Laguna Beach City Council
July 7, 2026

As part of the Site Improvements, six landscape lighting fixtures have been included and designed to meet applicable safety and security standards. The fixtures are fully shielded and directed downward to provide effective illumination of pedestrian pathways and key site areas while minimizing light spillover, glare, or adverse visual impacts to the surrounding neighborhood.

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.

Within the context of the existing development pattern, the Site Improvements consisting of grading, retaining walls, landscaping, and an elevated deck maintains a neighborhood compatibility. The proposed grading, landscaping, and retaining walls reduce the overall massing and visibility from surrounding public vantage points and helps transition the new improvements into the surrounding neighborhood character. The perimeter landscaping and walls provide visual buffering and soften the transition between the project and adjacent residential uses. Furthermore, the Site Improvements are sited behind the existing two-story church buildings located at the higher elevation portion of the site, helping further screen and transition the Site Improvements into the surrounding neighborhood context. Collectively, these elements enhance compatibility with the surrounding context while minimizing perceived bulk and visual contrast.

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

Parking and vehicular access would continue to be provided from Glenneyre Street. The Site Improvements enhance pedestrian circulation along the driveway through the incorporation of corner cutbacks on both sides of the 20-foot-wide drive aisle, improving visibility, safety, and pedestrian-vehicle separation at key conflict points. The Site Improvements create pedestrian access paths to and from the site that make it easy to access the parking garage, multifamily residential building, and the range of resident-serving amenities in the area, including retail, dining, and shopping destinations.

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 Site Improvements, including the landscaping and perimeter retaining walls, provide effective screening and reduce impacts to existing privacy conditions between the project and adjacent residential uses located along the northern, eastern, and southeastern property lines. The Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 116
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installation of approximately 35 trees along these property edges provides further visual separation and enhances privacy between neighboring properties and the proposed development.

The project also includes a 180 sq. ft. elevated deck oriented toward Glenneyre Street, which is set back more than 55 feet from the property line. Given this substantial setback and its street-facing orientation, the deck is not anticipated to create privacy impacts to adjacent properties along the frontage. Overall, there is sufficient separation distance between the proposed development and surrounding residential uses, and combined with the proposed landscaping and retaining walls, the project effectively minimizes potential privacy impacts and maintains compatibility with the surrounding neighborhood context.

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

The Project does not trigger the art in public places requirement pursuant to LBMC Section

1.09.040(b)(5), which exempts low-income housing construction from providing public art.

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.

The Site Improvements do not include any proposed signs.

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 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.

The proposed grading of the Site Improvements minimizes alteration of the existing site topography by locating the residential improvements at the rear portion of the property, where the site naturally slopes downward from Catalina Street. Utilizing the site’s existing grade allows the project to accommodate the proposed residential density while reducing the extent of cut and grading necessary for construction. This approach helps integrate the development into the natural terrain, minimizes visual impacts associated with massing and height, and limits disturbance to the existing terrain. Additionally, the project must comply with the California Green Building Code (Title 24: Part 11) and include Best Management Practices (BMPs) throughout the construction phase, including but not limited to dust and sediment control, erosion control, and other measures as required and enforced through the standard Building Department condition of approval for the development.

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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 Site Improvements do not include any pools, spas, or water features.

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 Site Improvements consisting of the retaining walls and landscaping will not result in adverse view equity impacts due to their siting and overall design integration. The retaining wall along the interior property line is a maximum of six feet in height, while the retaining wall along Catalina Street ranges from approximately 42 to 72 inches in height and is topped with a tubular steel fence varying from three to five feet. These elements are designed at a scale and massing that are consistent with typical residential and institutional Site Improvements and are not anticipated to obstruct public or private view corridors.

The proposed landscape palette has been carefully sited to provide privacy and visual buffering while minimizing impacts to coastal and canyon views across the project site. The Arbutus ‘Marina’ (Strawberry Tree), the largest proposed species, reaches a mature height of approximately 40 to 50 feet and is located exclusively along interior property lines to provide screening within the site.

In addition, two Eucalyptus ficifolia (Red Flowering Gum) and two Agonis flexuosa (Peppermint Tree), each reaching up to 40 feet at maturity, are located at the site entrance along the driveway leading to the parking garage, where they help define entry and enhance site character. Further, nine Podocarpus henkelii (Long Leaf Yellowwood), also reaching approximately 40 feet in height at maturity, are distributed along the northern, eastern, and southern property lines to reinforce perimeter screening. Collectively, these trees are intentionally sited to maintain privacy between adjacent residential uses while preserving existing coastal and canyon views across and beyond the site. Because the proposed landscaping does not raise view concerns, there is no limitation on height of mature trees or maintenance schedules.

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.

No additional design guidelines are applicable to the Site Improvements.

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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 Site Improvements are appropriately scaled for the size of the lot. The Site Improvements meet zoning requirements and the design review criteria as described above and is compatible with the neighborhood.

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

There is no specific plan or other specific zoning design review criteria for the Project area.

SECTION 5. The Planning Commission hereby makes the following findings with respect to Coastal Development Permit 2026-0864:

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 Housing Development Project and associated Site Improvements 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 Project site is privately owned and does not contain any public coastal access easements, trails, stairways, walkways, or other access corridors serving the public. Additionally, the proposed Housing Development Project and associated Site Improvements do not obstruct, alter, or diminish access to nearby public streets, sidewalks, or coastal access routes. No public accessways are designated across the property in the City’s certified Local Coastal Program. Accordingly, the proposed development will not interfere with existing or planned public coastal access opportunities and is consistent with applicable Coastal Act and Local Coastal Program access policies.

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

The proposed Housing Development Project and associated Site Improvements will not adversely affect marine resources, environmentally sensitive habitat areas, or archaeological or paleontological resources as the site has been previously developed and urbanized, contains no Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 119
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marine resources or environmentally sensitive habitat areas, and is not identified as containing archaeological or paleontological resources.

A Phase I Environmental Site Assessment dated April 10, 2026, prepared by Altec Testing and Engineering (Attachment 5) and Geotechnical Report dated December 2, 2025, prepared by LGC Geotechnical (Attachment 6) was peer reviewed by the City’s consultant, Kling Consulting Group.

According to the Geotechnical Report, the site identified no geologic, hazardous materials, or environmental conditions that would indicate the presence of archeological or paleontological resources or constraints to development. Additionally, the site was not identified as a historic or archaeological resource in the City’s historic inventory. The proposed development is limited to infill redevelopment within an existing developed site and will not disturb any known sensitive environmental areas.

In addition, according to the Geotechnical Report, standard construction practices and regulatory requirements ensure that any previously undiscovered archaeological or paleontological resources encountered during grading or excavation activities are properly evaluated and treated in accordance with applicable regulations. Accordingly, the proposed development will not result in adverse impacts to marine resources, environmentally sensitive habitat areas, or archaeological or paleontological resources.

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

The proposed Housing Development Project and associated Site Improvements will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The site is a previously developed infill property currently occupied by a religious institution and surface parking lot and is not designated or utilized as a recreational or visitor-serving facility. The project site is located within an urbanized area surrounded by existing development and will not obstruct identified public scenic vistas or degrade visual access to coastal resources. The proposed Housing Development Project includes a parking garage with 41 parking stalls that will provide areas for parking by affordable housing residents, the religious use, and the school use. The proposed building is consistent with all applicable objective development and design standards.

The Housing Development Project and Site Improvements do not result in adverse impacts to coastal scenic resources or neighborhood compatibility with respect to the other existing structures on the Project site because (i) the primary features of the existing structures, including the stain glass element on the building corner, remain unobstructed; (ii) the Housing Development Project is sufficiently setback from the street , such that public views of the Church buildings and Aubrey St. Claire addition would remain visible from all adjacent public roads, and (iii) the new church parcel would remain visible to the public so views are provided from the nearby public roads and visible by the public from the new parcel itself.

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In addition, the project site does not include development on a ridgeline, blufftop, or other visually prominent coastal landform and will not adversely impact scenic coastal views from public streets or viewing areas. Accordingly, the proposed development avoids adverse impacts to recreational or visitor-serving facilities and coastal scenic resources and is consistent with the applicable policies of the certified Local Coastal Program and the California Coastal Act.

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 Housing Development Project and associated Site Improvements is compatible with the surrounding urban environment as it is located in an existing developed infill property located within an urbanized setting. The Project site does not contain any environmentally sensitive habitat areas, wetlands, native habitat communities, or significant scenic natural resources. Further, the proposed Housing Development Project and associated Site Improvements are confined to the existing disturbed and previously developed portions of the site and will not encroach upon any parks, open space areas, or recreational lands as none are located within the vicinity. Further, no environmentally sensitive habitat areas are identified on or adjacent to the property. The Site Improvements meet objective standards relating to hydrology and water quality management as analyzed in the Hydrology and Hydraulics and Water Quality Management Plan (Attachments 6 and 8), which reduces any indirect impacts such as erosion, runoff, or pollution onto surrounding properties. Accordingly, the proposed development avoids adverse impacts to environmentally sensitive habitats and scenic resources and is consistent with the applicable policies of the certified Local Coastal Program and the California Coastal Act.

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 Site Improvements involves 480 total cubic yards of grading outside of the building footprint.

The Housing Development Project and associated Site Improvements will not result in undue risks from geological, erosional, flood, or fire hazards. The Project site is an existing developed infill property with an average slope of approximately 2.1 percent and does not contain significant natural landforms, steep slopes, or undisturbed topographic features. Physical improvements to the site will occur within previously disturbed portions of the site and therefore will not substantially alter the existing terrain.

A Geotechnical Report dated December 2, 2025, prepared by LGC Geotechnical (Attachment 5) for the project site, and peer reviewed by the City’s third-party consultant, Kling Consulting Group, concluded that the site is suitable for the proposed development provided the recommendations contained in the report are incorporated into the project design and construction. The report determined that the site is not located within a designated Seismic Hazard Zone, liquefaction zone, Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 121
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earthquake fault zone, or area susceptible to earthquake-induced landslides. No active faults were identified on or adjacent to the site.

In addition, the project’s Hydrology and Hydraulics Study, dated February 2025, prepared by KES (Attachment 6) and peer reviewed by the City’s third-party consultant, GMU Geotechnical Inc. assessed the proposed drainage and water quality improvements to ensure they are designed to accommodate runoff from a 100-year storm event and to comply with applicable County of Orange Flood Control standards. The analysis concluded that the project would not create additional drainage impacts beyond the project boundaries and that finished building pads will be located above the theoretical 100-year flood elevation. The project includes stormwater treatment measures, subsurface drainage facilities, and erosion control measures that will minimize the potential for erosion or runoff-related impacts.

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 Project site is located within an urbanized neighborhood characterized by a mix of institutional, multi-family residential, commercial, and residential uses. The proposed Housing Development Project and associated Site Improvements would replace an aging surface parking lot and existing parsonage building with a multi-family residential structure incorporating contemporary architectural detailing, articulated building facades, landscaped setbacks, and enhanced pedestrian-oriented improvements. The proposed landscaping, right-of-way improvements, and overall site design would improve the appearance of the property and soften views from adjacent public streets and neighboring properties. Additionally, the project site is an existing developed infill property that does not contain significant scenic natural resources, ridgelines, or visually sensitive coastal landforms. The proposed structures have been sited and designed to integrate into the surrounding urban environment without obstructing identified public scenic vistas or degrading visual access to coastal resources.

The Housing Development Project and Site Improvements do not result in adverse impacts to coastal scenic resources or neighborhood compatibility with respect to the other existing structures on the Project site because (i) the primary features of the existing structures, including the stain glass element on the building corner, remain unobstructed; (ii) the Housing Development Project is sufficiently setback from the street , such that public views of the Church buildings and Aubrey St. Claire addition would remain visible from all adjacent public roads, and (iii) the new church parcel would remain visible to the public so views are provided from the nearby public roads and visible by the public from the new parcel itself.

The Housing Development Project and associated Site Improvements is substantially setback from Glenneyre Street and the massing relates to the scale of the existing church buildings on the site. While the proposed multi-family residential building is three stories in height and larger in scale than many of the surrounding properties located to the north along Cleo Street and to the south Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 122
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along St. Ann’s Drive, there are no impacts to coastal resources, such as public views of the coast or access to the coast. The contemporary architectural style, landscaping, and design details enhance the visual quality of the site.

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

The proposed Housing Development Project and associated Site Improvements will not adversely affect any known archaeological or paleontological resources. The Project site is not known to have archaeological or paleontological resources. Further, the Project site has been previously developed and urbanized.

A Phase I Environmental Site Assessment dated April 10, 2026, prepared by Altec Testing and Engineering (Attachment 5) and Geotechnical Report dated December 2, 2025, prepared by LGC Geotechnical (Attachment 6) were peer reviewed by the City’s consultant, Kling Consulting Group.

According to the Geotechnical Report, the site identified no geologic, hazardous materials, or environmental conditions that would indicate the presence of archeological or paleontological resources or constraints to development. Additionally, the site was not identified as a historic or archaeological resource in the City’s historic inventory. The proposed development is limited to infill redevelopment within an existing developed site.

In addition, according to the Geotechnical Report, standard construction practices and regulatory requirements ensure that any previously undiscovered archaeological or paleontological resources encountered during grading or excavation activities are properly evaluated and treated in accordance with applicable regulations. Accordingly, the proposed development will not result in adverse impacts to known archaeological or paleontological resources.

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

The proposed Housing Development Project and associated Site Improvements is adequately served by existing and proposed utilities, access roads, drainage facilities, sewer connections and other necessary public infrastructure. The project site is located within an urbanized area currently served by existing public streets and utility systems, including water, sewer, storm drainage, electrical, telecommunications, and emergency services infrastructure.

Technical studies prepared for the project and reviewed by the City and third-party consultants confirm that existing infrastructure and utility facilities have sufficient capacity to serve the proposed development. These studies include:

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• Geotechnical Report (LGC Geotechnical), dated December 2, 2025 (Attachment 6) • Hydrology and Hydraulics Study (KES), dated February 2025 (Attachment 7) • Sanitary Sewer Analysis (KES), dated December 2025 (Attachment 8) • Water Quality Management Plan (KES), dated December 2025 (Attachment 9) • Traffic Memo (Urban Crossroads, Inc.), dated November 26, 2025 (Attachment 10) The sewer analysis concluded that the Housing Development Project’s estimated wastewater discharge of approximately 0.008 cubic feet per second represents a negligible increase to the existing 8-inch sewer line capacity and will not adversely impact the operation of the sanitary sewer system. Similarly, the Water Quality Management Plan and Hydrology and Hydraulics Study analysis determined that the proposed stormwater facilities and subsurface chamber system are designed in accordance with applicable County of Orange Flood Control standards and are capable of accommodating runoff from a 100-year storm event without creating additional drainage impacts beyond the project boundaries.

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.

Other public services, including solid waste collection and public roadway capacity, have been considered and are adequate to serve the proposed Housing Development Project and associated Site Improvements. The Project site is located within an urbanized area currently served by existing municipal infrastructure and public services. The Project site will continue to utilize established public roads which are designed and maintained to accommodate the additional residential density.

Based on the Traffic Memo, dated November 26, 2025, prepared by Urban Crossroads, Inc. (Attachment 10), the project will generate 140 two-way vehicle trips per day with 11 AM peak hour trips and 14 PM peak hour trips. The traffic volume generated by the development would not exceed the capacity of the surrounding roadway network which will retain a LOS of A pre- and postconstruction, and will not substantially alter existing circulation patterns.

Adequate areas for trash storage and collection have been included on the basement level of the parking garage as well on the first level of the development in compliance with applicable City requirements and service provider standards. The site will continue to be served by existing waste collection services, and the incremental increase in solid waste generation associated with the development does not exceed the capacity of existing facilities or services.

Accordingly, public services, including roadway capacity, solid waste service, and other municipal facilities, have been considered and are adequate to serve the proposed development, consistent with applicable policies of the certified Local Coastal Program and the California Coastal Act.

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

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LCP COASTAL VIEW POLICIES (CDP)
Land Use Element Goal 6 Provide a diversity of land uses that enhance the community.

The Site Improvements will allow for infill development of a multi-family affordable housing building within an established business and residential corridor. By incorporating residential units into a developed neighborhood, the development expands housing availability in a manner that is compatible with surrounding land uses and existing infrastructure.

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 commercial and mixed multi-family and single-family residential neighborhood and is separated from the shoreline by intervening development and public streets. Accordingly, this finding does not apply. Nevertheless, the Housing Development Project and associated Site Improvements comply with the Chapter 3 Policies. 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 Project is within the scope of the development capacity and environmental analysis previously considered in the adopted Housing Element Initial Study/Negative Declaration. The Project would result in fewer residential units than the capacity analyzed for the site in the Housing Element, and the City has not identified substantial changes to the Project, substantial changes in the circumstances under which the Project would be undertaken, or new information of substantial importance that would require major revisions to the previously adopted Initial Study/Negative Declaration due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Accordingly, no subsequent or supplemental environmental review is required pursuant to Public Resources Code Section 21166 and State CEQA Guidelines Section 15162.

As an independent and alternative basis for the City’s CEQA determination, the Housing Development Project component of the Project qualifies for streamlined, ministerial treatment under the Affordable Housing on Faith and Higher Education Lands Act of 2023, Government Code section 65913.16, because the Housing Development Project satisfies the eligibility criteria and objective development standards as allowed by that statute and the Density Bonus Law. A qualifying housing development project approved as a “use by right” under Government Code section 65913.16 is not a “project” for purposes of CEQA. (Gov. Code, §65913.16(c), (b)(12)(B).) In addition, the Merger component is statutorily exempt from CEQA pursuant to Government Code Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 125
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section 65913.16, subdivision (l)(7), because the Merger is consistent with the objective subdivision standards in Chapter 21.08 of the Laguna Beach Municipal Code and Density Bonus Law.

SECTION 6. The Planning Commission hereby makes the following findings with respect to the Density Bonus Law (Gov. Code Sections 65915-65918):

1. The Housing Development Project is entitled to an increase in density, five concessions, and waivers to development standards under the state density bonus program because 100% of the units will be restricted to households earning a low income, qualifying the development for up to 80% increase in density, five concessions, and waivers to any development standard which would preclude the development from being built at the density allowed under the state density bonus laws.

2. The Housing Development Project is entitled to waivers to development standards under the state density bonus program because a site analysis with all City of Laguna Beach development standards applied demonstrates that the development would result in a loss of the ability to merge the parcels to prevent the Housing Development Project from crossing a property line.

3. The Housing Development Project applicant requests the following four concessions:
a) Reduction of the Required Immediately Accessible Open Space. Pursuant to LBMC Section

25.50.010(E) which requires that 25% of that open space shall be immediately accessible to each living unit, and shall be designed to be used primarily for the occupants of the living unit (private open space). The applicant is requesting to not provide any private open space for the Project.
b) Front Yard Setback. Pursuant to LBMC Section 25.12.008(C)(2), a front yard setback of at least 20 feet is required for the R-2 zone. The applicant requests a reduction of the front yard setback along Catalina Street from 20 feet to 10 feet.
c) Additional Building Setback. Pursuant to LBMC Section 25.50.004 (D), an additional foot of distance for every foot of height in excess of fifteen feet. The applicant is requesting relief from this requirement so that the structure can be stacked horizontally. d) Required Parking Spaces. Government Code 65913.16(k)(1) provides “the proposed development shall provide off-street parking of up to one space per unit, unless a state law or local ordinance provides for a lower standard of parking, in which case the law or ordinance shall apply.” The applicant is requesting a reduction in parking requirements as a development incentive. The requested reduction includes a parking ratio for Studio and 1-bedroom units at

0.5 spaces per unit instead of 1 space per unit. The resulting total parking space requirement for the multi-family residential structure would decrease from 29 spaces to 23 spaces.

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4. The Housing Development Project applicant requests the following waivers:
a) Lot area and dimension standards of the LBP Zone. Pursuant to LBMC Section 25.28.008(A), parcels in the LBP zone shall not be merged together for development purposes that exceed ten thousand sq. ft. The LBP portion of the site is already considered existing nonconforming due to its size at 37,640 sq. ft. The proposed affordable housing parcel is proposed to be 28,937 sq. ft. in size and will continue to be a split-zone parcel with 14,781 sq. ft. in the R2 zone, and 14,156 sq. ft. in the LBP.
b) Open Space Requirements. Pursuant to LBMC Section 25.50.010(A), a minimum area of forty percent of the total gross living area on the lot shall be open space. The applicant requests a reduction from the required 11,620 sq. ft. total open space to 4,595 sq. ft.

5. Granting four concessions and two waivers would result in a direct cost reduction to the proposed development, will not have an adverse impact on public health and safety, and will not be contrary to state or federal law.

SECTION 7. The Planning Commission hereby makes the following findings with respect to Planning and Zoning Law (Gov. Code Section 65863):

1. Remaining sites identified in the Housing Element are adequate to meet the jurisdiction’s remaining RHNA for the planning period by income category.

Here, the City’s Housing Element, which was certified by the Department of Housing and Community Development (“HCD”), anticipated a redevelopment potential for 31 low-income units at the Property. Based on the current iteration of the Project, which proposed 28 low-income units, the City has a deficit of 3 low-income units. Per Table 4-5 of the Housing Element (Summary of Sites Inventory for 2021-2029), the proposed new sites and the City’s ADU potential demonstrates that the City has adequately zoned land for 80 low-income units (35+52 = 87). Here, while this Project is producing 3 fewer low-income units than anticipated, the identified surplus in the City’s Housing Element covers the deficit and the City is still exceeding the RHNA target when considering all of the inventory sites (plus ADUs) listed in the certified Housing Element.

2. The findings should include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each income level and the remaining capacity of sites identified in the Housing Element, to accommodate that need by income level.

