional building sites, and formalizes one legal parcel subject to the same environmental constraints and prior approvals. Accordingly, the proposed subdivision is consistent with Policy 10.3, including the Local Coastal Program direction to avoid adverse impacts to natural resources, environmentally sensitive habitat areas, and adjacent development.
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
Land Use Element (LU) Policy 10.8. Avoid creation of building sites that will result in significant adverse impacts on the community.
The proposed Tentative Parcel Map is consistent with Policy 10.8 in that it does not create multiple new building sites or intensify development potential on the property, but instead consolidates three existing lots into one legal parcel for a previously approved single-family residence. The parcel map resolves the longstanding fragmented lot configuration and formalizes one building site subject to the environmental, access, and site constraints already evaluated through the prior entitlement process. Accordingly, the proposed subdivision does not create a building site that would result in significant adverse impacts on the community.
Land Use Element (LU) Policy 10.8. Prohibit lot line adjustments that are inconsistent with the Municipal Code, General Plan, and Subdivision Map Act. Existing building sites which maintain a legal nonconforming lot or lots may adjust the lot lines provided that the adjustment does adversely increase the extent of nonconformities.
The proposed Tentative Parcel Map is consistent with Policy 10.8 in that the subject application is being processed through a parcel map rather than a lot line adjustment. Pursuant to LBMC Section 21.08.030(a), a lot line adjustment is exempt from subdivision procedures only where the project site described in the proposal consists of legal building sites as defined in Title 25 of the Municipal Code. Here, the proposed application is intended to consolidate three underlying lots into one legal parcel and establish one legal building site for the previously approved single-family residence project. Accordingly, the lot line adjustment procedure is not the appropriate mechanism, and the parcel map process is required to regularize the site in a manner consistent with the Municipal Code, General Plan, and Subdivision Map Act.
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.
The proposed development is not located between the sea and the first public road paralleling the sea. The subject property is situated inland along Glenneyre Street within an established residential neighborhood and is separated from the shoreline by intervening development and public streets. Accordingly, this finding does not apply. As detailed in the facts supporting Finding No. 1, the proposed development is in conformity with the certified Local Coastal Program.
Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.
The proposed development will not result in any significant adverse environmental impacts within the meaning of the California Environmental Quality Act. As described throughout this report, the Project qualifies for a categorical exemption under the CEQA Guidelines, and no evidence in the record indicates the potential for a significant environmental effect. Accordingly, the Project is consistent with this finding.
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
ENVIRONMENTAL ANALYSIS
The Project is exempt from CEQA pursuant to Section 15303 – New Construction or Conversion of Small Structures. Here, the proposed tentative parcel map is being processed in conjunction with a previously approved single family residence, for which the Design Review Board relied on Section 15303 in its February 12, 2026 approval of the related entitlements. Consistent with that prior determination, staff recommends continued reliance on Section 15303 because the parcel map does not authorize any new development beyond what has already been reviewed and approved. The map consolidates three underlying lots into one legal parcel to implement Condition No. 22 of Resolution No. 2025 1431 and to establish a single legal building site for the approved residence.
Further, none of the exceptions to categorical exemptions set forth in CEQA Guidelines Section 15300.2 apply. The site does not contain any environmentally sensitive habitat areas. Although a modified watercourse and associated setback traverse the property, the biological and hydrological implications of development adjacent to that drainage feature were previously evaluated through the approved residential project, and no environmentally sensitive habitat areas were identified. The parcel map would not result in cumulative impacts, as it consolidates existing lots and does not create additional building sites or increase development intensity beyond the one previously approved dwelling. There are no unusual circumstances that would give rise to a reasonable possibility of a significant environmental effect; the parcel map involves only the administrative merger of three contiguous lots on a site already evaluated for geotechnical, hydrological, biological, access, and design related constraints. The project would not damage scenic resources within a state scenic highway, as the property is located inland within an established residential neighborhood and is not within a designated state scenic highway corridor. The site does not contain any historic buildings, archaeological resources, or other historical resources, and the parcel map would not authorize additional ground disturbance beyond what was previously reviewed. The property is not listed on any hazardous waste site inventory compiled pursuant to Government Code § 65962.5. For these reasons, the proposed Tentative Parcel Map qualifies for the Section 15303 categorical exemption, and no further environmental analysis is required under CEQA.
ATTACHMENTS
TENTATIVE PARCEL MAP 2026-0793 AND COASTAL DEVELOPMENT PERMIT 2026-0802 AT 2500 GLENNEYRE STREET, 2500 PALA WAY, AND 2500 QUEDA WAY May 26, 2026
1. City Council Resolution (Pgs. 14-33)
2. May 6, 2026 Planning Commission Report (Pgs. 34-52)
3. Application (Pgs. 53-60)
4. Tentative Parcel Map (Pg. 61)
5. Preliminary Geotechnical Investigation (Pgs. 62-107)
6. Planning Commission Resolution No. 2026-0793 (Pgs. 108-118)
7. February 12, 2026 DRB Staff Report (Pgs. 119-147)
8. February 12, 2026 DRB Project Plans (Pgs. 148-169)
9. February 12, 2026 DRB Public Correspondence (Pgs. 170-209)
10. February 12, 2026 DRB Resolution No. 2025-0431 (Pgs. 210-235)
11. Biological Resources Assessment (Pgs. 236-308)
12. Hydrological Report (Pgs. 309-527)
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Shehriyar Khan, Associate Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development