For the 6th Cycle Housing Element (2021-2029), Southern California Association of Governments allocated 394 new housing units to the City of Laguna Beach, consisting of 118 very low-income units, 80 low-income units, 79 moderate-income units, and 117 above moderate incomes units.

Below is a quantification of the remaining unmet need and remaining capacity at each income level:

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Income
Level
RHNA
Allocation
Units Online Remaining
Unmet Need
Capacity to Fill
Unmet Need
Very Low 118 0 118 140
Low 80 28 (with this
Project)
52 (with this
Project)
75 (with this
Project)
Moderate 79 43 36 82
Above
Moderate
117 397 0 121
Based upon this substantial evidence in the record that supports the above-mentioned two findings, the City is not required to identify additional sites or rezone areas to accommodate three additional low-income units under Gov. Code Section 65863.

SECTION 8. The Planning Commission hereby approves Ministerial Design Review 2026- 1135, and Design Review 2026-0863 and Coastal Development Permit 2026-0864, subject to conditions of approval in Exhibit A, which is attached hereto and incorporated herein by reference.

SECTION 9. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 505 Forest Avenue Laguna Beach, CA 92651. The custodian of the record of proceedings is the Director of Community Development.

SECTION 10. If any provision of this Resolution is held invalid, the remainder of this Resolution shall not be affected by such invalidity, and the provisions of the Resolution are severable.

ADOPTED this 3rd day of June, 2026.

AYES: Commissioner(s) DUBIN, GOLDMAN, KELLENBERG, WHITIN

NOES: Commissioner(s)
ABSENT: Commissioner(s) SADLER
ATTEST:

Steven Kellenberg, Chairperson
Planning Commission
City of Laguna Beach, California
Samantha Beier, AICP
Planning Manager
City of Laguna Beach, California
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EXHIBIT A
RESOLUTION NO. 2026-1135
(CONDITIONS OF APPROVAL)
Standard Conditions –Community Development Department

1. Design Review 2026-0863 is granted for the Site Improvements and Coastal Development Permit 2026-0864 is granted for the Housing Development Project and Site Improvements based on the development and landscape plans prepared by KTGY and cleared by the City on April 28, 2026. These plans are approved as modified and agreed to by the applicant on June 3, 2026, and conditioned herein and shall not be altered except as reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.

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

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

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

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

6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Laguna Beach, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Laguna Beach concerning this Project, including any CEQA determination on the project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Design Review Board, Community Development Director, or City Planner. The City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter.

Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 129
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7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the Laguna Beach Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.

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

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

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

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

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

Project Specific Condition of Approval –Community Development Department

13. Design Review 2026-0863, which is granted for the Site Improvements, and Coastal Development Permit 2026-0864, which is granted for the Housing Development Project and Site Improvements, shall lapse and automatically become void two years following the effective date if the privileges authorized by the approvals are not executed or utilized or, if construction work is involved, such work is not commenced within such period and diligently pursued to completion, unless an extension of time is granted pursuant to the provisions of the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements.

14. Approval and adoption of Resolution No. 2026-1135 is explicitly contingent upon City Council approval of Tentative Parcel Map 2026-0865 and Coastal Development Permit 2026- 0954.Recordation of the Final Map shall be completed prior to the issuance of any grading permits associated with this Project construction. If the Council does not approve Tentative Parcel Map 2026-0865 and Coastal Development Permit 2026-0954, this Resolution shall be null and void and of no force or effect. It shall be as if the Resolution had never been adopted.

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15. Prior to the issuance of any grading permit for the project, the property owner/applicant shall prepare and record a reciprocal access and easement agreement over all applicable parcels associated with the development. The agreement shall provide for shared vehicular and pedestrian access, utilities, drainage, maintenance obligations, and any other cross-parcel rights necessary for the operation and maintenance of the project, as determined by the City.

The reciprocal access and easement agreement shall be submitted in a form and content satisfactory to, and approved by, the City Attorney prior to recordation. The recorded agreement shall run with the land and shall be binding upon the property owner, all future owners, heirs, assigns, and successors in interest. Proof of recordation shall be provided to the City prior to issuance of any grading permit.

16. Continued Montessori School Parking (CUP 00-49). The following condition of approval from Conditional Use Permit 00-49 shall continue to apply to and be complied with as part of this Project: eleven (11) on-site parking spaces shall be provided, designated with signs, and maintained for the duration of the Conditional Use Permit for the use of the Montessori school.

17. Coordinated Operating Hours. The church and school shall maintain coordinated operating hours such that no overlap occurs between the church’s formal Sunday services and the school’s approved hours of operation. The school’s hours shall remain limited to Monday through Friday, 7:30 a.m. to 6:00 p.m., unless otherwise approved through an amendment to CUP 00-49.

18. Undergrounding of Utilities. Prior to the issuance of a certificate of occupancy, all new on-site utility service connections serving the Project, including electrical, telephone, and cable/communications facilities, shall be installed underground in accordance with the applicable utility undergrounding requirements of the Laguna Beach Municipal Code Section

25.53.010 and the requirements of the serving utility providers, to the satisfaction of the City Engineer.

19. Water-Efficient Landscaping. The Project’s landscaping and irrigation shall be installed and maintained in compliance with the City’s Water Efficient Landscape Ordinance (LBMC Title 19), including the Maximum Applied Water Allowance limits, and shall conform to the approved landscape and irrigation plans (Sheet L-1). Any substantial modification to the approved landscape palette shall be reviewed and approved by the Community Development Department.

20. Light trespass that results in glare is prohibited.

Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 131
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Standard Conditions of Approval – Building Department

21. The project shall be required to comply with the City’s Construction hours, which are: 7:30 a.m. to 6:00 p.m. weekdays only; Hauling Hours: 9:00 a.m. to 3:00 p.m. Construction activity shall not be permitted on weekends or any Federal Holiday.

22. The project must comply with the California Green Building Code (Title 24: Part 11) and include Best Management Practices (BMPs) throughout the construction phase, including but not limited to dust and sediment control, erosion control, and other measures as required by the Building Official.

23. Prior to the issuance of a building permit, a construction staging plan shall be submitted to the Building Official for review and approval. The plan shall include a site plan that identifies construction material storage areas, construction parking, site access, etc. Refer to the informational guide for Construction Staging:
https://www.lagunabeachcity.net/home/showpublisheddocument/8878/637515890430300 000. Any recommendations made by the Design Review Board, Planning Commission, or City Council, as applicable, regarding staging plans or construction management will be forwarded to the Building Official for review and consideration.

Project Specific Conditions of Approval – Building Department

24. Prior to the issuance of a building permit, the contractor of record shall have a pre-construction meeting with the Building Official. The purpose of the meeting shall be to review the requirements for parking, construction hours, fencing, dust control, monitoring, any documentation from engineers, geologists, or other qualified licensed professionals.

Prior to the issuance of a building permit, the applicant may be required to present to the Building Official an asbestos abatement plan and appropriate documentation.

Project Specific Conditions of Approval – Public Works Department

25. Prior to issuance of a Final Certificate of Occupancy for the project, the applicant/property owner shall prepare and obtain approval of a Street Improvement Plan for all required public improvements along the project frontage on Catalina Street, including but not limited to roadway, curb, gutter, sidewalk, drainage, utility, and related improvements, as determined by the City Engineer.

26. The Street Improvement Plan shall be prepared by a licensed civil engineer and shall be submitted to the Public Works Department for review and approval. All required public improvements shall be constructed, inspected, and accepted by the City, or otherwise secured to the satisfaction of the City Engineer through an approved improvement agreement and Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 132
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security, prior to issuance of a Final Certificate of Occupancy. The applicant shall be responsible for all costs associated with the design, permitting, construction, inspection, and dedication of the required improvements.

27. Prior to issuance of any grading permit, the applicant/property owner shall prepare and submit a detailed Drainage Improvement Plan for review and approval by the City Engineer. The plan shall demonstrate compliance with all applicable City standards, approved hydrology and hydraulic analyses, Water Quality Management Plan (WQMP) requirements, and County and regional drainage requirements. The plan shall identify all proposed drainage facilities, stormwater conveyance systems, water quality treatment measures, drainage easements, and connections to existing public facilities. All drainage improvements shall be installed and operational prior to issuance of a Final Certificate of Occupancy, unless otherwise approved by the City Engineer.

28. Prior to issuance of any grading or building permit, the applicant/property owner shall prepare and submit a Sewer Improvement Plan for review and approval by the City Engineer. The plan shall demonstrate adequate sanitary sewer service for the proposed development and shall include all proposed sewer laterals, cleanouts, connections, manholes, easements, and any required public or private sewer improvements. The applicant shall be responsible for obtaining all necessary approvals from applicable sewer agencies and utility providers. All sewer improvements shall be installed, tested, and accepted by the City and any applicable agency prior to issuance of a Final Certificate of Occupancy, unless otherwise approved by the City Engineer.

Project Specific Conditions of Approval for Affordable Housing – Community Development Department

29. Affordable Housing Regulatory Agreement and Covenant. Prior to the issuance of any building permit for the Project, the applicant/property owner shall execute and record against the property an Affordable Housing Regulatory Agreement and Declaration of Covenants, Conditions, and Restrictions (the “Affordability Covenant”), in a form satisfactory to and approved by the City Attorney, restricting all 28 residential rental units (exclusive of the manager’s unit) for occupancy by and affordability to low-income households, consistent with the income and rent limits published annually by the California Department of Housing and Community Development, for a term of not less than fifty-five (55) years, as required by Government Code Section 65913.16(c)(9) and the State Density Bonus Law (Government Code Section 65915). The Affordability Covenant shall run with the land and be binding upon the property owner and all successors, heirs, and assigns.

30. Recordation of Covenant. The Affordability Covenant shall be recorded in the Official Records of the Orange County Recorder’s Office prior to the issuance of any building permit and, unless otherwise approved by the City Attorney, shall have priority over all monetary liens and Docusign Envelope ID: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 133
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June 3, 2026

encumbrances on the property. Proof of recordation shall be provided to the Community Development Department prior to the issuance of any building permit.

31. Annual Monitoring and Reporting. For the full term of the Affordability Covenant, the property owner shall submit an annual affordable housing monitoring and compliance report to the Community Development Department, in a form approved by the City, demonstrating continued compliance with the applicable income-eligibility, rent, and occupancy restrictions, and including a current rent roll, tenant income certifications, and unit mix. The City or its designee may audit the report and inspect supporting records upon reasonable notice, and the owner shall pay any annual monitoring fee adopted by the City. Failure to submit the report or to maintain compliance shall constitute grounds for enforcement and for revocation of the entitlements.

32. Continued Effect of Affordability Restrictions. The deed-restricted affordable units shall receive certificates of occupancy concurrently with, and no later than, the manager’s unit, and the affordability restrictions shall remain in full force and effect notwithstanding any change in ownership, refinancing, or conversion, except as expressly permitted by the Affordability Covenant and applicable law.

33. Prevailing Wage and Labor Standards. The applicant shall pay prevailing wages to all construction workers employed on the Project and shall comply with all applicable labor standards, including Labor Code Sections 1720 through 1861 and the noticing requirements of Labor Code Section 1773.35, and the labor standards required for ministerial approval under Government Code Section 65913.16. The applicant shall provide certified payroll records to the City or to the Labor Commissioner upon request.

34. All parking spaces provided as part of the Housing Development Project shall be reserved exclusively for the use and benefit of the residents, tenants, guests, property management personnel, and authorized service providers associated with the project. The property owner shall not enter into, execute, or maintain any private parking license agreement, lease agreement, easement, permit, or other arrangement that grants parking rights to any off-site property, business, organization, or individual not directly associated with the Housing Development Project.

35. The parking restriction, as required in conjunction with Tentative Parcel Map 2026-0865, shall run with the land and remain in effect for the life of the project unless otherwise approved by the City through a modification of the applicable entitlement. Any proposed parking arrangement benefiting properties or uses other than the Housing Development Project shall require prior review and written approval by the City and may require amendment of the project approvals.

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Certificate Of Completion
Envelope Id: 49ADA266-E0C3-82F8-80C6-5FAF573C3363 Status: Completed Subject: Complete with Docusign: Resolution No. 2026-1135 - 340 St. Ann's Dr.

Source Envelope:

Document Pages: 31 Signatures: 2 Envelope Originator:

Certificate Pages: 4 Initials: 0 Nancy Cardoza
AutoNav: Enabled
EnvelopeId Stamping: Enabled
Time Zone: (UTC-08:00) Pacific Time (US & Canada)
505 Forest Ave
Laguna Beach, CA 92651
[email protected]
IP Address: 64.58.157.194
Record Tracking
Status: Original
6/17/2026 8:47:18 AM
Holder: Nancy Cardoza
[email protected]
Location: DocuSign
Signer Events Signature Timestamp
Samantha Beier
[email protected]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 146.75.136.151
Signed using mobile
Sent: 6/17/2026 8:48:33 AM
Viewed: 6/17/2026 8:52:06 AM
Signed: 6/17/2026 8:53:07 AM
Electronic Record and Signature Disclosure:

Accepted: 5/11/2026 12:02:03 PM
ID: 29e3aa5a-5b5b-4b1b-9614-990d6b980efa
Steven Kellenberg
[email protected]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 68.96.92.231
Sent: 6/17/2026 8:53:08 AM
Viewed: 6/17/2026 9:05:04 AM
Signed: 6/17/2026 9:05:19 AM
Electronic Record and Signature Disclosure:

Accepted: 6/17/2026 9:05:04 AM
ID: 76fb1ab5-d12f-493b-8c2a-865e2f51847e
In Person Signer Events Signature Timestamp
Editor Delivery Events Status Timestamp
Agent Delivery Events Status Timestamp
Intermediary Delivery Events Status Timestamp
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Carbon Copy Events Status Timestamp
Witness Events Signature Timestamp
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Envelope Summary Events Status Timestamps
Envelope Sent Hashed/Encrypted 6/17/2026 8:48:33 AM
Certified Delivered Security Checked 6/17/2026 9:05:04 AM 135
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Envelope Summary Events Status Timestamps
Signing Complete Security Checked 6/17/2026 9:05:19 AM
Completed Security Checked 6/17/2026 9:05:19 AM
Payment Events Status Timestamps
Electronic Record and Signature Disclosure
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You can access and read this Electronic Record and Signature Disclosure; and You can print on paper this Electronic Record and Signature Disclosure, or save or send this Electronic Record and Disclosure to a location where you can print it, for future reference and access; and Until or unless you notify City of Laguna Beach via CDW via Ingram Micro as described above, you consent to receive exclusively through electronic means all notices, disclosures, authorizations, acknowledgements, and other documents that are required to be provided or made available to you by City of Laguna Beach via CDW via Ingram Micro during the course of your relationship with City of Laguna Beach via CDW via Ingram Micro. 138
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RESOLUTION NO. 2026-0865

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF LAGUNA BEACH, CALIFORNIA RECOMMENDING

CITY COUNCIL APPROVAL OF TENTATIVE PARCEL MAP
2026-0865 TO MERGE FOUR PARCELS INTO TWO PARCELS
AND COASTAL DEVELOPMENT PERMIT 2026-0954 FOR

SUCH NON-EXEMPT DEVELOPMENT WITHIN THE
COASTAL ZONE AT 340 ST. ANN’S DRIVE (APNS: 644-034-
05, 644-034-09) IN THE LOCAL BUSINESS PROFESSIONAL
(LBP) AND RESIDENTIAL MEDIUM DENSITY (R-2) ZONES,

AND FINDING THAT NO FURTHER ENVIRONMENTAL

REVIEW IS REQUIRED UNDER STATE CEQA GUIDELINES
SECTION 15162 OR, ALTERNATIVELY, THAT THE HOUSING
DEVELOPMENT IS NOT A “PROJECT” OR IS EXEMPT UNDER
GOVERNMENT CODE SECTIONS 65913.16(C) (B)(12)(b)
AND 65913.16(L)(7), RESPECTIVELY.

WHEREAS, on December 9, 2025, an application was filed by The Related Companies of California, LLCfor property located at 340 St. Ann’s Drive (APNS: 644-034-05, 644-034-09) (“Applicant”), requesting City Council approval of Tentative Parcel Map 2026-0865 to merge four parcels into two parcels, one zoned Local Business Professional (“LBP”) and consisting of the NCC uses for exclusive use of the religious institution, and a second parcel for the Housing Development Project with a split LBP and Residential Medium Density (“R-2”) zoning designation (the “Merger”) and Coastal Development Permit 2026-0954 for the non-exempt development, consisting of the Merger, within the coastal zone (the “Project”); and
WHEREAS, for purposes of the California Environmental Quality Act, the “project” is defined as the Project, as defined in the first recital, as well as the Planning Commission’s concurrent review of Ministerial Design Review 2026-1135 under SB 4 for demolition of an existing parsonage building and existing surface parking lot and construction of a three-story, 30,690 square-foot multi-family residential building (28 affordable housing rental units and 1 manager’s unit) and 41-stall parking garage (the “Housing Development Project”), Design Review 2026-0863 for more than 20 cubic yards of grading outside the building footprint, retaining walls with more than 5 feet of exposed height, landscaping, and elevated deck (the “Site Improvements”), and Coastal Development Permit 2026-0864 for non-exempt development consisting of the Housing Development Project and Site Improvements in the Coastal Zone; and
WHEREAS, pursuant to Chapter 21.08 (Subdivisions) of the Laguna Beach Municipal Code, the Planning Commission is authorized to make a recommendation on Tentative Parcel Maps and, pursuant to Chapter 25.07 (Coastal Development Permits) of the Laguna Beach Municipal Code, any associated Coastal Development Permits accompanies the other entitlement and identified review body; and Docusign Envelope ID: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 Attachment 4
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June 3, 2026

WHEREAS, pursuant to Chapters 21.08 (Subdivisions) and 25.07 (Coastal Development Permits), the City Council is the final decision-making body; and WHEREAS, on June 3, 2026, the Planning Commission conducted a duly-noticed public hearing on the Project, including the CEQA finding for the project, pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code. The Planning Commission has considered all public testimony on the proposed Project and all relevant public comments, and all documents and evidence submitted, including but not limited to the staff report, attachments, and materials submitted by the Applicant; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

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

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

SECTION 2. The Planning Commission hereby finds, in accordance with the California Environmental Quality Act, that the project is within the scope of the development capacity and environmental analysis previously considered in the adopted Housing Element Initial Study/Negative Declaration. Indeed, the City identified the Property as the number 1 site on its inventory in the City’s adopted Housing Element: “The site is currently occupied by the Neighborhood Congregational Church.

The existing buildings on site includes two church buildings built in the 1960s, a small one-story garage, surface parking lots, an interior courtyard, a small exterior patio area, and landscaping. The church leadership indicated it intends to remain as a church; however, the church requested that the City include the site and the associated parking lot in the Housing Element to potentially accommodate affordable housing, with the church remaining on site. The site for the purposes of this section does not include the parking lot, because it measures 0.35 acre in size and is zoned R-2. However, the City will work with the applicant to support appropriate zoning for the adjacent R-2 parcel and would consider this parcel as part of the overall project to encourage the redevelopment of affordable housing on this site. The expressed owner interest, age of the structures, unlimited density with a conditional use permit, and underutilized nature of the parcel make this site suitable for development during the planning period. Proposed New Residential Development Affordable units would be located on a parcel that has a zoning (Local/Business Professional) that allows unlimited density for affordable housing.

With a conservative density of 45 units per acre, the site could yield at minimum 31 lower-income units.” (See Table 4-4 of the City’s adopted Housing Element.) The project proposes 29 residential units within the Housing Development Project, associated Site Improvements, and Merger, which were all contemplated by the Housing Element and analyzed in the City’s Initial Study/Negative Declaration. A Notice of Determination was subsequently filed on January 25, 2022, following City Council approval on January 11, 2022. The project would result in fewer residential units than the capacity analyzed for the site in the Housing Element, and the City has not identified substantial changes to the project, substantial changes in the circumstances under which the project would be undertaken, or new Docusign Envelope ID: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 140
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June 3, 2026

information of substantial importance that would require major revisions to the previously adopted Initial Study/Negative Declaration due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Accordingly, no subsequent or supplemental environmental review is required pursuant to Public Resources Code Section 21166 and State CEQA Guidelines Section 15162 are present. As an independent and alternative basis for the City’s CEQA determination, the Planning Commission hereby finds, in accordance with CEQA, that the Housing Development Project component of the project qualifies for streamlined, ministerial treatment under the Affordable Housing on Faith and Higher Education Lands Act of 2023, Government Code section 65913.16, because the Housing Development Project satisfies the eligibility criteria and objective development standards as allowed by that statute and the Density Bonus Law. A qualifying housing development project approved as a “use by right” under Government Code section 65913.16 is not a “project” for purposes of CEQA. (Gov. Code, §65913.16(c), (b)(12)(B).) In addition, the Merger component is statutorily exempt from CEQA pursuant to Government Code section 65913.16, subdivision (l)(7), because the Merger is consistent with the objective subdivision standards in Chapter

21.08 of the Laguna Beach Municipal Code and Density Bonus Law. Based on the above, the Planning Commission hereby directs staff to cause the appropriate CEQA notice(s) to be filed with the County Clerk Recorder’s Office and the Office of Land Use and Climate Innovation within five days of this approval.

SECTION 3. The Planning Commission hereby recommends that the City Council approve Tentative Parcel Map 2026-0865 and Coastal Development Permit 2026-0954 to merge four parcels (APNS: 644-034-05, 644-034-09) into two parcels in the R-2 (Residential Medium Density) and Local Business Professional (LBP) zones, based on the findings and facts set forth in Sections 4 and 5 of this Resolution and subject to the conditions of approval set forth in Exhibit A, which is attached hereto and incorporated herein by reference.

SECTION 4. The Planning Commission hereby makes the following findings with respect to Tentative Parcel Map 2026-0865:

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 Medium Density (VMD) and Local Business Professional (LBP) on the General Plan Land Use Map and is zoned R-2 (Residential Medium-Density) and Local Business Professional (LBP). The parcel map does not create any new parcels or building sites.

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

2. None of the mandatory denial findings set forth in Government Code Section 66474 apply to the proposed Tentative Parcel Map 2026-0865 as demonstrated by the following:

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(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451. Here, the Project site is designated Local Business Professional and Village Medium Density on the General Plan Land Use Map and is Zoned LBP and R-2. No specific plan applies to the Project site and the parcel map complies with the General Plan and LBP and R-2 standards with the Density Bonus Law waiver.
(b) The design and improvement of the proposed subdivision are consistent with the applicable general and specific plan. Here, the Project site is designated Local Business Professional and Village Medium Density on the General Plan Land Use Map and is Zoned LBP and R-2. No specific plan applies to the Project site and the parcel map complies with the General Plan and LBP and R-2 standards with the Density Bonus Law waiver.
(c) The site is physically suitable for the type of development proposed (an affordable housing development). Here, the resulting parcels are capable of accommodating the proposed development without creating adverse off-site impacts, as demonstrated through the submitted technical studies and corresponding peer reviews, including analyses addressing geotechnical, hydrological, sewer, water quality, and traffic considerations.
(d) The site is physically suitable for the proposed density of development. Here, the proposed density is appropriate for the site as no off-site impacts were identified in the submitted technical studies and corresponding peer reviews, including analyses addressing geotechnical, hydrological, sewer, water quality, and traffic considerations. (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 technical studies submitted with the application confirm that the site contains no environmentally sensitive habitat areas or special-status species. (f) The design of the subdivision and the type of improvements are not likely to cause serious public health problems. Here, the Project will not create any public health concerns as demonstrated through the submitted technical studies and corresponding peer reviews, including analyses addressing geotechnical, hydrological, sewer, water quality, and traffic considerations.
(g) The design of the subdivision and the type of improvements will not conflict with any easements acquired by the public at large for access through or use of the property.

Here, the existing sewage and waste line easement is preserved, and no public access rights are affected.

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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 consolidates four parcels into two parcels and will allow for two separate parcels for the proposed development and the existing religious institution; therefore, the parcel map procedure is the appropriate and required mechanism under Laguna Beach Municipal Code Section 21.08.030 and Government Code Section 66412(d).

SECTION 5. The Planning Commission hereby makes the following findings with respect to Coastal Development Permit 2026-0954:

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 four existing lots into two legal parcels. 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 and commercial corridor between Glenneyre Street and Catalina 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. 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 four existing lots into two legal parcels. The parcel map does not authorize any additional development beyond the separately considered Housing Development Project and does not introduce new physical disturbance to the site. The property is located inland within an established residential and commercial corridor neighborhood and is separated from the shoreline and marine environment by existing development and public streets. As confirmed during review of the City’s maps, the site does not contain any marine resources and no environmentally sensitive habitat areas are present on the property.

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

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

The proposed Tentative Parcel Map to consolidate four existing lots into two legal parcels will not adversely affect recreational or visitor serving facilities or coastal scenic resources. The subject property is located inland between Glenneyre Street and Catalina Street within an established residential and commercial corridor and does not contain, adjoin, or interfere with any recreational or visitor serving facilities. The site is not visible from 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 two legal parcels for the housing development and the existing religious institution, the Project will not adversely affect recreational or visitor serving facilities or coastal scenic resources.

The Merger does not result in adverse impacts to coastal scenic resources or neighborhood compatibility with respect to the other existing structures on the Project site because (i) the primary features of the existing structures, including the stain glass element on the building corner, remain unobstructed; (ii) the Housing Development Project is sufficiently setback from the street, such that public views of the sanctuary building and Aubrey St. Claire addition would remain visible from all adjacent roads, and (iii) the new church parcel would remain visible to the public so views are provided from the nearby public roads and visible by the public from the new parcel itself.

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 four existing lots into two legal parcels 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. The site is bordered by developed residential and commercial properties and no sensitive habitats are on or near the property. Accordingly, the Project is sited and designed to avoid adverse impacts to environmentally sensitive habitats and scenic resources and provides adequate separation from such resources.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

The proposed Tentative Parcel Map to consolidate four existing lots into two legal parcels 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 reviewed for the housing development.

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The site’s geotechnical conditions were evaluated in a preliminary Geotechnical Report dated December 2, 2025 (Attachment 5). According to regional geologic mapping, the site is underlain by a veneer of Quaternary terrace deposits over Tertiary Topanga Formation bedrock. The report concludes that development of the site is feasible, provided its recommendations are incorporated into the final design and construction. The report further indicates that the subject site is not located within a designated Seismic Hazard Zone, including areas susceptible to earthquake-induced landslides or liquefaction, nor within a State of California Earthquake Fault Zone. No faults were encountered during the site investigation, and none are mapped across the site based on reviewed regional geologic data.

With respect to hydrologic conditions, the peer-reviewed Hydrology and Hydraulics Study, dated February 2025, prepared by KES (Attachment 6) found that the proposed 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 does not create new building sites and does not expand the scope of physical improvements evaluated for the housing development, 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 four existing lots into two legal parcels 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 two legal parcels for the housing development and existing religious institutional use. The parcel map will not create any visual impacts to the surrounding neighborhood as the Project does not include any development for the site. Additionally, the scope of the project is limited to lot consolidation and does not expand the scope of the housing development, therefore the project is consistent with this review criterion.

The Merger does not result in adverse impacts to coastal scenic resources or neighborhood compatibility with respect to the other existing structures on the Project site because (i) the primary features of the existing structures, including the stain glass element on the building corner, remain unobstructed; (ii) the Housing Development Project is sufficiently setback from the street, such that public views of the sanctuary building and Aubrey St. Claire addition would remain visible from all adjacent roads, and (iii) the new church parcel would remain visible to the public so views are provided from the nearby public roads and visible by the public from the new parcel itself.

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

The proposed Tentative Parcel Map to consolidate four existing lots into two legal parcels 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 reviewed for the housing development. As established with review of the City’s maps, no known archaeological or paleontological resources are present on the site or in the immediate vicinity 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 for the housing development, 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 four existing lots into two legal parcels 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 Catalina Street is currently served by existing public infrastructure, including water and sewer lines, located within or adjacent to the site. 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 separately reviewed housing development.

In addition, the Hydrology and Hydraulics Study, dated February 2025, prepared by KES (Attachment 6) and peer-reviewed by the City determined that the site’s drainage for the approved site improvements will not increase runoff or adversely affect the hydrologic performance of the site. Because the parcel map does not create new building sites, and because all necessary utilities and infrastructure are already available to serve the approved development, 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 four existing lots into two legal parcels 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 housing development and therefore does not generate any new demand for public services beyond what has already been evaluated for the site.

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

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

The project is 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 four existing lots into two legal parcel for a housing development and the existing religious institutional use and does not create additional lots or alter the development pattern on the site. The parcel map formalizes one building site that is consistent with the character of the surrounding neighborhood.

As detailed above under Finding Nos. 4, 6, and 7, the proposed project is compatible with the site’s natural topography, neighborhood character, and access pattern. Accordingly, the proposed parcel map 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 Policy 7.4) The proposed Tentative Parcel Map is consistent with Land Use Element Policy 10.3 because it consolidates four existing parcels into two legal parcels and that the site was evaluated to ascertain potential negative impacts on natural resources, ESHA and existing adjacent development. No designated environmentally sensitive habitat areas (ESHA) are present on the site. The technical studies submitted and approved for the development (Attachments 5 through 10), concluded that the approved development would not adversely affect sensitive biological resources or negative off-site impacts.

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The parcel map does not create additional building sites and allows for two legal parcels for the housing development and the existing religious institution. Accordingly, the proposed subdivision is consistent with Policy 10.3, including the Local Coastal Program’s direction to avoid adverse impacts to natural resources, ESHA, and adjacent development, with impact avoidance emphasized over mitigation.

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

The proposed Tentative Parcel Map is consistent with Policy 10.8 because it does not create new building sites. Instead, it consolidates four existing parcels into two legal parcels. The parcel map creates two distinct building sites subject to the environmental, access, and site constraints evaluated above. As a result, the parcel map does not create a new building site that would result in significant adverse impacts to the community.

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 between Glenneyre Street and Catalina Street and within an established commercial and 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 projectis within the scope of the development capacity and environmental analysis previously considered in the adopted Housing Element Initial Study/Negative Declaration. The project would result in fewer residential units than the capacity analyzed for the site in the Housing Element, and the City has not identified substantial changes to the project, substantial changes in the circumstances under which the project would be undertaken, or new information of substantial importance that would require major revisions to the previously adopted Initial Study/Negative Declaration due to new significant environmental effects or a substantial increase in the severity of previously identified significant effects. Accordingly, no subsequent or supplemental environmental review is required pursuant to Public Resources Code Section 21166 and State CEQA Guidelines Section 15162.

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under the Affordable Housing on Faith and Higher Education Lands Act of 2023, Government Code section 65913.16, because the Housing Development Project satisfies the eligibility criteria and objective development standards as allowed by that statute and the Density Bonus Law. A qualifying housing development project approved as a “use by right” under Government Code section 65913.16 is not a “project” for purposes of CEQA. (Gov. Code, §65913.16(c), (b)(12)(B).) In addition, the Merger component is statutorily exempt from CEQA pursuant to Government Code section 65913.16, subdivision (l)(7), because the Merger is consistent with the objective subdivision standards in Chapter 21.08 of the Laguna Beach Municipal Code and Density Bonus Law.

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

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

ADOPTED this 3
rd day of June, 2026.

AYES: Commissioner(s) DUBIN, GOLDMAN, KELLENBERG, WHITIN

NOES: Commissioner(s)
ABSENT: Commissioner(s) SADLER
ATTEST:

Steven Kellenberg,Chairperson
Planning Commission
City of Laguna Beach, California
Samantha Beier, AICP
Planning Manager
City of Laguna Beach, California
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EXHIBIT A
RESOLUTION NO. 2026-0865
(CONDITIONS OF APPROVAL)
Standard Conditions –Community Development Department

1. Tentative Parcel Map 2026-0865 and Coastal Development Permit 2026-0954 are approved for the Merger. Approval is based on the Tentative Parcel Map prepared by KES Technologies, Inc. and cleared by the City on April 28, 2026. These plans are approved as modified and agreed to by the applicant on June 3, 2026, and conditioned herein and shall not be altered except as reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.

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

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

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

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

6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Laguna Beach, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Laguna Beach concerning this Project, including any CEQA determination on the project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Design Review Board, Community Development Director, or City Planner. The City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter.

7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to Docusign Envelope ID: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 150
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comply with these conditions of approval and all pertinent requirements in the Laguna Beach Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.

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

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

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

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

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

Project Specific Conditions of Approval –Community Development Department

13. The Coastal Development Permit shall expire at the same time as the Tentative Parcel Map.

14. Prior to recordation of the Final Parcel Map:

A. The applicant/property owner shall prepare and record a reciprocal access easement, in a form approved by the City Attorney and City Engineer, providing for perpetual vehicular and pedestrian ingress, egress, and access between all parcels created by the map as necessary to serve the approved development, including access to and from all structures, parking areas, parking garages, drive aisles, walkways, utility facilities, and emergency access routes.

B. The easement shall ensure that all parcels created by the Final Parcel Map retain adequate legal and physical access necessary for the operation, maintenance, occupancy, and use of the approved development. The easement shall run with the land and be binding upon the property owner and all future owners, heirs, successors, assigns, tenants, and any other parties having an interest in the affected parcels.

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C. The reciprocal access easement shall be recorded concurrently with, or prior to, the recordation of the Final Parcel Map. Evidence of recordation shall be provided to the City prior to issuance of any grading permit or building permit, as determined by the City Engineer.

15. Prior to recordation of the Final Parcel Map:

A. , the applicant/property owner shall prepare and record, in a form approved by the City Attorney, a covenant, declaration, or other recorded instrument restricting all parking spaces provided as part of the Housing Development Project to the exclusive use and benefit of the project’s residents, tenants, guests, property management personnel, and authorized service providers.

B. The recorded instrument shall prohibit the sale, lease, licensing, assignment, dedication, or other transfer of parking rights to any off-site property, business, organization, or use not directly associated with the Housing Development Project without prior written approval of the City. The restriction shall run with the land and be binding upon the property owner and all future owners, successors, heirs, assigns, tenants, and persons claiming an interest in the property.

C. Evidence of recordation, in a form satisfactory to the City Attorney and City Engineer, shall be provided to the City prior to recordation of the Final Parcel Map. The restriction shall remain in effect for the life of the project unless modified or released by the City through a subsequent discretionary approval.

16. Prior to the issuance of any building permit or grading permit for the approved affordable housing development, the applicant shall cause a Final Parcel Map to be prepared in full conformance with the California Subdivision Map Act (Government Code § 66410 et seq.), Chapters 21.08 and 21.16 of the Laguna Beach Municipal Code (LBMC), and the approved Tentative Parcel Map 2026-0865. The Final Parcel Map shall be prepared by a licensed land surveyor or civil engineer authorized to practice in the State of California and shall substantially conform to the boundaries, dimensions, easements, notes, and configuration shown on the approved Tentative Parcel Map.

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

18. Any request for an extension of the Tentative Parcel Map approval shall be filed in writing with the Community Development Department at least thirty (30) days before expiration. The City Council may approve or deny the request and may impose new or revised conditions of approval, pursuant to Laguna Beach Municipal Code § 21.08.100(b). The aggregate period of Docusign Envelope ID: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 152
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all extensions shall not exceed one (1) year, pursuant to Laguna Beach Municipal Code §21.08.100(c).

19. If the Tentative Parcel Map is not filed with the County Recorder within sixty (60) days after approval or conditional approval of the Tentative Parcel Map, all proceedings shall terminate and a new tentative parcel map shall be required, pursuant to Laguna Beach Municipal Code §21.08.110.

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

21.16.200.

21. All required street, utility, drainage, and easement improvements (or agreements and security), dedications, and reservations shall be completed or guaranteed to the satisfaction of the City Engineer prior to approval and recordation of the Final Parcel Map, pursuant to § 21.12.430, §

21.16.240 – § 21.16.250.

22. The Final Parcel Map shall include all certificates, statements, and acknowledgments required by the Subdivision Map Act and City standards, including the surveyor’s statement, owner’s statement, and City Engineer approval block. The map shall merge Assessor’s Parcel Numbers 644-034-05, 644-034-09 into the resulting Parcel 1 which is 28,937 square feet in size, and Parcel 2 would be split-zoned with a 14,871 sq. ft. R-2 portion and 14,156 sq. ft. LBP portion, for a total of 28,937 sq. ft. in size.

23. The applicant shall submit the completed Final Parcel Map to the Community Development Department and City Engineer for review. The City Engineer shall examine the Final Parcel Map as to the sufficiency of affidavits and acknowledgments, correctness of surveying data, mathematical data and computations, and compliance with the California Subdivision Map Act and Chapter 21.16 of the Laguna Beach Municipal Code. If the Final Parcel Map is found to be in correct form and the matters shown thereon are sufficient, the City Engineer shall, within thirty (30) days of receipt thereof, endorse approval thereon and transmit the map to the City Council, together with plans and specifications of proposed improvements and such other matters as are required to enable the City Council to consider the Final Parcel Map. The applicant shall make all revisions required by the City Engineer to obtain final approval of the map, pursuant to Laguna Beach Municipal Code § 21.16.220 and § 21.16.230.

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

25. Following endorsement of approval by the City Engineer and transmittal of the Final Parcel Map to the City Council pursuant to Laguna Beach Municipal Code § 21.16.230, and upon subsequent consideration and approval by the City Council, the applicant shall record the Final Parcel Map with the Orange County Recorder’s Office. Recordation shall occur no later than twelve (12) months after the effective date of this Resolution (or any extension of time granted pursuant to the Laguna Beach Municipal Code) and, in any event, prior to the issuance of any building or grading permits for the project.

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

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

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

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Certificate Of Completion
Envelope Id: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 Status: Completed Subject: Complete with Docusign: Resolution No. 2026-0865 - 340 St. Ann's Dr.

Source Envelope:

Document Pages: 16 Signatures: 2 Envelope Originator:

Certificate Pages: 4 Initials: 0 Nancy Cardoza
AutoNav: Enabled
EnvelopeId Stamping: Enabled
Time Zone: (UTC-08:00) Pacific Time (US & Canada)
505 Forest Ave
Laguna Beach, CA 92651
[email protected]
IP Address: 64.58.157.194
Record Tracking
Status: Original
6/17/2026 8:45:57 AM
Holder: Nancy Cardoza
[email protected]
Location: DocuSign
Signer Events Signature Timestamp
Samantha Beier
[email protected]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 146.75.136.151
Signed using mobile
Sent: 6/17/2026 8:47:13 AM
Viewed: 6/17/2026 8:51:23 AM
Signed: 6/17/2026 8:51:48 AM
Electronic Record and Signature Disclosure:

Accepted: 5/11/2026 12:02:03 PM
ID: 29e3aa5a-5b5b-4b1b-9614-990d6b980efa
Steven Kellenberg
[email protected]
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Sent: 6/17/2026 8:51:50 AM
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Electronic Record and Signature Disclosure:

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Electronic Record and Signature Disclosure
156
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ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A0.0

COVER SHEET
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

RELATED
18201 Von Karman Ave

APPLICANT
Irvine, CA 92612

PROJECT TEAM DIRECTORY
KTGY
17911 Von Karman Ave, Suite 200

ARCHITECT
Irvine, CA 92614

KES TECHNOLOGIES
One Venture, Suite 130
CIVIL
Irvine, CA 92818

CLARK AND GREEN ASSOCIATES
15420 Laguna Canyon Rd, Suite 210

LANDSCAPE
Irvine, CA 92618

RIGSBEE ENGINEERING
14771 Plaza Drive, Suite J
FIRE
Tustin, CA 92780
A0.0 COVER SHEET
A0.1 PROJECT DATA & VICINITY MAP
A0.2 PRIOR CONDITIONS OF APPROVAL
A1.0 ARCHITECTURAL SITE PLAN
A1.1 EXISTING STRUCTURE EXHIBIT
A1.2 ACCESSIBLE PATH OF TRAVEL
A2.1 BUILDING ELEVATIONS
A2.2 BUILDING ELEVATIONS
A2.3 BUILDING ELEVATIONS
A2.4 COLOR & MATERIAL BOARD
A3.1 FLOOR PLAN - LEVEL B1
A3.2 FLOOR PLAN - LEVEL 1
A3.3 FLOOR PLAN - LEVEL 2

SHEET INDEX

ARCHITECTURE
CIVIL

LANDSCAPE
1 of 2 ALTA / NSPS LAND TITLE SURVEY
2 of 2 ALTA / NSPS LAND TITLE SURVEY
SP 1 of 1 PROPOSED STAKING PLAN
TPM 1 of 4 EXISTING AND PROPOSED MAPPING
TPM 2 of 4 TOPOGRAPHIC SURVEY
TPM 3 of 4 PROPOSED GRADING AND UTILITY
TPM 4 of 4 SLOPE SECTIONS
L-1 CONCEPTUAL LANDSCAPE SITE PLAN
L-2 CONCEPTUAL LANDSCAPE SITE PLAN

COURTYARD ENLARGEMENT
FIRE
F000 FIRE COVER SHEET
F100 FIRE DEPARTMENT SITE ACCESS PLAN

EXTERIOR LIGHTING
ELP.1 EXTERIOR LIGHTING PLAN - LEVEL B1
ELP.2 EXTERIOR LIGHTING PLAN - LEVEL L1
ELP.3 EXTERIOR LIGHTING PLAN - LEVEL L2

NEIGHBORHOOD CONGREGATIONAL CHURCH
340 St. Ann's Drive
OWNER
Laguna Beach, CA 92651
A3.4 FLOOR PLAN - ROOF
A4.0 BUILDING SETBACK DETERMINATIONS

AND BUILDING ENVELOPE DIAGRAMS
A4.1 SITE / BUILDING SECTIONS
A4.2 SITE / BUILDING SECTIONS
A5.1 FLOOR AREA CALCULATIONS
A5.2 OPEN SPACE CALCULATIONS
A6.1 CONCEPTUAL RENDERING
A6.2 CONCEPTUAL RENDERING
A6.3 CONCEPTUAL RENDERING
A6.4 CONCEPTUAL RENDERING
A6.5 CONCEPTUAL RENDERING
Attachment 5
160 of 830

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET

CLEO STREET
N.A.P.

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A0.1

PROJECT DATA & VICINITY MAP
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

BEDROOM

TYPE UNIT TYPE
UNIT
NRSF COUNT TOTAL NRSF %
STUDIO UNIT 0-01 460 SF 6 2,760 SF 20.69%
STUDIO UNIT 0-02 510 SF 2 1,020 SF 6.90%
1 BEDROOM UNIT 1-01 600 SF 2 1,190 SF 6.90%
1 BEDROOM UNIT 1-02 610 SF 2 1,220 SF 6.90%
2 BEDROOM UNIT 2-01 890 SF 8 7,120 SF 27.59%
2 BEDROOM UNIT 2-02

MANAGER
1,100 SF 1 1,100 SF 3.45%
3 BEDROOM UNIT 3-01 1,180 SF 6 7,080 SF 20.69%
3 BEDROOM UNIT 3-02 1,120 SF 2 2,240 SF 6.90%
TOTAL COUNT 29 23,730 SF 100.00%

ZONING STANDARDS

RESIDENTIAL UNIT SUMMARY

2. THE RESIDENTIAL UNITS WILL BE DESIGNED TO BE ACCESSIBLE IN ACCORDANCE WITH THE CALIFORNIA BUILDING...

1. ACCESS TO ALL PUBLIC AREAS IN AND AROUND THE BUILDING WILL BE DESIGNED TO BE ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT.

GENERAL NOTES
ALLOWABLE STORIES 2 STORIES (TYPE V-B) & TYPE I UNLIMMITED SPRINKLER SYSTEM NFPA 13 PER SECTION 903.3.1.1

TYPE OF CONSTRUCTION RESIDENTIAL - TYPE V-B WOOD FRAME - OVER TYPE I OCCUPANCY CLASSIFICATION R-2, S-2, A-3, B, U

USE MULTI-FAMILY

BUILDING CODE ANALYSIS
PROJECT TOTAL 41 Parking Stalls
TOTAL PROVIDED: 6 Parking Stalls

NON RESIDENT PARKING SUMMARY
Shared under the Religious Use stalls per 65913.6(b)(2)(A)) TOTAL PROVIDED: 23 Parking Stalls
Required 63 23
GUESTS 0.25 SPACE/DU
3 BEDROOM 8 2.0 SPACE/DU 1.0 SPACE/DU
2 BEDROOM 9 2.0 SPACE/DU 1.0 SPACE/DU
1 BEDROOM 4 1.5 SPACE/DU 0.5 SPACE/DU
STUDIO 8 1.5 SPACE/DU 0.5 SPACE/DU

UNIT TYPE TOTAL
UNIT COUNT ZONING CODE 25.52.012 (G)
GOVERNMENT CODE - SB4 /

STATE DENSITY BONUS

RESIDENT PARKING SUMMARY
Total Parking Provided 35 Parking Stalls
SB4 allows a 50% Reduction: 35 Parking Stalls
Existing NCC Facility: 69 Parking Stalls

RELIGIOUS USE PARKING
R-2 to A: 1-HR S-2 to A: None B to A: 1-HR A to B: 1-HR R-2 to B: 1-HR S-2 to B: 1-HR B to S-2: 1-HR A to S-2: 1-HR SEPARATION OF OCCUPANCIES (CBC TABLE 508.4)
R-2 to... 1-HR S-2 to... 1-HR B to R-2: 1-HR A to R-2: 1-HR OCCUPANCY TYPE R-2 S-2 B A

SEPARATED OCCUPANCIES
ROOF AND ASSOCIATE SECONDARY MEMBERS 0
FLOOR AND ASSOCIATE SECONDARY MEMBERS 0
NONBEARING WALLS AND PARTITIONS - INTERIOR 0
NONBEARING WALLS AND PARTITIONS - EXTERIOR SEE TABLE 602 BEARING WALLS - INTERIOR 0
BEARING WALLS - EXTERIOR 0
PRIMARY STRUCTURAL FRAME (CBC SEC 202 and SEC 704) 0
VB

BUILDING ELEMENTS

TYPE OF CONSTRUCTION
FIRE-RESISTANCE RATING FOR BUILDING ELEMENTS (HOURS) CBC TABLE 601

GENERAL PLAN CITY OF LAGUNA BEACH
APN 644-034-05, 644-034-09
PROJECT LOCATION 340 ST. ANN'S DRIVE, LAGUNA BEACH, CA

PROJECT DESCRIPTION DEMOLITION OF EXISTING PARSONAGE AND EXISTING SURFACE PARKING LOT, CONSTRUCTION OF A THREE-STORY 50,180 SQUARE FOOT
RESIDENTIAL BUILDING (28 AFFORDABLE HOUSING UNITS AND 1 MANAGER’S UNIT), AND 41 STALL PARKING GARAGE, AND PARCEL MAP TO

MERGE FOUR PARCELS INTO TWO PARCELS, INCLUDING ONE PARCEL LOCATED IN A SPLIT R-2 & LBP ZONE, AND A SECOND PARCEL ENTIRELY WITHIN A LBP ZONE NOT A PART OF THIS SUBMITTAL.

PROJECT NAME NCC AFFORDABLE HOUSING

PROJECT SUMMARY

REQUIRED ENTITLEMENTS

1. Discretionary Tentative Parcel Map and Final Map approval to merge four parcels into two parcels, including one new Local Business Professional zoned parcel and one new R-2 parcel.

2. Ministerial Design Review (DR) approval for a Housing Development Project under SB 4.

3. Discretionary Coastal Development Permit (CDP) approval for non-exempt development for construction of a three-story 50,180-square-foot residential building (28 affordable housing units and 1 manager’s unit) and 41 stall parking garage, changes to intensity of use of land through parking modifications, and changes to intensity of use of land through the parcel map. There are 9 review criteria, and 3 findings required for approval provided in LBMC Sections 25.07.012(F) and 25.07.012(G), respectively. Based on the project location, approval of the CDP is not appealable to the Coastal Commission.

4. Discretionary Design Review (DR) approval for more than 20 cubic yards of grading outside the building footprint, retaining walls with more than 5 feet of exposed height, landscaping, and decks. There are four findings and sixteen criteria for approval provided in LBMC Section 25.05.040.

Concessions and Incentives:

The Project seeks a density bonus of 46% for the 100% low-income affordable units to allow 29 units over the 19.8 units allowed by right. Under the State Density Bonus Law, a 100% affordable housing project is entitled to five concessions. (Gov. Code Section 65915(d)(2)(D).) The submitted Supplemental Project narrative indicates that the Project is requesting four concessions and two waivers for:

Concessions:

1. Reduction of the required Immediately Accessible Open Space, from 1,180 s.f. to 0 s.f.

2. Encroachment into the required 20-foot front yard setback along Catalina St. by 10 feet.

3. Encroachment into the Additional Building Setback.

4. A parking reduction from 29 to 23 spaces for the residential use.

Waivers:

1. The Project seeks merging of four parcels into two parcels, including one new Local Business Professional zoned parcel and one new R-2 parcel. The Project seeks one Waiver for the LBP zoned parcel to exceed the 10,000 square foot allowed by LBMC Section

25.25.008(A).

2. The project seeks a waiver of the minimum open space requirement of LBMC 25.50010(A). The waiver would result in a reduction of the required Total Open Space from 11,620 s.f. to 4,720 s.f.

LEGAL DESCRIPTION (SEE CIVIL DWG.)

PREVIOUS ENTITLEMENTS
ENTITLEMENTS INCLUDE, BUT ARE NOT LIMITED TO CUP 76-7, DR 74-76, CUP 00-49, VAR 460, AND VAR 1498 SEE SHEET A0.2 FOR CONDITIONS OF APPROVAL INFORMATION.

VICINITY MAP
insert summary from shared excel file


USE

EXISTING CONFORMS (Y/N)

2.09 N/A
LOT TYPE Through Lot
LOT AREA:
28,937
LBP : 59', R-2: 150'
LBP : 180', R-2: 105'
PRIMARY UNIT:

LBP: 40', R-2: 40' SB-4
25' SB-4
Special Height Standard
Applies (If Marked) 25' SB-4
PRIMARY UNIT:
7'-2", 141' NO - CONCESSION

REQUESTED
Street Plan Line Applies (If
Marked)

N/A N/A
Side Yard 42'-2" YES
Side Yard 30'-8" YES
30'-8" YES

N/A NO - WAIVER

REQUESTED
N/A Yes

N/A NO - CONCESSION

REQUESTED
69 PROPOSED SF
0 14,050 SF
15,000 SF
29,050 SF
17,900 SF
1,970 SF
180 SF
1,080 SF
21,130 SF

PROPOSED DEMO
2,181 SF
96'-9"
N/A
174'-2"
254'-2"
100%

INSIDE BUILDING FOOTPRINT TOTAL
17,967 CY 18,150 CY
297 CY
17,967 CY 18,447 CY
17,967 CY 17,967 CY
PROPOSED (sf) TOTAL (%)
19,210 7% 66% 66%
4,490 93% 16% 16%
23,700 100% 82% 82%
2 7
0 60
LUMENS
1525
825
1050
0 6 6
N/A
West
4,720 SF
4,720 SF
25% x Required Open Space = 1,180 SF

LIVING AREA (ADD OR REMOVE LINES AS NEEDED)
25' - 36' with SB 4
25' ABOVE FINISHED FLR + ONE STORY
PER SB4 = 25' + 11' = 36'
10'-6"
No Reduced Setback
Rear Yard
Side Yards (combined)
OPEN SPACE (Only Applicable to Multi-Family):
41 LBP side abutting LBP: 2'6"
R-2 side abutting R-2: 10% of lot width, min:4',
max:12'
5'
Through Lot (No Rear Yard)

PROJECT SUMMARY TABLE
14,050 SF
LOT AREA LBP: N/A , R-2:no less than 6000 SF
PRIMARY UNIT:

Above Rear Lot Line

TOTAL SF
10'-6", 11'-6", 12'
Residential Level 1
East
PARKING (spaces) 11 dedicated spaces for Montessori Use, 23 spaces for residential uses

FLOOR AREA TOTALS EXISTING SF
Total Open Space (SF) (All required open space must be
contained within buildable and not in required setbacks and yards.)
Open Space Accessible to Each Living Unit (SF)
40% x Proposed Living Area = 11,620 SF
60% x Required Open Space = 2,832 SF
0 SF

VOLUME (GALLONS)

SWIMMING POOL
SPA
Fixture Type Wattage Lumens
Bollard 11W 643
30W
Wattage
Existing Landscape Fixture Count:

Existing Light Fixture Count:

A- Wall Mounted
B- Wall Mounted
Proposed Landscape Fixture Count:

HARDSCAPE (INCL. DRIVEWAY)
16W
C- Ceiling Mounted 12W
FENCES Tubular steel

MATERIALS
TOTAL AREA (SF) = LENGTH X WIDTH
15 27
18 Existing Egress Door Count: Proposed Egress Door Count:

Proposed Light Fixture Count:

Fixture Type

RETAINING WALLS
100%
100%

EXTERIOR WALLS (LINEAR FT)
Lower Level (Linear ft) 96'-9"
ROOF AREA (SF) 2,181 SF
TOTAL (|Cut| + Fill)
FILL (Cubic Yards) 297 CY
Mechanical 1,970 SF
Residential Level 2
Total Open Space that is
Ground-level & Open Ground-to-Sky (SF)

ACCESSORY AREA (ADD OR REMOVE LINES AS NEEDED)
100%
N/A
29,050 SF
Garage
LBP : 180', R-2: 105'
SETBACKS:

AVG. LOT WIDTH LBP : N/A, R-2: 80'
36'
36'
36'
PRIMARY UNIT: PRIMARY UNIT:

PRIMARY UNIT:
25' - 36' with SB 4 MAX. HEIGHT ABOVE FINISHED OR NATURAL GRADE 2,063
26,893
15,000 SF
TOTAL

FOUNDATION (SF)
(For Coastal Appealable Areas Only)
DEMOLITION EXISTING DEMO TOTAL %
100%
100%
Middle Level (Linear ft) N/A
TOTAL WALLS (LINEAR FT) 254'-2"

OUTSIDE BUILDING FOOTPRINT

LOT AREA (SF)
TOTAL COMBINED DEMOLITION (%)
Deck
TOTAL
10'-6", 5', 8'-9"
0 480 CY
CUT (Cubic Yards) 183 CY

PROJECT DATA
Upper Level (Linear ft) 174'-2"
100%

INTERIOR LOAD BEARING WALLS (LINEAR FT)
(For Coastal Appealable Areas Only)
Basement Level
17,900 SF
Common Indoor Area 1,080 SF
21,130 SF
180 SF
Religious Institution ZONE OR SPECIFIC PLAN
Rear Lot Line Above Street
LOT SLOPE N/A 2.09
N/A
LBP : 59', R-2: 150'
28,937
LOT AREA:

Through Lot
MAX. HEIGHT
Front Yard
LBP- Glenneyre: 5' , R-2- Catalina: 20' Glenneyre - 55' , Catalina - 10'

DESCRIPTION

ZONING STANDARDS

REQUIRED PROPOSED
AVG. LOT DEPTH LBP: N/A , R-2:80'
TOTAL

EGRESS DOORS

SITE WORK

GRADING

BUILDING LIGHTING (EXTERIOR ONLY)

LANDSCAPE LIGHTING
Total Landscape Fixture Count:
% OF LOT AREA

IMPERVIOUS SURFACES

FENCES & RETAINING WALLS

SWIMMING POOL/SPA DETAILS

POOL/SPA
NET EXPORT (Cubic Yards)
HEIGHT (ft.)
Max. 5' above grade
6'-21' Varies at retaining walls
(Max. 5' above adj. grade)
28,956

STRUCTURE
Precision Block
EXISTING (SF) EXISTING (%) PROPOSED (%)
161 of 830
0'

ZONING PLAN CHECK

SUBMITTAL
40' 80' 160'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A0.2

PRIOR CONDITIONS OF

APPROVAL
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
162 of 830

84.4 MH
V
M
M
M
16 48 64
8 K P. 1.

K.P . 2
12'-0" SETBACK

REQ'D SETBACK PROV'D SETBACK
12'-0"

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
01 01
03 04
05 06
07 13
10 12

PROV'D SETBACK
10'-0"

PROV'D SETBACK
10'-0"

PROPOSED INTERIOR

LOT LINE

TO FACE OF EXISTING CURB
36'-0"

EXISTING CURB

SEE CIVIL DWGS

PROPOSED STREET

IMPROVEMENT ALONG CATALINA

SEE CIVIL DWGS

PROPOSED PUBLIC ACCESS

EASEMENT ALONG GLENNEYRE

EXISTING CURB

SEE CIVIL DWGS
+72.0
+65.14

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+71.0
+70.0
+70.5
+77.0

DOMESTIC WATER BACKFLOW

FIXED DATUM
+82.69
+75.79
+70.0
+66.0
+75.0
+68.0
+66.0
+80.0

EXISTING LOT LINE

EMERGENCY ACCESS
EASEMENT; LOCATION MAY
VARY

P/L TO C/L
33'-0"

P/L TO C/L
30'-0"

P/L TO C/L
33'-0"
C/L
C/L

TO FACE OF CURB IMPROVEMENT
25'-0"

FROM BLDG TO ROAD C/L
43'-0"

PROV'D SETBACK
10'-0"

EXISTING POWER POLE

ALL UTILITY LINES TO BE UNDERGROUND
[LBMC 25.53.010]

EXISTING STORM DRAIN TO BE

REMOVED

SEE TPM

EXISTING STORM DRAIN TO

BE REMOVED

SEE TPM

PROPOSED

STORM DRAIN

SEE TPM

EXISTING POWER POLE TO BE

REMOVED AND REPLACED
20'-0"
+77.0
+67.0

C/L C/L
08 09
09 TRASH RM LOCATION ON LEVEL B1
MECH. RM LOCATION ON LEVEL B1
MECH. RM LOCATION ON LEVEL B1

RAMP DOWN
5% AVG SLOPE 02
7X7 CORNER CUTBACK AREA
[LBMC 25.50.006]
7X7 CORNER CUTBACK AREA
[LBMC 25.50.006]
R2 ZONE LOT WIDTH
150'-0"
25'-0"
175'-0" 112'-6"

LBP ZONE WIDTH
VARIES (59'-0" AVERAGE)

OVERALL DEPTH
287'-6"
VARIES (105-0" AVERAGE)
R-2 ZONE LOT DEPTH
150'-0" 137'-6"

REQ'D SETBACK (CONCESSION REQUESTED)
20'-0"

PROV'D SETBACK
12'-0"

PROV'D SETBACK
12'-0"

RED'D SETBACK
10'-0"

REQ'D SETBACK
2'-6"

REQ'D SETBACK
2'-6"

PROV'D SETBACK
5'-0"

PROV'D SETBACK
10'-5"

PROV'D SETBACK
11'-6"

REQ'D SETBACK
2'-6"

REQ'D SETBACK
5'-0"

REQ'D SETBACK
2'-6"
55'-0"

PROV'D SETBACK
12'-0"

REQ'D SETBACK
7'-6"

REQ'D SETBACK
12'-0"
+71.85 +72.11
+89.49
5'-0"
+65.9
+80.6
+72.8
PROPERTY LINE 5'-0" MAX BLOCK WALL

TO PROVIDE PRIVACY TO ADJACENT
RESIDENCES BELOW. SEE L-2
PROPERTY LINE 5'-0" MAX

BLOCK WALL TO PROVIDE

PRIVACY TO ADJACENT
RESIDENCES BELOW. SEE L-2
PROPERTY LINE 42"' FENCE. SEE L-2

PROPERTY LINE RETAINING
WALL WITH METAL FENCE 5'-0"

MAX ABOVE GRADE TO TIE INTO
5'-0" MAX METAL FENCE WHERE
RETAINING WALL ENDS. SEE L-2.

PROPERTY LINE TUBE
STEEL FENCE 5'-0" MAX
ABOVE GRADE. SEE L-2
SEWER MH AND CONNECTION.

SEE CIVIL DWG.
11 10
12 +77.0 +77.0
150'-0" 137'-6"
150'-0"

GLENNEYRE STREET
75'-0"
25'-0"
ST. ANN'S DRIVE
175'-0" 112'-6"

CLEO STREET

CATLINA STREET
N.A.P.
66'-0" 134'-0"
01 RESIDENTIAL UNITS
02 VEHICULAR ENTRY TO GARAGE LEVEL
03 COMMUNITY PLAZA - SEE SHEET L-2
04 LOBBY AND MAIL
05 RESIDENTIAL AMENITY - CLUBHOUSE

PLAN LEGEND
06 RESIDENTIAL COURTYARD - SEE SHEET L-1
07 LAUNDRY
08 TRASH - 19' x 16' ROOM ON LEVEL B1- SEE A3.1
09 MECH. - 15' x 14' ROOM ON LEVEL B1- SEE A3.1
10 COMBO BLOCK WALL WITH STEEL FENCE - 5'-0"

MAX ABOVE GRADE - HEIGHT VARIES
12 BLOCK WALL - 5'-0" MAX ABOVE GRADE
11 TUBE STEEL FENCE - 5'-0" MAX ABOVE GRADE
13 8x10 TRANSFORMERS
0'

ZONING PLAN CHECK

SUBMITTAL
8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A1.0

ARCHITECTURAL SITE PLAN
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
163 of 830

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET
SEE SHEET A3.5 - BUILDING PLANS - ROOF

FOR DETAILED ROOF PLAN
LBP ZONE R2 ZONE

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
LEGEND

SURROUNDING OFF-SITE CONTEXT

EXISTING ON-SITE PARSONAGE TO BE DEMOLISHED
2,181 S.F ROOF FOOTPRINT

PROPOSED ON-SITE RESIDENTIAL BUILDING
17,151 S.F. ROOF FOOTPRINT
EXISTING ADJACENT NCC FACILITY (N.A.P.) TO REMAIN
12,707 S.F. ROOF FOOTPRINT
SEE A3.5 - FLOOR PLANS - ROOF

FOR DETAILED ROOF PLAN

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
LBP ZONE R2 ZONE
SEE PROPOSED TENTATIVE PARCEL MAP SHEET 1 OF 4

FOR PROPOSED LOT LINE

PROPOSED INTERIOR

LOT LINE
150'-0"
R-2 ZONE LOT WIDTH
VARIES (105-0" AVERAGE)
R-2 ZONE LOT DEPTH
VAVIES (180'-0" AVERAGE)

LBP ZONE LOT DEPTH
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A1.1

EXISTING STRUCTURE EXHIBIT
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
PROPOSED SITE CONDITION WITH LOT ADJUSTMENT 1" = 30'-0" 2 EXISTING SITE CONDITION 1" = 30'-0" 1 TOTAL PROPOSED ROOF AREA 17,151 SF
PROPOSED RESIDENTIAL BUILDING 17,151 SF
OFFICE/STORAGE STRUCTURE TO BE DEMOLISHED 0 SF

PROPOSED SITE CONDITION WITH LOT ADJUSTMENT
NCC FACILITY (N.A.P.) TO REMAIN 12,707 SF
TOTAL EXISTING ROOF AREA 14,888 SF
EXISTING SITE CONDITION OFFICE/STORAGE STRUCTURE 2,181 SF NCC FACILITY 12,707 SF
164 of 830
16 48 64
8 K P. 1.

K.P.2

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
11 OF THE SPACES IN THE PARKING LOT NEED TO BE

HAVE SIGNAGE THAT THEY ARE MEANT FOR

MONTESSORI USE ONLY DURING THEIR OPERATING
TIMES, PER CUP 00-49, COA #11

ALL UNITS ARE SERVED BY TWO BUILDING ELEVATORS

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
UP TO LEVEL 1
DN TO B1
LOBBY
+72.5
LEVEL 1
+77.0

DUAL SIDE

ELEVATOR

CLUBHOUSE
+72.5

8.2%

4.8%
+71.7
+70.0
SEE SHEET L-2 FOR

COMMUNITY PLAZA
DESIGN
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

TO PLAZA
LOBBY

ELEV OVERRUN &

MACHINE ROOM
+72.5
TO LEVEL 1

MOBILITY UNITS

TO PARKING
ALL UNITS ARE SERVED BY TWO BUILDING ELEVATORS.
+ 36' - 0"
T.O.ROOF
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
+72.5
TO LEVEL 1

MOBILITY UNITS

TO PARKING
ALL UNITS ARE SERVED BY TWO BUILDING ELEVATORS.

ELEV OVERRUN
TO LEVEL 2

MOBILITY UNITS
+ 36' - 0"
T.O.ROOF
0'

ZONING PLAN CHECK

SUBMITTAL
10' 20' 40'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A1.2

ACCESSIBLE PATH OF TRAVEL
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
ADA PATH OF TRAVEL FROM GLENNEYRE 1" = 20'-0" 2 ADA PATH OF TRAVEL FROM PARKING LEVEL B1 1" = 20'-0" 1 165 of 830
01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

EXTERIOR MATERIALS
07-A RAILING COLOR A - 3'-6" TYP.
08 VINYL WINDOW
09 FRENCH DOOR
10 TRIM
11 TRELLIS
01-B PLASTER - COLOR B
01-C PLASTER - COLOR C
02-B FIBER CEMENT SIDING TYPE B
07-B RAILING COLOR B - 3'-6" TYP.

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
3 2
1 4
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L
01-A

GLENNEYRE STREET

CATALINA STREET

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK

PROPOSED SETBACK
10'-0"

FRONTYARD SETBACK
5'-0"MIN.

82.50 NOT A PART

EXISTING NCC FACILITY
03 10 08 02-A 07-B 01-B 02-B
P/L
P/L

76.00 LOWEST GRADE

HIGHEST GRADE

72.11 89.49

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES

MEASURED FROM FINISHED FLOOR
36'-0"
9'-6" 9'-6" 11'-0"

SETBACK REQUIRED
2'-6"
100' - 9"
4'-0"

66.00 + 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE NATURAL

GRADE) CONCESSION REQUESTED
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L

SIDEYARD SETBACK
12'-0" MIN. FRONTYARD SETBACK
5'-0" MIN.

SIDEYARD SETBACK
2'-6"

82.50 119.50

NOT A PART

EXISTING NCC FACILITY
02-A P/L P/L P/L 10 08 02-B 07-A 04 03 09 10

66.00 67.00
101.88

65.14 L
B
P
ZO
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
R
O
U
G
H
L
O
T
S
L
O
P
E
O
F

2.9 6
25'-0"

SIDEYARD SETBACK
7'-6"

EXISTING STREET

CURB ALONG

CATALINA REAR LOT
6'-0" 9'-6" 9'-6" 11'-0"

MEASURED FROM FINISHED GRADE/FLOOR
36'-0"MAX. BLDG.

SIDEYARD SETBACK
2'-6"
3'-6"
TYP.
11'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4

99.77 70.50
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)
HEIGHT VARIES + 36' - 0"
T.O.ROOF
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.1

BUILDING ELEVATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
EXTERIOR ELEVATION - EAST - ST. ANN'S DRIVE 3/32" = 1'-0" 2 EXTERIOR ELEVATION - SOUTH - GLENNEYRE STREET 3/32" = 1'-0" 1 166 of 830
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
PROPOSED SETBACK 01-A
10'-0"

NOT A PART

EXISTING NCC FACILITY
02-A 03 01-B 01-C 11 0307-B 10 08 10
P/L

P/L P/L

71.00 77.00

GARAGE FINISH FLOOR
11'-0" 9'-6" 9'-6"

STREET CURB ELEVATION

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)
HEIGHT VARIESMEASURED FROM FINISH FLOOR 36'-0"

72.61 89.99

CATALINA STREET

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK
3'-6"
TYP.
3'-6"
TYP.
3'-6"
TYP.
3'-6"
TYP.
+ 36' - 0"
T.O.ROOF

FRONT SETBACK
5'-0"

66.00 ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE NATURAL GRADE)

CONCESSION REQUESTED
15'-0"

ADDITIONAL BUILDING

SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF

DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE

NATURAL GRADE)

66.00 12
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L 03 02-C

SIDEYARD SETBACK
12'-0" MIN.

90.50 EXISITING STREET CURB ALONG

CATALINA IN FOREGROUND

NOT A PART

EXISTING NCC FACILITY
10 01-A 08 02-A
LBP-R2 THROUGH LOT
25' HEIGHT PERMITTED ABOVE

CURB ELEVATION LB
P - R2 Z
O
N
E
25'-0"
L
B
P-R2
T
H
R
O
U
G
H
L
O
T
2 5' H
EIG
H
T
P
E
R
MITT
E
D
AB
O
V
E
C
U
R
B
E
L
EVATIO
N

P/L P/L

PROPOSED FINISHED GRADE

WITHIN PROPERTY ONLY
SEE SHEET L-1 FOR

PERIMETER WALL FENCING

EXISITING STREET CURB

ALONG CATALINA IN

FOREGROUND

75.79 101.88
100.76

71.85 MEASURED FROM FINISH FLOOR
36'-0"

PROPOSED FINISHED

FLOOR IN THE GARAGE

PROPOSED FINISHED

FLOOR IN THE GARAGE

ELEVATOR

OVERRUN
6'-0" 9'-6" 9'-6" 11'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
SETBACK REQ.
10'-6"MIN.
+ 36' - 0"
T.O.ROOF

66.00 01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

EXTERIOR MATERIALS
07-A RAILING COLOR A - 3'-6" TYP.
08 VINYL WINDOW
09 FRENCH DOOR
10 TRIM
11 TRELLIS
01-B PLASTER - COLOR B
01-C PLASTER - COLOR C
02-B FIBER CEMENT SIDING TYPE B
07-B RAILING COLOR B - 3'-6" TYP.

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
3 2
1 4
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.2

BUILDING ELEVATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
EXTERIOR ELEVATION - WEST - CLEO STREET 3/32" = 1'-0" 4 EXTERIOR ELEVATION - NORTH - CATALINA STREET 3/32" = 1'-0" 3 167 of 830
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
01-A 02-A 01-B 02-B 12 03
+ 36' - 0"
T.O.ROOF
10 + 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
01-C 04 07-B 10 01-B 01-A
+ 36' - 0"
T.O.ROOF
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
01-A 10 10 01-B

NOT A PART

EXISTING NCC FACILITY
03 07-B 08
+ 36' - 0"
T.O.ROOF
01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

EXTERIOR MATERIALS
07-A RAILING COLOR A - 3'-6" TYP.
08 VINYL WINDOW
09 FRENCH DOOR
10 TRIM
11 TRELLIS
01-B PLASTER - COLOR B
01-C PLASTER - COLOR C
02-B FIBER CEMENT SIDING TYPE B
07-B RAILING COLOR B - 3'-6" TYP.

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
11 02-A 03 07-B 04 01-B 08 01-A 03
+ 36' - 0"
T.O.ROOF
2 1 4
3 0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.3

BUILDING ELEVATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
COURTYARD - NORTH B 3/32" = 1'-0" 4 COURTYARD - NORTH A 3/32" = 1'-0" 3 COURTYARD - EAST 3/32" = 1'-0" 1
COURTYARD - WEST 3/32" = 1'-0" 2
168 of 830
01-A PLASTER - COLOR A
02-A FIBER CEMENT SIDING TYPE A
03 COMPOSITE ROOF
04 STONE VENEER

EXTERIOR MATERIALS
07-A RAILING COLOR A - 3'-6" TYP.
08 VINYL WINDOW
09 FRENCH DOOR
10 TRIM
11 TRELLIS
01-B PLASTER - COLOR B
01-C PLASTER - COLOR C
02-B FIBER CEMENT SIDING TYPE B
07-B RAILING COLOR B - 3'-6" TYP.

SELECTED BUILDING MATERIALS WILL HAVE

MATTE, NON-REFLECTIVE SURFACES PER
RESIDENTIAL DESIGN GUIDELINES (10.1)
12 CONDENSER UNIT (FLOOR MOUNTED)
+ 0"
LEVEL B1
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L

SIDEYARD SETBACK
12'-0" MIN.

SIDEYARD SETBACK
2'-6"

NOT A PART

EXISTING NCC FACILITY
02-A P/L P/L 10 08 02-B 07-A 04 03 09 10

66.00 67.00
101.88

65.14 L
B
P
ZO
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
R
O
U
G
H
L
O
T
S
L
O
P
E
O
F

2.9 6
25'-0"

SIDEYARD SETBACK
7'-6"

EXISTING STREET

CURB ALONG

CATALINA REAR LOT
6'-0" 9'-6" 9'-6" 11'-0"

MEASURED FROM FINISHED GRADE/FLOOR
36'-0"MAX. BLDG.

SIDEYARD SETBACK
2'-6"
3'-6"
TYP.
11'-0"

99.77 70.50
+ 36' - 0"
T.O.ROOF

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A2.4

COLOR & MATERIAL BOARD
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
01 - A PLASTER - COLOR A 02 - B PLASTER - COLOR B 03 - C PLASTER - COLOR C 07 - A RAILING COLOR A
10 TRIM
11 TRELLIS
02 - A FIBER CEMENT SIDING
TYPE A
03 COMPOSITE ROOF
02 - B FIBER CEMENT SIDING
TYPE B
07 - B RAILING COLOR B 04 STONE VENEER
10 TRIM
08 VINYL WINDOW
09 FRENCH DOOR
169 of 830
+65.14

GLENNEYRE STREET
+71.0
ELEC. PANEL
+70.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH

UP TO GRADE
+75.0
UP TO PLAZA & LEVEL 1

UP TO GRADE
+71.0
+70.5
08 09
09 1 2 3 4
12 13 14 15 16
23 24 25 26 27 28 29 30
18 19 20 21 22
17 5 6 7 8 9 10 11
31 32
33 34
35 36
37 38
39 40 RAMP DOWN
5% AVG SLOPE

SECURED BICYCLE
STORAGE UNITS (2)
CAL GREEN 5.106.4.1.2
EVCS STALLS (4)
CAL GREEN [4.106.4]
14'-0"
TYP. DRIVE AISLE
24'-0"
+65.0
(LBMC 25.52.008 (C))
2'-0" 02
03 13
150'-0"
150'-0" 137'-6"
25'-0" 59'-0"
287'-6"
LEVEL 1 ABOVE
2'-0" 2'-0"
18'-0"
TYP.
+75.79
+70.0
+66.0
+75.0
+68.0
+66.0
+67.0
ELEV
STOR.

MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C

MECH UNIT FOR COMMON

INDOOR SPACE
ELEV
3'-2"
164'-4 1/2" 123'-1 1/2"
+71.85 +72.11
+89.49
11 OF THE SPACES IN THE PARKING LOT NEED TO BE

HAVE SIGNAGE THAT THEY ARE MEANT FOR

MONTESSORI USE ONLY DURING THEIR OPERATING
TIMES, PER CUP 00-49, COA #11
41 01 RESIDENTIAL UNITS
02 VEHICULAR ENTRY TO GARAGE LEVEL
03 COMMUNITY PLAZA - SEE SHEET L-2
04 LOBBY AND MAIL
05 RESIDENTIAL AMENITY - CLUBHOUSE

PLAN LEGEND
06 RESIDENTIAL COURTYARD - SEE SHEET L-1
07 LAUNDRY
08 TRASH - 19' x 16' ROOM ON LEVEL B1- SEE A3.1
09 MECH. - 15' x 14' ROOM ON LEVEL B1- SEE A3.1
10 COMBO BLOCK WALL WITH STEEL FENCE - 5'-0"

MAX ABOVE GRADE - HEIGHT VARIES
12 BLOCK WALL - 5'-0" MAX ABOVE GRADE
11 TUBE STEEL FENCE - 5'-0" MAX ABOVE GRADE
13 8x10 TRANSFORMERS
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.1
FLOOR PLAN - LEVEL B1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL B1

PARKING GARAGE
GARAGE 17,900 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 1,310 SF
1,310 SF
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 430 SF
620 SF

RESIDENTIAL COMMON INDOOR AREA
HABITABLE 1,080 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,560 SF
HABITABLE 11,490 SF
14,050 SF
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 220 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,550 SF
HABITABLE 12,450 SF
15,000 SF
Grand total 50,180 SF
SEE SHEET A5.2 FOR DETAIL FLOOR AREA CALCULATIONS
AND A5.2 FOR OPEN SPACE CALCULATIONS
ADA_9'-0"W x 18'-0"D 1
ADA_9'-0"W x 18'-0"D_VAN 2
ADA_12'-0"W x 18'-0"D_VAN_EVCS 1
COMPACT_8'-0"W x 15'-0"D 10
COMPACT_8'-6"W x 15'-0"D 5
COMPACT_8'-6"W x 18'-0"D 4
STANDARD_9'-0"W x 18'-0"D 13
STANDARD_9'-0"W x 18'-0"D_EVCS 5
41 FLOOR AREA SUMMARY

PARKING STALL SUMMARY
170 of 830
16 48 64
8 K P. 1.

K.P.2
+65.14

GLENNEYRE STREET
+77.0
12'-0"
+71.0
10'-6"
UP TO LEVEL 1
DN TO
GRADE
+75.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
+70.0
DN TO B1

DN TO GRADE
+71.0
DN TO B1
UP
UP
+70.5
UNIT
3-02
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
3-01
UNIT
2-01
UNIT
0-01
UNIT
0-02
UNIT
0-01
UNIT
0-01
02 03
13 CLUBHOUSE

OPEN DECK
LOBBY
+75.79
+70.0
+66.0
+75.0
+68.0
+66.0
DN TO
B1
+67.0
ELEV
07 06

MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C

MECH UNIT FOR COMMON

INDOOR SPACE
+66.0
+72.5
+77
1,600 SF
UNIT
1-02
08 +71.85 +72.11
+89.49
180 SF
3,120 SF
01 RESIDENTIAL UNITS
02 VEHICULAR ENTRY TO GARAGE LEVEL
03 COMMUNITY PLAZA - SEE SHEET L-2
04 LOBBY AND MAIL
05 RESIDENTIAL AMENITY - CLUBHOUSE

PLAN LEGEND
06 RESIDENTIAL COURTYARD - SEE SHEET L-1
07 LAUNDRY
08 TRASH - 19' x 16' ROOM ON LEVEL B1- SEE A3.1
09 MECH. - 15' x 14' ROOM ON LEVEL B1- SEE A3.1
10 COMBO BLOCK WALL WITH STEEL FENCE - 5'-0"

MAX ABOVE GRADE - HEIGHT VARIES
12 BLOCK WALL - 5'-0" MAX ABOVE GRADE
11 TUBE STEEL FENCE - 5'-0" MAX ABOVE GRADE
13 8x10 TRANSFORMERS
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.2
FLOOR PLAN - LEVEL 1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL B1

PARKING GARAGE
GARAGE 17,900 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 1,310 SF
1,310 SF
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 430 SF
620 SF

RESIDENTIAL COMMON INDOOR AREA
HABITABLE 1,080 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,560 SF
HABITABLE 11,490 SF
14,050 SF
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 220 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,550 SF
HABITABLE 12,450 SF
15,000 SF
Grand total 50,180 SF
SEE SHEET A5.2 FOR DETAIL FLOOR AREA CALCULATIONS
AND A5.2 FOR OPEN SPACE CALCULATIONS

FLOOR AREA SUMMARY
171 of 830
+65.14

GLENNEYRE STREET
UNIT
3-02
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
2-02

MANAGER
UNIT
3-01
UNIT
2-01
UNIT
0-01
UNIT
0-02
UNIT
0-01
UNIT
0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
DN
DN
ELEV

OVERRUN

MACHINE
RM
+70.5
+68.0
+66.0
+67.0
TRASH
UNIT
1-02
+71.85 +72.11
+89.49
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.3
FLOOR PLAN - LEVEL 2
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL B1

PARKING GARAGE
GARAGE 17,900 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 1,310 SF
1,310 SF
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 430 SF
620 SF

RESIDENTIAL COMMON INDOOR AREA
HABITABLE 1,080 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,560 SF
HABITABLE 11,490 SF
14,050 SF
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 220 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 2,550 SF
HABITABLE 12,450 SF
15,000 SF
Grand total 50,180 SF
SEE SHEET A5.2 FOR DETAIL FLOOR AREA CALCULATIONS
AND A5.2 FOR OPEN SPACE CALCULATIONS

FLOOR AREA SUMMARY
172 of 830
ROOF NOTES:
-ALL ROOF ELEVATIONS ARE BASED FROM LEVEL B1 GARAGE FINISH FLOOR ELEVATION +66.0 -TYPICAL EAVE DEPTH IS 1'-6" UNELSS NOTED OTHERWISE
-TYPICAL ROOF PITCH IS 2.5:12 UNLESS NOTED OTHERWISE

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
150'-0"
150'-0" 137'-6"
287'-6"
59'-0"
45'-0"
20'-0"
71'-8"
12'-0"
12'-0"
50'-0"

95.51 95.51

99.79 101.88

95.51 95.51

95.51 95.51

95.51 95.28

95.51 88.86

85.00 98.54 98.54

95.51 95.98

95.28 95.51

95.82 95.51

95.82 95.82

95.51 95.82

95.51 95.82

95.51 95.51 95.51

99.85 99.85
100.76

99.16 98.53

95.51 95.82

95.51 98.53

98.68 98.68

99.16 101.88

95.51 95.82

95.51 95.51

95.88 86.76

86.76 95.82

95.51 95.82

95.51 76.26

95.51 95.98
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
-ROOF VOLUMES BELOW ARE HALFTONE

SOLAR READY AREA

SOLAR READY AREA

SOLAR READY AREA

EAVE DEPTH
2'-6"

EAVE DEPTH
2'-6"

EAVE DEPTH
2'-6"

EAVE DEPTH
2'-4" EAVE DEPTH 2'-6"
102.00
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
VALLEY
HIP
HIP
HIP
HIP
HIP
HIP
RIDGE

95.82 95.88

99.44 99.44
100.76

99.79 0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.4

FLOOR PLAN - ROOF
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
173 of 830
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1

GLENNEYRE STREET

CATALINA STREET
(PROPOSED BUILDING

PROFILE AT ONE STORY)

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4

PROPOSED FINISH FLOOR OF THE

PARKING GARAGE LEVEL
(PROPOSED BUILDING

PROFILE AT ONE STORY)
LBP ZONE R2 ZONE
175'-0" 112'-6"

70.50 73.00
25'-0"

LOWEST GRADE

HIGHEST GRADE

PROPOSED FINISH FLOOR OF THE

PARKING GARAGE LEVEL

LOWEST GRADE

HIGHEST GRADE

72.11 89.49

65.14 25'-0"
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE FOR
LOT SLOPE BETWEEN 0% TO 5%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
LBP ZONE - 25' HEIGHT PERMITTED ABOVE

UPPER CURB OR STREET ELEVATION

HEIGHT - VARIES
25'-0"
36'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK

PROPOSED SETBACK
10'-0"

ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS OF

FIFTEEN FEET)

ADDITIONAL BUILDING SETBACK PER
SECTION 25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR

EVERY FOOT OF HEIGHT IN EXCESS

OF FIFTEEN FEET)

FRONT SETBACK
5'-0"

66.00 PROPOSED FINISHED

FLOOR IN THE GARAGE
15'-0"
15'-0"

GLENNEYRE STREET

ST ANN'S DRIVE

CATALINA STREET

ZONE LBP PARCEL
ZONE R2 PARCEL

BUILDING ENVELOPE AREA

PER LBP BASE ZONE

BUILDING ENVELOPE AREA
PER R2 BASE ZONE

REQUEST FOR SETBACK
REDUCTION TO 10'
20'-0"
10'-0"

PROPOSED

BUILDING

FOOTPRINT
+72.11
+89.49
+65.14
+67
+67
+67
10'-6"
12'-0"
75'-0" 137'-6"
150'-0"
#1. LBP FRONT YARD 5'-0" SETBACK REQUIRED55'-0" SETBACK PROVIDED #2. LBP SIDE YARD TO LBP
2'-6" SETBACK REQUIRED
10'-6" SETBACK PROVIDED
#3. LBP SIDE YARD TO R2 10% OF 75'
7'-6" SETBACK REQUIRED
10'-6" SETBACK PROVIDED
#5. R2 SIDE YARD TO R2 - 10% OF 137'-6" = 13'-9" > 12'-0" 12'-0" MAX SETBACK REQUIRED
12'-0" SETBACK PROVIDED
#4. R2 SIDE YARD TO R2
7'-6" MIN. SETBACK REQUIRED
10'-6" SETBACK PROVIDED
#6. R2 FRONT YARD =20'-0" SETBACK REQUIRED
10'-0" SETBACK PROVIDED PER CONCESSION
#7. R2 SIDE YARD TO R2 - 10% OF 106'-0"
10'-6" SETBACK REQUIRED
11'-6" SETBACK PROVIDED
#9. LBP SIDE YARD TO LBP = 2'-6" SETBACK REQUIRED / 8'-9" SETBACK PROVIDED #10. LBP TO LBP PARKING GARAGE = 0'-0" SETBACK REQUIRED / 0'-0" SETBACK PROVIDED #8. LBP SIDE YARD TO LBP
2'-6" SETBACK REQUIRED
5'-0" TO 10'-0" SETBACK PROVIDED
+70.50
+71.85
+75.79

GLENNEYRE STREET
ST. ANN'S DRIVE

CATALINA STREET

ZONE LBP PARCEL
ZONE R2 PARCEL
R2 FRONTYARD SETBACK
R2 SIDEYARD ABUTTING R2
10% LOT WIDTH OR 12' SETBACK
LBP FRONTYARD SETBACKMIN. 5'-0" SETBACK
150'-0"
137'-6"

LBP ZONE
BASE ZONE BUILDING HEIGHT ALLOW:
25'-0" ABOVE UPPER CURB OR STREET ELEVATION
MAXIMUM 36' FROM FINISHED GRADE

GOVERNMENT CODE ALLOW ADDITONAL ONE STORY
RESIDENTIAL BUILDING: 25'-0" + 11' = 36'-0" MAX.

R2 ZONE
BASE ZONE: 25' MAX.HEIGHT

MEASURED CURB ELEVATION

OR FINISH GRADE

GOVERNMENT CODE ALLOW
ADDITONAL ONE STORY:
25' + 11' = 36'-0" MAX
+72.11
+89.49
+65.14
75'-0" 75'-0"
+67
+67
40'-0"
+67
((75.8+71.85)/2)-((70.5+65.1)/2)=6.00 / 287.5 = 2.09% SLOPE IN PERCENT 287'-6"

AVERAGE LOT DEPTH
287'-6"

LBP SIDEYARD TO LBP
2'-6" SETBACK

LBP SIDE YARD TO LBP
2'-6" SETBACK REQUIRED
LBP SIDE YARD TO R2 10% OF 75'
7'-6" SETBACK REQUIRED
R2 SIDE YARD TO R2 - 10% OF 137'-6" = 13'-9" > 12'-0"
10% OF LOT WIDTH OR 12' SETBACK
+70.50
+71.85
+75.79
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A4.0

BUILDING SETBACK

DETERMINATIONS AND
# 20240443 BUILDING ENVELOPE DIAGRAMS 340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

SITE SECTION - NORTH TO SOUTH - ONE STORY
SETBACK DETERMINATIONS AND BUILDING ENVELOPE DIAGRAM 1" = 30'-0" 3 BUILDING ENVELOPE COMPLIANCE DIAGRAM 174 of 830
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

GLENNEYRE STREET

CATALINA STREET

EXISTING RETAINING WALL
PROPERTY LINE 6' FENCE. SEE L-2

LBP FRONTYARD SETBACK
5'-0"MIN.

STAIR UP TO +71.0
STAIR DN TO +71.0

PROPOSED SETBACK
10'-0"

MEASURED FROM FINISH GRADE
MAX. HEIGHT
36'-0"

LBP ZONE

P/L P/L

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25' MEASURED FROM
FINISHED GRADE FOR LOT SLOPE BETWEEN 0% TO 5%
OR 25 ' ABOVE CURB ELEVATION (THROUGH LOT 0% TO 5%)

HEIGHT VARIES
36'-0"

R-E ZONE

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK
6'-0" 9'-6" 9'-6" 11'-0"
CEILING HGT.
8'-2"(TYP.)
CEILING HGT.
8'-2" (TYP.)
9'-6"
+ 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF FIFTEEN FEET ABOVE
NATURAL GRADE). CONCESSION REQUESTED

ADDITIONAL BUILDING

SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF

DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE

NATURAL GRADE)

LOWEST GRADE

HIGHEST GRADE

72.11 89.49
15'-0"

66.00 + 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

GLENNEYRE STREET

CATALINA STREET
6'-0" 9'-6" 9'-6" 11'-0"

LBP FRONTYARD SETBACK
5'-0"MIN. PROPOSED SETBACK
10'-0"
P/L
P/L

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25' MEASURED FROM
FINISHED GRADE FOR LOT SLOPE BETWEEN 0% TO 5%
OR 25 ' ABOVE CURB ELEVATION (THROUGH LOT 0% TO 5%)
HEIGHT VARIES MEASURED FROM FINISHED FLOOR 36'-0"

CONCESSION REQUESTED
20'-0" MIN. REQ. SETBACK

EXISTING RETAINING WALL
PROPERTY LINE 6' FENCE. SEE L-2
+ 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF FIFTEEN FEET ABOVE
NATURAL GRADE). CONCESSION REQUESTED

ADDITIONAL BUILDING

SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF

DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF

FIFTEEN FEET ABOVE

NATURAL GRADE)

LOWEST GRADE

HIGHEST GRADE

72.11 89.49
15'-0"
1 2

RESIDENTIAL UNITS

RESIDENTIAL AMENITIES
LOBBY

CIRCULATION

PARKING GARAGE
LEGEND
1 2

LAUNDRY
3 3

ELEVATOR
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

CATALINA STREET
P/L

NOT A PART

EXISTING NCC FACILITY
P/L

PROPOSED SETBACK
10'-0"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25' MEASURED FROM
FINISHED GRADE FOR LOT SLOPE BETWEEN 0% TO 5%
OR 25 ' ABOVE CURB ELEVATION (THROUGH LOT 0% TO 5%)
HEIGHT VARIES MEASURED FROM FINISHED GRADE 36'-0"
LBP ZONE R-2 ZONE

REQ' SETBACK
2'-6"
6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE RETAINING WALL WITH
42" -72" TALL METAL FENCE ABOVE TO
TIE INTO 72" METAL FENCE WHERE
RETAINING WALL ENDS. SEE L-2.
+ 36' - 0"
T.O.ROOF

ADDITIONAL BUILDING SETBACK PER SECTION

25.50.004(D)
(ADDITIONAL FOOT OF DISTANCE FOR EVERY FOOT

OF HEIGHT IN EXCESS OF FIFTEEN FEET ABOVE
NATURAL GRADE). CONCESSION REQUESTED

66.00 LOWEST GRADE

HIGHEST GRADE

72.11 89.49
15'-0"
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A4.1

SITE / BUILDING SECTIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
SITE SECTION - NS-01 3/32" = 1'-0" 1
SITE SECTION - NS-02 3/32" = 1'-0" 2
SITE SECTION - NS-03 3/32" = 1'-0" 3

COMMUNITY PLAZA
SEE LANDSCAPE SHEET L-2
175 of 830
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P
P/L

NOT A PART

EXISTING NCC FACILITY
P/L
P/L
P/L
STAIRS
UP TO
LEVEL 1

EXISITING STREET

CURB ALONG

CATALINA REAR LOT
36'-0"

SIDEYARD SETBACK
12'-0" MIN.

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
LBP-R2 THROUGH LOT
25' HEIGHT PERMITTED ABOVE

CURB ELEVATION LB
P - R2 Z
O
N
E
25'-0"
L
B
P-R2
T
H
R
O
U
G
H
L
O
T
2 5' H
EIG
H
T
P
E
R
MITT
E
D
AB
O
V
E
C
U
R
B
E
L
EVATIO
N

REQ' SETBACK
10'-6"MIN.
6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE

RETAINING WALL WITH
72" TALL METAL FENCE
ABOVE. SEE L-2

PROPERTY LINE
RETAINING WALL WITH 72"

TALL METAL FENCE
ABOVE. SEE L-2
+ 36' - 0"
T.O.ROOF

66.00 4 6

RESIDENTIAL UNITS

RESIDENTIAL AMENITIES
LOBBY

CIRCULATION

PARKING GARAGE
LEGEND
4 6

LAUNDRY
5 5

ELEVATOR
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

P/L P/LP/L

NOT A PART

EXISTING NCC FACILITY

HEIGHT FROM LOWEST FINISHED GRADE TO RIDGE
36'-0" MAX.

L
B
P
Z
O
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
RO
U
G
H
L
OT
S
L
O
P
E
O
F

2.9 6
25'-0"

EXISITING STREET CURB

ALONG CATALINA REAR LOT
ST. ANN'S DRIVE

REQ' SETBACK
2'-6"

REQ' SETBACK
ELEVATOR OVERRUN 2'-6"
36' MAX FROM FINISH GRADE

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4 6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE RETAINING WALL WITH
72" TALL METAL FENCE ABOVE. SEE L-2
+ 36' - 0"
T.O.ROOF
R2 ZONE - HEIGHT PERMITTED 25'

MEASURED FROM FINISHED GRADE
FOR LOT SLOPE BETWEEN 0% TO 15%
OR 25 ' ABOVE CURB ELEVATION
(THROUGH LOT 0% TO 5%)

HEIGHT VARIES
+ 0"
LEVEL B1
+ 11' - 0"
LEVEL 1
+ 20' - 6"
LEVEL 2
+ 30' - 0"
T.O.P

P/L P/L

NOT A PART

EXISTING NCC FACILITY
P/L

HEIGHT FROM LOWEST FINISHED GRADE TO RIDGE
36'-0"MAX.

L
B
P
Z
O
N
E
H
EIG
H
T
P
E
R
MITT
E
D
2 5'
T
H
RO
U
G
H
L
OT
S
L
O
P
E
O
F

2.9 6
25'-0"

EXISITING STREET CURB

ALONG CATALINA REAR LOT

REQ' SETBACK
2'-6"

REQ' SETBACK
2'-6"

MAXIMUM HEIGHT ALLOW

MEASURED FROM FINISHED GRADE
25' + 11' = 36' ALLOWED BY SB4 6'-0" 9'-6" 9'-6" 11'-0"

PROPERTY LINE RETAINING WALL WITH
72" TALL METAL FENCE ABOVE. SEE L-2
+ 36' - 0"
T.O.ROOF
0' 3 6 12 24

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A4.2

SITE / BUILDING SECTIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
SITE SECTION - EW-01 3/32" = 1'-0" 4
SITE SECTION - EW-02 3/32" = 1'-0" 5
SITE SECTION - EW-05 3/32" = 1'-0" 6
176 of 830

PARKING GARAGE

RESIDENTIAL ACCESSORY

RESIDENTIAL COMMON INDOOR
AREA

RESIDENTIAL LIVING AREA
320 SF
910 SF
190 SF
270 SF
340 SF
1,060 SF
300 SF
620 SF
300 SF
940 SF
740 SF
870 SF
320 SF
880 SF
60 SF 270 SF
620 SF
620 SF
560 SF
880 SF
960 SF
220 SF
490 SF
100 SF
240 SF
110 SF
620 SF
310 SF
570 SF
120 SF
100 SF
30 SF
130 SF
150 SF
160 SF
80 SF
180 SF
870 SF
910 SF
190 SF
270 SF
340 SF
1,060 SF
300 SF
620 SF
300 SF
940 SF
720 SF
880 SF
330 SF
320 SF
270 SF
620 SF
620 SF
560 SF
880 SF 490 SF
100 SF
240 SF
620 SF
310 SF
570 SF
120 SF
100 SF
30 SF
130 SF
150 SF
960 SF
OPEN
TO
BELOW
70 SF
80 SF
160 SF
80 SF
2,260 SF
7,230 SF
2,050 SF
510 SF
430 SF
490 SF
160 SF
170 SF
140 SF
1,520 SF 290 SF
1,380 SF
1,400 SF
110 SF
230 SF
250 SF
80 SF
60 SF
60 SF
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A5.1

FLOOR AREA CALCULATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612
LEVEL 1 FLOOR AREA
LEVEL 2 FLOOR AREA

BASEMENT FLOOR AREA
LEGEND
LEVEL B1
LEVEL B1

PARKING GARAGE
GARAGE 2,260 SF
GARAGE 7,230 SF
GARAGE 2,050 SF
GARAGE 510 SF
GARAGE 170 SF
GARAGE 490 SF
GARAGE 160 SF
GARAGE 140 SF
GARAGE 1,380 SF
GARAGE 1,520 SF
GARAGE 230 SF
GARAGE 1,400 SF
GARAGE 110 SF
GARAGE 250 SF
17,900 SF

RESIDENTIAL ACCESSORY
UTILITY 430 SF
UTILITY 290 SF
UTILITY 390 SF
UTILITY 80 SF
UTILITY 60 SF
UTILITY 60 SF
1,310 SF
LEVELS 1 & 2 RESIDENTIAL
LEVEL 1

RESIDENTIAL ACCESSORY
DECK 180 SF
UTILITY 220 SF
UTILITY 100 SF
UTILITY 30 SF
UTILITY 80 SF
620 SF

RESIDENTIAL COMMON

INDOOR AREA
HABITABLE 110 SF
HABITABLE 960 SF
1,080 SF

RESIDENTIAL LIVING AREA
CIRCULATION 490 SF
CIRCULATION 740 SF
CIRCULATION 60 SF
CIRCULATION 270 SF
CIRCULATION 100 SF
CIRCULATION 570 SF
CIRCULATION 120 SF
CIRCULATION 130 SF
CIRCULATION 80 SF
HABITABLE 910 SF
HABITABLE 190 SF
HABITABLE 940 SF
HABITABLE 300 SF
HABITABLE 620 SF
HABITABLE 300 SF
HABITABLE 1,060 SF
HABITABLE 270 SF
HABITABLE 560 SF
HABITABLE 320 SF
HABITABLE 870 SF
HABITABLE 340 SF
HABITABLE 320 SF
HABITABLE 880 SF
HABITABLE 620 SF
HABITABLE 620 SF
HABITABLE 880 SF
HABITABLE 310 SF
HABITABLE 240 SF
HABITABLE 620 SF
HABITABLE 150 SF
HABITABLE 160 SF
14,050 SF

TOTAL RESIDENTIAL GROSS

LIVING AREA
(14,050 + 15,000 = 29,050 S.F.)
LEVEL 2

RESIDENTIAL ACCESSORY
UTILITY 100 SF
UTILITY 30 SF
UTILITY 80 SF
220 SF

RESIDENTIAL LIVING AREA
CIRCULATION 490 SF
CIRCULATION 720 SF
CIRCULATION 270 SF
CIRCULATION 100 SF
CIRCULATION 570 SF
CIRCULATION 120 SF
CIRCULATION 130 SF
CIRCULATION 70 SF
CIRCULATION 80 SF
HABITABLE 910 SF
HABITABLE 190 SF
HABITABLE 940 SF
HABITABLE 300 SF
HABITABLE 620 SF
HABITABLE 300 SF
HABITABLE 1,060 SF
HABITABLE 270 SF
HABITABLE 560 SF
HABITABLE 870 SF
HABITABLE 880 SF
HABITABLE 340 SF
HABITABLE 320 SF
HABITABLE 330 SF
HABITABLE 620 SF
HABITABLE 620 SF
HABITABLE 880 SF
HABITABLE 310 SF
HABITABLE 240 SF
HABITABLE 620 SF
HABITABLE 150 SF
HABITABLE 960 SF
HABITABLE 160 SF
15,000 SF
SEE SHEET A5.2 OPEN

SPACE EXHIBIT FOR THE

OPEN SPACE REQUIREMENT

BASED OFF THIS

CALCULATION
177 of 830
3,120 SF
12'-5"
Community Plaza
Residential Common Outdoor Open Space
Residential Sideyard
5,860 SF
1,600 SF
12'-0"
10'-0" 12'-0"

OPEN SPACE REQUIREMENT
PER LBMC 25.50.010 (C), OPEN SPACE SHALL BE

CONTAINED ENTIRELY WITHIN WITHIN THE
BUILDABLE AREA OF THE LOT.

BRIGHT GREEN REGION DEPICTS THE ADDITIONAL

OPEN SPACE AREA NEEDED TO COMPLY WITH TOTAL

OPEN SPACE REQUIREMENT WITHIN THE BUILDABLE
LOT AREA. PROPOSING THIS AREA AS OPEN SPACE
WILL GENERATE A TOTAL LOSS OF ±20 UNITS FROM
THE PROJECT.

APPLICANT WILL REQUEST WAIVER ON THIS
STANDARD.
0'

ZONING PLAN CHECK

SUBMITTAL
15' 30' 60'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A5.2

OPEN SPACE CALCULATIONS
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

OPEN SPACE LEGEND
LEVEL 1 FLOOR AREA SF
Open space shall equal twenty-five percent of the nonresidential gross floor area, exclusive of parking and driveways, which area may be used for the purposes outlined in Chapter 25.50. This open space is in addition to that required for residential uses and subject to the standards outlined in Chapter 25.50. 100% of provided open space will be open from Ground-to-Sky Zone LBP- 25.18.008 Community Plaza 1,600 SF
Residential Courtyard 1 3,120 SF
4,720 SF 100%
Zone R2 Total
Ground-to-Sky Provided:

Waiver Requested
Community Plaza 1,600 SF
Residential Sideyard* N/A - 25.50.010 - (C) 5,880 SF
Residential Courtyard 1 3,120 SF
4,720 SF 16%
(A) It shall contain a minimum area of forty percent of the total gross living area on the lot; (B) At least sixty percent of the total area required shall be located at ground level and shall be open from ground to sky; (C) It shall be contained entirely within the buildable area of the lot. (D) It shall not include land or structures devoted to parking, storage, trash areas, driveways or other uses, except those uses normally considered as outdoor living: decks, patios, terraces, atriums, gardens, ornamental and natural landscaped area, barbecues, athletic areas, and similar active and passive outdoor living and recreation space; (E) At least one-quarter of the open space requirement shall be immediately accessible to each living unit on the lot and shall be designed to be used primarily for the occupants of the living unit; (F) To qualify as open space, the minimum dimension must be six feet, or ten feet if the area is designed for through pedestrian traffic or access.

Zone R2 Total Zone R2 - 25.50.010
*** Open space requirements
Open Space Provided:

Provided
60% of Open Space Req. 2,832 SF 60% of Open Space
Ground-to-Sky Space Required - 25.50.010 - (B) 60% of Open Space Req. 6,972 SF Open Space Required - 25.50.010 - (A) 40% of Gross Living Area 11,620 SF ***Open Space Required per Base Zone
** 25.08.012 "Floor area, gross" means the sum of the gross horizontal areas of the several floors of a building, excluding areas used for garage purposes, elevators shafts and such other basement, cellar or attic areas as are devoted exclusively to uses accessory to the operation of the building. Horizontal dimensions shall be measured from the face of the building and shall include enclosed porches, stairways and exit balconies; 29,050 SF
Residential Level 2 15,000 SF
Residential Level 1 14,050 SF
Level B1 (Parking) N/A
*Residential Gross Living Area SF * Residential Gross Living Area SF = Residential dwelling units gross area excluding common indoor area, corridor and stairways, utility spaces.

Gross Floor Area & Gross Living Area Calculations:

SEE SHEET A5.1 FLOOR AREA CALCULATIONS

FOR ITEMIZED FLOOR AREA BREAKDOWN

OPEN SPACE WAIVER EXHIBIT
178 of 830

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.1

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM GLENNEYRE A
179 of 830

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.2

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM GLENNEYRE B
180 of 830

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.3

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM SAINT ANNS DRIVE
181 of 830

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.4

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM CATALINA STREET
182 of 830

ZONING PLAN CHECK

SUBMITTAL
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A6.5

CONCEPTUAL RENDERING
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
May 12, 2026

RELATED
18201 Von Karman Ave
Irvine, CA 92612

VIEW FROM CLEO STREET
183 of 830

W W W W W W

W W W W W W

W W W W W W

W W W W W W

W W W W W W W W W W W W W W W W W W W W W W W

W W W W W W

W W W W W W

W W W W W
W
W
W
S S

S S S S S S S S S

S S S S S S S S S S S S S S S S S S S S

S S S S S S S

S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S

S S S S S S S S

S S S S S S S S S S S S S S S S S S S S S S S S
A/C
A/C

1. All landscape areas shall be permanently irrigated with an automatic irrigation system and the latest in matched low precipitation rate heads and drip emitter. If available, recycled water will be used. A weather sensitive irrigation controller with real-time ETO data will be used.

2. All landscape and irrigation design shall comply the City's Landscaping code and state MWELO requirements.

3. The specified plant palette may be expanded to include other trees and shrubs that preserve the character. Plant lists are not exclusive and other similar plant species may be used if approved by the City.

4. Landscape design shall be designed to reduce green waste generation, to conserve water and reduce the adverse long-term effects of watering on infrastructure.

5. All trees within site distance zones will be single trunk, high branched specimens and all groundcover will be max 1'-6" in height.

6. Vegetation shall not obstruct access to emergency rescue openings serving sleeping rooms in residential structures.

7. Common area landscape design and plant palette are designed to minimize fertilization, pruning, and shearing.

12. Impervious paving will be minimized wherever possible.

13. Tree root barriers shall be required where trees are planted within 5 feet of any walls, curbs, walks, buildings, city right-of-way, or other hardscape.

Linear root barriers to be installed at back of curb per City Planting Detail.

14. All plant materials shall be planted in the sizes specified within the City's Landscape code section at a minimum. Street trees shall be minimum 24” box. Screening/hedge shrubs shall be minimum 5 gallon.

15. Maintenance responsibility -- all landscape improvements including irrigation shall be maintained by property owner.

16. All site drainage shall be directed toward landscape areas where feasible.

17. Refer to project civil engineering sheets for WQMP features.

GENERAL LANDSCAPE NOTES

TREES BOTANICAL / COMMON NAME SIZE MATURITY WUCOLS QTY

DRACAENA DRACO

DRAGON TREE
24" BOX W: 15'-25' H: 15'-25' L 8

EUCALYTPUS FICIFOLIA

RED FLOWERING GUM
36" BOX W: 25'-40' H: 25'-40' L 2

ARBUTUS 'MARINA'

STRAWBERRY TREE
24" BOX W: 25'-40' H: 40'-50' L 13

PODOCARPUS HENKELII

LONG LEAF YELLOWWOOD
24" BOX W: 15'-25' H: 25'-40' L 9

JUNIPERUS CHINENSIS 'TORULOSA'

TWISTED JUNIPER
24" BOX W: 8'-12' H:15'-20' L 7

AGONIS FLEXUOSA

PEPPERMINT TREE
36" BOX W: 15'-25' H: 25'-40' L 2

TREE LEGEND

PLANTING AREAS ON GRADE PLANTING AREAS ON PODIUM

OUTDOOR PLAY AREA

WITH SEATING

LIGHT WEIGHT

PLANTER BOXES,

VARIETY OF

SIZES, TYPICAL

RUBBER SURFACE
0' 8' 16' 32'
# 20XXXXXX
340 ST. ANN'S DRIVE.

LAGUNA BEACH, CA

NCC AFFORDABLE HOUSING

RELATED
18201 Von Karman Ave.

Irvine, CA 92612
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651 April 16, 2026

ZONING PLAN CHECK

SUBMITTAL

CONCEPTUAL LANDSCAPE

SITE PLAN WITH LIGHTING

NEW RIGHT OF WAY

ALONG CATALINA
STREET

PROPERTY LINE /

RIGHT OF WAY
L-1

CONCRETE

PAVING, TYPICAL

RESIDENT
ENTRY

FIRE DEPARTMENT

ACCESS FROM

CATATLINA STREET

ADJACENT EXISTING

PROPERTY

ADJACENT EXISTING

PROPERTY

EXISTING

NEIGHBORHOOD

CONGRESSIONAL
CHURCH

EXISTING
CHURCH
(NCC)

PERIMETER

CONCRETE WALK

EMERGENCY

ACCESS EASEMENT,

LOCATION MAY
VARY
PARCEL

BOUNDARY

CONCRETE

PAVING, TYPICAL

TABLE CHAIRS AND

BENCH SEATING,

TYPICAL

IRRIGATION COMPLIANCE
TOTAL LANDSCAPE :
- ON GRADE 4,846 SF.
- ON PODIUM 330 SF.

TOTAL LANDSCAPE 5,176 SF.

SHRUB & GROUNDCOVER LIST

ALL PLANTING AREAS TO BE PLANTED WITH SHRUBS AND GROUNDCOVER LISTED BELOW.

ACHILLEA SPECIES 1G 1'-6" OC L
AEONIUM SPECIES 1G 1'-6" OC L
AGAVE ATTENUATA 5G 2'-0" OC L
ALOE BARBADENSIS 5G 2'-0" OC L
BOUGAINVILLEA 'RASPBERRY ICE' 5G 4'-0" OC L
CAREX DIVULSA 1G 2'-0" OC L
CARISSA 'GREEN CARPET' 1G 3'-0" OC L
CHONDROPETALUM TECTORUM 1G 4'-0" OC L
CRASSULA ARBORESCENS 5G 3'-0" OC L
DIANELLA 'BLUE TOPIA' 1G 2'-0" OC L
DIANELLA 'VARIEGATA' 1G 2'-0" OC L
ECHEVERIA ELEGANS 1G 1'-6" OC L
ERIGERON 'WAYNE RODRICK' 1G 2'-0" OC L
FESTUCA MAIREI 1G 2'-0" OC L
HESPERALOE 'BRAKELIGHTS' 5G 3'-0" OC L
HETEROMELES ARBUTIFOLIA 5G 8'-0" OC L
LANTANA SPECIES 1G 4'-0" OC L
LAVANDULA SPECIES 5G 2'-0" OC L
OLEA 'LIL OLLIE' 5G 3'-6" OC L
PENNISETUM SPATHIOLATUM 1G 2'-0" OC L
PHLOMIS FRUTICOSA 5G 3'-0" OC L
PRUNUS C. 'BRIGHT N TIGHT' 15G 6'-0" OC M
PUNICA G. 'NANA' 5G 3'-0" OC L
ROSMARINUS 'PROSTRATUS' 5G 4'-0" OC L
SENECIO MANDRALISCAE 5G 2'-0" OC L
WESTRINGIA 'MORNING LIGHT' 5G 3'-0" OC L
WESTRINGIA 'MUNDI' 5G 3'-0" OC L
QTY: 5

LIGHT LEGEND

BEGA ASYMMETRIC

BOLLARD

PROPERTY LINE /

RIGHT OF WAY
PARCEL

BOUNDARY

ACCESSIBLE RAMP UP

FROM STREET GRADE
PARCEL

BOUNDARY

LOW LANDSCAPE

SEATWALL

CONCRETE

PAVING, TYPICAL
W: 2'-3 H: 2'-3'
W: 1'-2' H: 2'-4'
W: 3'-5' H: 4'-5'
W: 2'-3' H: 1'-2'
W: 5-6' H: 2'-4'
W: 1'-2' H: 1'-2'
W: 4-5' H: 1'-2'
W: 3'-4' H: 2'-3'
W: 2'-3' H: 3'-4'
W: 1'-2' H: 1'-3'
W: 1'-2' H: 2'-3'
W: <1' H: <1'
W: 1'-2' H: 1'
W: 2'-3' H: 2'-3'
W: 2'-4' H: 2'-4'
PROPERTY LINE 5' TALL

BLOCK WALL TO

PROVIDE PRIVACY TO

ADJACENT RESIDENCES
BELOW. SEE SHEET L-2.

SHRUBS/GROUNDCOVERS SIZE SPACING MATURITY WUCOLS FACTOR:

VINE OPTIONS:

DOLCHANDRA UNGIS-CATI 5G 5'-0" OC L
FICUS PUMILA 5G 5'-0" OC M
* PLANTING ALONG CATALINA STREET SHALL NOT EXCEED 15' IN HEIGHT.

PROPERTY LINE

RETAINING WALL
WITH 5' TALL METAL
FENCE ABOVE. SEE L-2.

PROPERTY LINE 5' TALL

BLOCK WALL TO PROVIDE

PRIVACY TO ADJACENT
RESIDENCES. SEE L-2.

PROPERTY
LINE 6'
FENCE

PROPERTY LINE
6' FENCE
W: 4'-6' H: 1'-2'
W: 4-6'' H: 2'
W: 2'-3' H: 18"-3'
W: 3'-6' H: 3'-6'
W: 1'-2' H: 1'-2'
W: 3'-4' H: 3'-4'
W: 6'-8' H: 8'-10'
W: 4'-5' H: 2'-3'
W: 4'-5' H: 4'-6'
W: 2'-3' H: 1'-3'
W: 4'-5' H: 2'-4'
W: 4'-6' H: 1'-2'

8. All vegetation overhanging designated fire access drives shall be maintained to provide vehicle clearance. 13'-6" vertically and the full width of the fire access drive horizontally.

9. All street trees shall be installed to a minimum size of 24" box size or as directed by the city and planted in accordance with the city street tree master plan.

10. All landscape areas shall be covered with 3" thick composted mulch wood mulch after planting. Tree shall receive no more than 1" on top of root ball.

11. Prior to the issuance of building permits, a full construction document level landscape and irrigation plans in conformance with the City's Landscape code requirements shall be submitted for review to the City.

DOMESTIC
WATER
LINE

DOMESTIC
WATER

BACKFLOW

EXISTING FIRE

HYDRANT

ELECTRICAL

TRANSFORMER(S)

PROPERTY LINE
5' FENCE ALONG
THIS EDGE. SEE
SHT L-2

PROPERTY
LINE 5'
FENCE

CONCRETE WALK, CONCRETE WALK

TYPICAL

EXISTING LANDSCAPE

WATER METER

EXISTING WATER
METER

FIRE HYDRANT

EXISTING

OVERHEAD UTILITY
LINES

EXISTING

OVERHEAD UTILITY
LINES

STORM DRAIN

ENHANCED PAVING AT

DRIVEWAY

GRADING LEGEND

BEGINNING OF WALL

END OF WALL

FINISH GRADE

FINISH SURFACE

MINIMUM

TOP OF CURB

TOP OF CONCRETE FOOTING

TOP OF WALL
BOW
EOW
FG
FS
MIN.

TC
TF
TW
2:1
2:1
2:1
A/C
A/C

PROPERTY LINE RETAINING
WALL WITH 42"-5' TALL

METAL FENCE ABOVE TO TIE
INTO 5' METAL FENCE

WHERE RETAINING WALL
ENDS. SEE L-2.

PROPERTY LINE 5' TALL

METAL FENCE AND FD
GATE
PARCEL

BOUNDARY
PROPERTY LINE 42"

HIGH FENCE ALONG
THIS EDGE. SEE SHT L-2
184 of 830

CONCRETE PAVER

PAVING, TYPICAL
QTY: 6
0' 8' 16' 32'
# 20XXXXXX
340 ST. ANN'S DRIVE.

LAGUNA BEACH, CA

NCC AFFORDABLE HOUSING

RELATED
18201 Von Karman Ave.

Irvine, CA 92612
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651 April 16, 2026

ZONING PLAN CHECK

SUBMITTAL

CONCEPTUAL LANDSCAPE SITE

PLAN WITH LIGHTING

COURTYARD ENLARGEMENTS

PROPERTY LINE /

RIGHT OF WAY
L-2

RESIDENT
ENTRY

SHRUB & GROUNDCOVER LIST

ALL PLANTING AREAS TO BE PLANTED WITH SHRUBS AND GROUNDCOVER LISTED BELOW.

PLANTING AREAS ON GRADE

LIGHT LEGEND

BEGA ASYMMETRIC

BOLLARD

PARKING ENTRY

BUILDING
STAIRS

EXISTING

NEIGHBORHOOD

CONGRESSIONAL
CHURCH

ENHANCED CONCRETE

PARKING ENTRY
BEYOND
PARCEL

BOUNDARY

LOW ENTRY

LANDSCAPE WALL

LOW ENTRY

LANDSCAPE WALL

ACCESSIBLE RAMP UP

FROM STREET GRADE
PARCEL

BOUNDARY

LOW LANDSCAPE

SEATWALL

CONCRETE

PAVING,

COURTYARD,

TYPICAL
0 2' 4' 8'

EXISTING FIRE

HYDRANT
TREES

BOTANICAL / COMMON
NAME

SIZE MATURITY WUCOLS

DRACAENA DRACO

DRAGON TREE
24" BOX W: 15'-25' H: 15'-25' L

EUCALYTPUS FICIFOLIA

RED FLOWERING GUM
36" BOX W: 25'-40' H: 25'-40' L

AGONIS FLEXUOSA

PEPPERMINT TREE
36" BOX W: 15'-25' H: 25'-40' L

TREE LEGEND
ACHILLEA SPECIES 1G 1'-6" OC L
AEONIUM SPECIES 1G 1'-6" OC L
AGAVE ATTENUATA 5G 2'-0" OC L
ALOE BARBADENSIS 5G 2'-0" OC L
BOUGAINVILLEA 'RASPBERRY ICE' 5G 4'-0" OC L
ERIGERON 'WAYNE RODRICK' 1G 2'-0" OC L
FESTUCA MAIREI 1G 2'-0" OC L
HESPERALOE 'BRAKELIGHTS' 5G 3'-0" OC L
LAVANDULA SPECIES 5G 2'-0" OC L
PENNISETUM SPATHIOLATUM 1G 2'-0" OC L
SENECIO MANDRALISCAE 5G 2'-0" OC L
W: 2'-3 H: 2'-3'
W: 1'-2' H: 2'-4'
W: 6'-8' H: 4'-5'
W: 2'-3' H: 1'-2'
W: 5-6' H: 2'-4'
W: 1'-2' H: 1'
W: 2'-3' H: 2'-3'
W: 2'-4' H: 2'-4'
SHRUBS/GROUNDCOVERS SIZE SPACING MATURITY WUCOLS FACTOR:

W: 2'-3' H: 18"-3'
W: 1'-2' H: 1'-2'
W: 2'-3' H: 1'-3'

EXISTING

NEIGHBORHOOD

CONGRESSIONAL
CHURCH
8'-0" O.C.

FINISH GRADE

CONCRETE FOOTING
2"x2" SQ. 12 GA. TUBULAR

STEEL POSTS
5/8" SQ. TUBULAR STEEL
PICKETS @ 4 1/2" O.C.

SPACING MAX.

VARIES, DEPENDING ON

LOCATION

FINISH GRADE
6" HIGH COLORED PRECISION
BLOCK WALL AND CAP.

NOT TO SCALE
5'-0" MAX
42" MIN AT NCC INTERFACE
1 1/2" SQ. TUBULAR STEEL

TOP AND BOTTOM RAIL

NOT TO SCALE

BLOCK WALL DETAIL

TUBE STEEL FENCE DETAIL
2" SQ. x 12 GA. TUB. STL. POSTS
8'-0"O.C. MAX.

STEP
LC
6"
MAX.

FINISH SURFACE/GRADE
1 1
2" SQ. TUBULAR STEEL
TOP & BOTTOM RAIL - 16 GA.

MIN.
5/8" SQ. TUBULAR STEEL
PICKETS. 16 GA. MIN. AT 4"
O.C. MAX. SPACING
LC
VARIES MAY VARY 3'-0 MIN. 5'-0" MAX.

BLOCK RETAINING OR FREE

STANDING WALL

COMBINATION BLOCK WALL WITH TUBE

STEEL FENCE DETAIL NOT TO SCALE
185 of 830
REVISIONS T&M SURVEYING 340 SAINT ANN'S DRIVE LAGUNA BEACH, CALIFORNIA ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ SITE LOT 11 LOT 9 LOT 7 LOT 5 LOT 3 LOT 1 LOT 12 LOT 10 LOT 8 LOT 6 LOT 4 LOT 2 LOT 24 LOT 25 LOT 26 LOT 27 LOT 20 LOT 19 LOT 18 LOT 22 LOT 23 LOT 21 LOT 99 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 PARCEL 2 PARCEL 3 PARCEL 4 PARCEL 1 PARCEL 1 LAGUNA TERRACE MM 4/80 12/15/25 REVISIONS T&M SURVEYING 340 SAINT ANNS DRIVE LAGUNA BEACH, CALIFORNIA 3:12 3:12 3:12 3:12 3:12 3:12
3:12
3:12
3:12 3:12
3:12
3:12 3:12
RIDGE
RIDGE
12 5 9
Sample
Story Pole Construction Notes Table
Date: Site Address: Datum Benchmark: Name of Surveyor or Engineer:

Pole Number Base Grade Elevation*
Story Pole Height from
Base Grade Elevation
Proposed Maximum
Elevation
*If standard base grade elevation nails are not feasible because of the existence of rocks, paving or existing structural improvements, then the surveyor or engineer may use an alternative method of establishing horizontal and vertical control for story poles that can be observed in the field. The surveyor or engineer shall describe the control method used directly on the full
-size staking plan. Such alternative methods may include painted markings. It is also recognized that sometimes it may not be feasible to set poles due to unforeseen circumstances. In that case, please identify the story poles that were not established and an explanation as to the reason. 1 67.3 28.21 95.51 2 67.8 27.71 95.51 3 68.0 27.51 95.51 45 67.6 30.94 98.54 6 67.3 31.24 98.54 7 68.2 27.31 95.51 8 68.2 27.31 95.51 9 67.8 31.99 99.79 10 68.6 26.91 95.51 11 68.8 26.71 95.51 12 existing patio 75.0 verify 20.30 95.30 13 69.1 30.69 99.79 14 69.1 30.34 99.44 15 69.1 30.34 99.44 16 69.1 32.78 101.88 17 68.0 26.01 95.51 1819 69.5 26.01 95.51 2021 71.5 30.38 101.88 22 71.4 24.11 95.51 23 72.5 26.66 99.16 24 72.3 23.21 95.51 Sample
Story Pole Construction Notes Table
Date: Site Address: Datum Benchmark: Name of Surveyor or Engineer:

Pole Number Base Grade Elevation*
Story Pole Height from
Base Grade Elevation
Proposed Maximum
Elevation
*If standard base grade elevation nails are not feasible because of the existence of rocks, paving or existing structural improvements, then the surveyor or engineer may use an alternative method of establishing horizontal and vertical control for story poles that can be observed in the field. The surveyor or engineer shall describe the control method used directly on the full
-size staking plan. Such alternative methods may include painted markings. It is also recognized that sometimes it may not be feasible to set poles due to unforeseen circumstances. In that case, please identify the story poles that were not established and an explanation as to the reason.

72.8 22.71 95.51 40 73.6 21.91 95.51 41 68.0 34.00 102.00 42 not used 43 not used 44 existing roof 87.5 8.01 95.51 45 existing roof 85.0 3.44 88.44 46 not used 47 74.3 25.55 99.85 48 74.4 21.11 95.51 3 17 16 14 15 13 1211 10 78 19 21 23 22 25 24 32 31 26 2728 30 34 35 44 4542 43 41 48 4038 29 3736 39 6 33 47 25 73.6 21.91 95.51 26 74.8 20.71 95.51 27 75.2 20.31 95.51 28 74.8 23.73 98.53 29 74.5 24.03 98.53 30 74.2 24.96 99.16 313233 71.6 23.91 95.51 34 72.3 23.21 95.51 35 72.4 23.11 95.51 36 73.6 27.16 100.76 37 73.8 26.96 100.76 38 74.5 21.01 95.51 39 73.6 26.25 99.85 February 20, 2026 February 20, 2026 2/20/26 BK @ TRCC Planning Re-submission 6'-0"
4'-7" 12'-0" 12'-4" 45'-0" 40'-8"
14'-8" 47'-6" 14'-7"
15'-1"
5'-7"
8'-11"
17'-7"
30'-0"
12'-10"
5'-7" 11'-2" 21'-0"
2'-8"
21'-0"
9'-11"
11'-3"
7'-10" 17'-3"
25'-10" 9'-11"
10'-1" 12'-8" 19'-8" 1'-6"
37'-5"
44'-0"
62'-8" 56'-5"
20'-11" 1'-6" 30'-0" 10'-0"
13'-2"
7'-3" 3'-10" 22'-2"
2'-1"
31'-3"
19'-6"
6'-6" Fixed Datum 82.69 rim of manhole center of Glenneyre and St. Ann's Fixed Datum 82.69 rim of manhole center of Glenneyre and St. Ann's 340 St. Ann's Laguna Beach 340 St. Ann's Laguna Beach GLENNEYRE STREET 51'-6"

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
45'-0"
20'-0"
71'-8"
12'-0"
12'-0"
50'-0"

95.51 95.51

99.79 101.88

95.51 95.51

95.51 95.51

95.51 95.30

95.51 88.44

85.00 98.54 98.54

95.51 95.98

95.30 95.51

95.82 95.51

95.82 95.82

95.51 95.82

95.51 95.82

95.51 95.51 95.51

99.85 99.85
100.76

99.16 98.53

95.51 95.82

95.51 98.53

98.68 98.68

99.16 101.88

95.51 95.82
95 95.51

95.8 86.75

86.75 95.82

95.51 95.82

95.51 76.26

95.51 95.98
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE
RIDGE

SOLAR READY AREA

SOLAR READY AREA

SOLAR READY AREA

EAVE DEPTH
2'-6"
EAVE D
2'-6

EAVE DEPTH
2'-6"

EAVE DEPTH
2'-4"

EAVE DEPTH
2'-6"
102.00
VALLEY

VALLEY VALLEY

VALLEY VALLEY
VALLEY
VALLEY
HIP
HIP
HIP
HIP
HIP
HIP
RIDGE

95.82 95

99.44 99.44
100.76

99.79 1 2 5 6 7 8
1 1 10 9 11 12 13 14 15 3 16 17 19 21 22 23 24 25 30 26 2728 29 31 33 34 35 3637 38 39 40 47 44 48 45 4 18 20 1 1
1 1
1 1 41 68.0 102.00 68.0 102.00 68.0 102.00 32 69.9 95.30 34.00 34.00 34.00 25.40 4/17/26 BK @ TRCC Planning Re-submission 2 DETAILS NOTES Step 4 – Removal of Story Poles: Story poles shall be removed within 20 days after the final project decision and the 14-day appeal period expires. Story poles associated with a development application, which has been inactive for three months, shall be removed until the application review returns to an “active” status.

Step 2 – Story Pole Construction Story poles shall be erected at least 21 days prior to the design review authority’s first noticed public hearing date (or 14 days prior to administrative design review hearing or a design review continuance), and shall remain in place until action on the project has taken place and the 14-day appeal period has expired. A licensed land surveyor or civil engineer must establish by survey the location of the proposed story poles on the site, as well as the height of each story pole. Staff recommends that the poles be made of 2” x 4” lumber with wire, twine or rope line strung between them to show the various structural elements. “Drooping” plastic poles will not be accepted as an accurate reflection of the building envelope. Small pieces of brightly colored cloth or tape should be tied around the lines to facilitate accurate viewing of the proposed structure. Roof eaves must also be shown as extensions from the main building story poles. The story poles must have, either by direct marking on the pole or by a tagging system, the pole identification number, base grade elevation and pole height. Note that the story poles must show, and the total height must include, all roofing materials. At roof sheathing inspection, a Building Height and Location Certification will be required which must be in conformance with the story pole locations and heights shown on the approved staking plan. 8'-9" 10'-7"
9'-6"
8'-9" 10'-0"
11'-0"
8'-0" 9'-0"
60'-10"
9'-0"
2'-6"
8'-6" 20'-9" 20'-9" 14'-8" 12'-1"
4'-5"
6'-7"
19'-1"
1'-9"
7'-1"
8'-7"
5'-6" 10'-7" 16'-4"
9'-9"
30'-9" 30'-9" 18'-1" 25'-4" 25'-4"
4'-0"
4'-5"
8'-9"
26'-9" 17'-8"
14'-8" 14'-8"
48'-6"
29'-9"
13'-1"
17'-8"
45'-0"
40'-6"
31'-0" 47'-10" 11'-6"
37'-5"
51'-2"
7'-9"
10'-9"
NOTE: Wire, twine or rope shall be strung between poles to show the various structural elements.Small pieces of brightly colored cloth or tape should be tied around the lines to facilitate accurateviewing of the proposed structure. 4/23/26 BK @ TRCC Planning Re-submission 3 1 1
’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ ’ SITE LOT 11 LOT 9 LOT 7 LOT 5 LOT 3 LOT 1 LOT 12 LOT 10 LOT 8 LOT 6 LOT 4 LOT 2 LOT 24
LOT 25
LOT 26
LOT 27
LOT 20
LOT 19
LOT 18
LOT 22
LOT 23 LOT 21 LOT 99 LOT 17 LOT 16 LOT 15 LOT 14 LOT 13 PARCEL 2
PARCEL 3 PARCEL 4
PARCEL 1 PARCEL 1 LAGUNA TERRACE MM 4/80 TENTATIVE PARCEL NO. 2025-118 FOR LAND SUBDIVISION PURPOSES CITY OF LAGUNA BEACH COUNTY OF ORANGE STATE OF CALIFORNIA EXISTING MAPPING CONDITION PROPOSED MAPPING CONDITION

S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W WWW W W W W W W W W W W W W W W W W W W W W W W W W W W W

W W W W W W W W W W W W W W W W W W W W W W W W W W W WWW W W W W W W W W W W W W W S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S

DRAWING INDEX APPLICABLE CODES & STANDARDS VICINITY MAP PROJECT INFORMATION F1.0 TITLE SHEET F2.0 FIRE DEPARTMENT SITE ACCESS PLAN PROJECT SITE 1. A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS MAY BE REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC, 2025 NFPA 13 STANDARD, AND THE LBFD MUNICIPAL CODE. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 2. A SEPARATE (DEFERRED) SUBMITTAL FOR THE UNDERGROUND PRIVATE FIRE SERVICE MAY BE REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC, 2025 NFPA 13 & 24 STANDARDS AND THE LBFD MUNICIPAL CODE. PLANS MUST BE DESIGNED AND SYSTEM INSTALLED BY A QUALIFIED LICENSED CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 3. A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE ALARM SYSTEM MAY BE REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC, 2025 NFPA 72 AND THE LBFD MUNICIPAL CODE. PLANS MUST BE DESIGNED AND SYSTEM INSTALLED BY A QUALIFIED ELECTRICAL CONTRACTOR. PLANS MUST BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 4. A SEPARATE (DEFERRED) SUBMITTAL FOR UL300 COMPLIANT FIRE SUPPRESSION SYSTEM(S) MAY BE REQUIRED FOR ALL TYPE 1 COOK HOODS. A UL300 COMPLIANT SYSTEM PLAN WILL NEED TO BE SUBMITTED TO THE LBFD FOR REVIEW AND APPROVAL, A PERMIT ISSUED AND FINAL INSPECTION REQUIRED. SYSTEM(S) SHALL BE DESIGNED TO MEET THE REQUIREMENTS OF 2025 CFC, CMC, CEC, NFPA 17A & 96. 5. FIRE EXTINGUISHERS ARE TO BE LOCATED AND SIZED AS PER 2025 CFC SECTION 906 AND THE FIRE INSPECTORS’ DIRECTION. 6. MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER 2025 CFC CHAPTER 33. 7. COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH APPROVED PLANS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRES APPROVAL PRIOR TO OCCUPANCY. 8. ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF UNIT / SUITE NUMBERS IS 4”, WITH THE MINIMUM SIZE OF BUILDING NUMBERS BEING 6”. NUMBER COLOR MUST CONTRAST WITH BACKGROUND. 9. KNOX BOX FIREFIGHTER ACCESS MAY BE REQUIRED. INSTALL AT / NEAR THE MAIN ENTRANCE, AND PROVIDE DWELLING / GATE KEYS TO THE LBFD INSPECTOR FOR PLACEMENT INTO THE KNOX BOX. 10. FOR FIRE DEPARTMENT INSPECTIONS, CALL (949) 497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE. 11. MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE 2025 CALIFORNIA FIRE CODE. 12. COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH THESE APPROVED PLANS. SEE THIS SHEET FOR DETAILS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRED APPROVAL PRIOR TO OCCUPANCY. 13. ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF NUMBERS IS 4", AND THEY MUST CONTRAST WITH THE BACKGROUND. 14. FOR FIRE DEPARTMENT INSPECTIONS, CALL (949) 497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE. 15. ALL STAIRS TO COMPLY WITH CBC CHAPTER 10 FOR RISE/RUN. 16. A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS IS REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2025 CFC AND 2025 NFPA 13D STANDARD. PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY TE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS CONDUCTED. 17. ALL EXTERIOR FIRE PLACES AND FIRE PITS MUST BE GAS FIRED ONLY NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIRE PLACES AND FIRE PITS MUST BE A MINIMUM OF 10 FEET FROM COMBUSTIBLE VEGETATION. FIRE SEVERITY ZONE MAP LAGUNA BEACH FIRE DEPARTMENT NOTES PROJECT SITE HYDRANT FIRE FLOW REPORT PROJECT CONTACTS PROJECT SITE NOT IN A VERY HIGH FIRE SEVERITY ZONE. FUEL MODIFICATION PLAN NOT REQUIRED. TITLE SHEET NORTH 0' 8' 16' 32' F1.0 L I C E N S E D P RO F E S S I ONA L E NG I N E E R R Y A N K A R L R I G S B E EFP 2095 S T A T E O F C A L I F O R N I A F I R E P R O T E C T I O N 340 ST. ANN'S DRIVE. LAGUNA BEACH, CA NCC AFFORDABLE HOUSING ZONING PLAN CHECK RELATED SUBMITTAL 18201 Von Karman Ave. Irvine, CA 92612 14771 Plaza Dr. Suite J Tustin, CA 92780 RigsbeeEngineering.com 714-486-1932 Neighborhood Congregational Church 340 St. Ann's Drive Laguna Beach, CA. 92651 # 20240443 April 17, 2026 FIRE DEPARTMENT SITE ACCESS PLAN NOTES 1. FIRE APPARATUS ACCESS ROAD SHALL HAVE AN UNOBSTRUCTED WIDTH OF 20 FEET AND AN UNOBSTRUCTED VERTICAL CLEARANCE OF 13 FEET 6 INCHES, AND MUST BE CLEARLY REFLECTED. 2. DEAD END FIRE APPARATUS ACCESS ROADS IN EXCESS OF 150’ SHALL BE PROVIDED WITH AN APPROVED TURN AROUND. 3. FIRE APPARATUS ACCESS ROADS SHALL BE DESIGNED TO SUPPORT THE IMPOSED LOADS OF FIRE APPARATUS (74,000 LBS.) AND SHALL BE SURFACED TO PROVIDE ALL WEATHER DRIVING CAPABILITIES. 4. FIRE LANE IDENTIFICATION MUST INCLUDE ALL RED CURB AND SIGNAGE AS APPLICABLE. 5. REFLECT ACCESS TO AND AROUND THE BUILDING, AND TO ALL EMERGENCY ESCAPE AND RESCUE OPENINGS REQUIRED BY THE CBC. PROVIDE A MINIMUM 3 FEET WIDE, ALL WEATHER, NON-COMBUSTIBLE ACCESS PATH AROUND THE STRUCTURE, WITH A MAXIMUM SLOPE NOT TO EXCEED 10%. 6. SLOPES OVER 10% REQUIRE CBC CHAPTER 10 COMPLIANT, NON-COMBUSTIBLE STAIRS. 7. FIRE FLOW REQUIREMENTS SHALL COMPLY WITH CURRENT ADOPTED CFC APPENDIX B. HYDRANT FLOW REPORT MUST BE COMPLETED AND INCLUDED ON SHEET FDSAP. 8. FIRE HYDRANT SYSTEMS & SPACING SHALL COMPLY WITH CURRENT ADOPTED CFC APPENDIX C, WITH A MAXIMUM DISTANCE FROM FRONTAGE TO HYDRANT NOT TO EXCEED 250 FEET. 1. UPDATED FLOW RPORT PENDING WITH THE FOLLOWING CHARACTERISTICS 1.1. CONSTRUCTION TYPE: VB 1.2. SQUARE FOOTAGE: XXX 1.3. APPENDIX B MINIMUM HYDRANT FLOW IS 4500 GPM FOR 4 HOURS 2. FLOW REPORT FROM PREVIOUS DESIGN PROVIDED IN HYDRANT FIRE FLOW REPORT ON THIS SHEET HOWEVER, IT WILL BE UPDATED ONCE RECEIVED FROM LBCWD. FIRE HYDRANT FLOW NOTES C C C F F F F A E B B A E A E B B B 1 4 2 6 8 8 88 8 8 7777777 7777777 4 4 4 6 6 6 7 7 F C F2.0 FIRE DEPARTMENT SITE ACCESS PLAN A. EXISTING FIRE APPARATUS PAVED ACCESS ROAD WITH UNOBSTRUCTED WIDTH OF 20 FEET AND AN UNOBSTRUCTED VERTICAL CLEARANCE OF 13 FEET 6 INCHES. B. 3 FOOT MIN ALL WEATHER ACCESS AROUND STRUCTURE, MAXIMUM SLOPE SHALL NOT EXCEED 10%, STAIRS (NON-COMBUSTIBLE) > 10% C. FIRE APPARATUS D. RECESSED KEY BOX E. EXISTING ASPHAULT AGGREGATED ROADWAY PER LAGUNA BEACH PUBLIC WORKS DEPARTMENT TO SUPPORT 74,000 LBS. (ASSUMED) F. PROPOSED FIRE HYDRANT # FIRE DEPT PLAN KEYNOTES 1. BUILDING FOOTPRINT 2. LINE OF ROOF OVERHANG/RAKE 3. FENCE AND/OR GATE 4. RETAINING WALL 5. TURF AND/OR LANDSCAPING PER LANDSCAPE PLAN 6. BUILDING OUTLINE OF ADJACENT STRUCTURE 7. STREET PARKING 8. CONCRETE CURB/GUTTER PER GRADING PLAN # SITE PLAN KEYNOTES 0' 8' 16' 32' L I C E N S E D P RO F E S S I ONA L E NG I N E E R R Y A N K A R L R I G S B E EFP 2095 S T A T E O F C A L I F O R N I A F I R E P R O T E C T I O N # 20240443 340 ST. ANN'S DRIVE. LAGUNA BEACH, CA NCC AFFORDABLE HOUSING ZONING PLAN CHECK RELATED SUBMITTAL 18201 Von Karman Ave. Irvine, CA 92612 Neighborhood Congregational Church 340 St. Ann's Drive Laguna Beach, CA. 92651 14771 Plaza Dr. Suite J Tustin, CA 92780 RigsbeeEngineering.com 714-486-1932 April 17, 2026 UP
UP
UP
18'-0"
TYP.
12'-0"
70 66.1

68.1 59'-0"
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+80.5
+81
+69.5
+71.0
14'-6"
+65.0
TRASH

ELECTRICAL

PANEL RM
MAINT.

MAINT.
14'-0" 24'-0"
+70

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
01 NCC FACILITY TO REMAIN
02 RESIDENTIAL UNITS
03 VEHICULAR ENTRY TO GARAGE LEVEL
04 COMMUNITY ENTRANCE PLAZA
05 LOBBY AND MAIL
06 RESIDENTIAL AMENITY

PLAN LEGEND
07 RESIDENTIAL COURTYARD
08 LAUNDRY
09 TRASH
10 LOADING SPACE
11 FIXED DATUM POINT/BENCHMARK
12 PROPERTY LINE
13 CENTERLINE OF RIGHT OF WAY
14 AVG. LOT DEPTH
15 AVG. LOT WIDTH
16 SITE/RETAINING WALL OR FENCE
17 CORNER CUTBACK
18 TRANSFORMER
0'

ZONING PLAN CHECK
SUBMITTAL 8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.1 BUILDING PLAN - LEVEL B1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
December 8, 2025

RELATED
18201 Von Karman Ave
Irvine, CA 92612
EXTERIOR LIGHTING PLAN - LEVEL B1
BUILDING PLAN - LEVEL B1 ELP.1
Tube
Wall Mount 3000K
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
WS-W2609 10" -
1 Light
WS-W2610 10" -
2 Lights
3 3000K 90 3 3000K 9016W
30W
825
1525
AL Brushed
Aluminum
BK Black
BZ Bronze
GH Graphite
WT White
Example: WS-W2609-AL

DESCRIPTION
A curved contemporary look with impactful style. Perfect for illuminating the parameter of a home or creating a safe entryway to a building, the modern, minimalist Tube wall mount features a crescent profile. Crafted of aluminum with etched glass, this LED luminaire is offered in five handsome finishes and two energy-efficient LED configurations. Mounts upward or downward to suit nearly any exterior design scheme.

FEATURES
• 2609 Single, 2610 Double
• Driver concealed within the fixture
• 5 year warranty

SPECIFICATIONS
Construction Die-cast Aluminum
Power: 16W, 30W
Input: 120-277V,50/60Hz
Dimming: ELV: 100-10% , 0-10V: 100-5%
Light Source: Integrated LED
Rated Life: 70,000 Hours
Mounting: Mounts directly to junction box, Can be mounted on wall in all orientations
Finish: Electrostatically Powder Coated: Powder Coat Graphite Graphite, Powder Coat Bronze Bronze, Black, Brushed
Aluminum with Clear Powder Coat Brushed Aluminum,
Powder Coat White White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: UL, cUL, Wet Location Listed, IP65, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Brushed
Aluminum
Graphite White
❍❍ ❍❍ ❍❍❍❍❍
If lighting needs improving, here are a
few things to do:

1. Redirect light to the area to be
illuminated, and avoid lighting neighboring
properties.

2. Add shields to existing fixtures to prevent
glare and light spill, or replace with
shielded fixtures.

3. Replace existing bulbs with ones having
lower lumens, less than 750, and/or lower
kelvins, less than 3000.

Goal:

Our goal is to improve nighttime visibility,
create a pleasant ambiance, maintain safety,
be considerate of others and ensure security
in our Laguna Beach neighborhoods.

The Laguna Beach
Community Development
Department
For additional information contact the
City of Laguna Beach
Community Development Department
505 Forest Avenue
Laguna Beach, California 92651
(949) 497-0712
Or see the City’s website at
www.lagunabeachcity.net
Please be a good neighbor
and check your outdoor lighting.

Good Neighbor
Lighting in
Laguna Beach
What to do about problem lighting:

Once our own lighting complies with the
ordinance, we may want to discuss the
ordinance with a neighbor. Remember, most
people are not aware that their light is a
nuisance, and many may not realize how easy
it is to fix. Offer to help evaluate their exterior
lights. Share how lights can be modified to
improve the nighttime environment. Try to be
helpful and supportive and maintain
neighborly relations.

A tool that can be helpful is the International
Dark Sky Association’s publication called IDA
Practical Guide to Residential Lighting, available at City Hall or at www.darksky.org. This publication provides common sense lighting
information and guidance on how to maintain
neighborhood-friendly lighting.

If, after a friendly conversation, a light
continues to be a problem, we suggest
sending your neighbor a letter suggesting
solutions. A sample letter is available at City
Hall or on the City’s website at
www.lagunabeachcity.net. If the light
continues to be a problem, we invite you to
come to City Hall and discuss the situation
with City staff.

Outdoor Lighting
Considerate outdoor lighting should be the
responsibility of all: City government, our business, our institutions, and our residents. By encouraging good practices that direct appropriate lighting where and when it is needed, we will use less energy, save dollars and be
good neighbors.

Why are we promoting good outdoor
lighting? Good outdoor lighting achieves the
following:  Promotes safety.  Preserves and enhances neighborhood character.
 Reduces or prevents light from spilling onto neighboring properties.  Promotes energy conservation.  Saves money.  Enhances the night-sky beauty.  Respects the need for safety and security in our neighborhoods.
 Improves the quality of life for people and
wildlife.

What is good outdoor lighting?
Good outdoor lighting improves visibility,
safety and security. Good lighting uses
shielded fixtures to direct light downward and
prevents glare and light spilling into the night
sky and onto neighboring properties.

Sensible outdoor lighting principles and
practices:

Shield the Light Source — A shielded fixture allows
no direct light to be visible above the bottom of
the light bulb. All outdoor light fixtures with a light bulb brighter than 750 lumens and/or 3000 kelvin should be shielded. A lumen is a measurement of light energy and a kelvin is a measurement of the color temperature of a light source.

Prevent Light Trespass — Install light fixtures
carefully to illuminate only targeted area and not
a neighbor’s property. Brighter is not always
better. Providing light adequate for the intended
task and avoiding over-lighting is the goal.

Direct light downward — Choose full cut-off or fully
shielded light fixtures. (See illustrations.) These
fixtures prevent emission of direct light from
above the base of the light bulb.

Is our outdoor lighting neighborhood
friendly?  Do any lights shine upward or outward into
the night sky or onto neighboring properties?
 Are lights fully shielded?  Is there glare or is the bare bulb visible?  Do lights cast a dark shadow onto neighboring property or streets?
ceiling fixture is
no different than
direct down light
pole fixture
FIXTURE A - QTY. LEVEL B1 = 6
3000 Kelvin - 30 Watts - 1525 Lumens February 20, 2026 Resubmittal +71.0
ELEC. PANEL
+70.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH

UP TO GRADE
+75.0
UP TO PLAZA & LEVEL 1

UP TO GRADE
+71.0
08 09
09 1234 12 13 14 15 16
23 24 25 26 27 28
29 30
17 18 19 20 21 22 5 6 7 8 9 10 11
31 32
33 34
35 36
37 38
39 40

RAMP DOWN
5% AVG SLOPE

SECURED BICYCLE
STORAGE UNITS (2)
CAL GREEN 5.106.4.1.2
EVCS STALLS (4)
CAL GREEN [4.106.4]
14'-0"
TYP. DRIVE AISLE
+65.0
24'-0"
(LBMC 25.52.008 (C))
02 2'-0"
03 11
LEVEL 1 ABOVE
2'-0" 2'-0"
18'-0"
TYP.

TYP.
9'-0"
+76.0
+70.0
+65.0
+75.0

RUCTION AT CORNER CUTBACK
O LBMC 25.50.006.

ELEV
STOR.

MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C
ELEV
3'-2"
April 17, 2026 Resubmittal 2

PLAN LEGEND
FIXTURE B - QTY. LEVEL 1 = 27
3000 Kelvin - 16 Watts - 825 Lumens
FIXTURE C - QTY. LEVEL 1 = 17
3000 Kelvin - 12 Watts - 1050 Lumens 9
11 FIXED DATUM POINT/BENCH
12 PROPERTY LINE
Fixture Type: Fixture Type:

FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens PROJECT TOTAL SUMMARY TABLE1518 TOTAL LIGHT FIXTURE COUNT: 60 16 48 64
8 K.P.1
K.P.2
16 48 64
8 K.P.1
K.P.2
16 48 64
8 K.P.1
K.P.2
16 48 64
8 K.P.1
K.P.2
DN
DN
DN
16 48 64
8 K.P.1
K.P.2
+79.7
+76
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+80.5
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+79
+80.5

FIRE DEPARTMENT ACCESS
+

80.5 UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
150'-0"

FACE OF CURB
+/- 35'-0"
150'-0" 137'-6"
59'-1" 30'-0" 26'-0"
48'-6" 36'-0"
+81
+77.0
12'-0"
+75.0
+69.5
+71.0
10'-6"
UNIT
3-01
59'-0"
UNIT
2-01
+72.5 +72.5
+77.0 UP TO
PODIUM
DN TO

BASEMENT
DN TO

BASEMENT
+77.0
12'-0"
UNIT
2-01
UNIT
0-01
UNIT
0-01
UNIT
3-01
UNIT
1-01
UNIT
0-01
UNIT
0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
DN TO
GRADE
+70
4'-0"
01 NCC FACILITY TO REMAIN
02 RESIDENTIAL UNITS
03 VEHICULAR ENTRY TO GARAGE LEVEL
04 COMMUNITY ENTRANCE PLAZA
05 LOBBY AND MAIL
06 RESIDENTIAL AMENITY

PLAN LEGEND
07 RESIDENTIAL COURTYARD
08 LAUNDRY
09 TRASH
10 LOADING SPACE
11 FIXED DATUM POINT/BENCHMARK
12 PROPERTY LINE
13 CENTERLINE OF RIGHT OF WAY
14 AVG. LOT DEPTH
15 AVG. LOT WIDTH
16 SITE/RETAINING WALL OR FENCE
17 CORNER CUTBACK
18 TRANSFORMER
0'

ZONING PLAN CHECK
SUBMITTAL 8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.2 BUILDING PLAN - LEVEL 1
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
December 8, 2025

RELATED
18201 Von Karman Ave
Irvine, CA 92612
ELP.2 EXTERIOR LIGHTING PLAN - LEVEL 1 BUILDING PLAN - LEVEL 1 Tube
Wall Mount 3000K
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
WS-W2609 10" -
1 Light
WS-W2610 10" -
2 Lights
3 3000K 90
3 3000K 90
16W
30W
825
1525
AL Brushed
Aluminum
BK Black
BZ Bronze
GH Graphite
WT White
Example: WS-W2609-AL

DESCRIPTION
A curved contemporary look with impactful style. Perfect for illuminating the parameter of a home or creating a safe entryway to a building, the modern, minimalist Tube wall mount features a crescent profile. Crafted of aluminum with etched glass, this LED luminaire is offered in five handsome finishes and two energy-efficient LED configurations. Mounts upward or downward to suit nearly any exterior design scheme.

FEATURES
• 2609 Single, 2610 Double
• Driver concealed within the fixture
• 5 year warranty

SPECIFICATIONS
Construction Die-cast Aluminum
Power: 16W, 30W
Input: 120-277V,50/60Hz
Dimming: ELV: 100-10% , 0-10V: 100-5%
Light Source: Integrated LED
Rated Life: 70,000 Hours
Mounting: Mounts directly to junction box, Can be mounted on wall in all orientations
Finish: Electrostatically Powder Coated: Powder Coat Graphite Graphite, Powder Coat Bronze Bronze, Black, Brushed
Aluminum with Clear Powder Coat Brushed Aluminum,
Powder Coat White White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: UL, cUL, Wet Location Listed, IP65, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Brushed
Aluminum
Graphite White
❍
❍
❍
❍
❍
❍
❍
❍
❍
5" Round
Ceiling and Wall Mount
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
FM-05RN 5" 930 3000K - 90
935 3500K - 90
12W
12W
1050
1050
BK Black
BZ Bronze
NI Nickel
WT White
Example: FM-05RN-930-BK

FEATURES
• Multiple LED array for uniform illumination
• Suitable for outdoor and coastal regions
• Dead front trim for shower applications
• Driver installed within the Junction Box, driver dimension: 2.25" dia x 1" deep • 5 year warranty

SPECIFICATIONS
Construction Injection molded UV rated plastic with translucent diffuser for outdoor application
Power: 12W
Input: 120 VAC,50/60Hz
Dimming: ELV: 100-5% , TRIAC: 100-5%
Light Source: Integrated LED
Lens: Translucent acrylic diffuser
Mounting: Installs over a 3", 4" or 3/0-4/0 hybrid junction box, Can be mounted on ceiling or wall in all orientations
Finish: Enamel Coated Black, Enamel Coated Bronze, Enamel Coated Nickel, Enamel Coated White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: ETL, cETL, Wet Location Listed, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Nickel White
❍ ❍
❍
❍
❍
❍
❍
Tube
Wall Mount 3000K
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
WS-W2609 10" -
1 Light
WS-W2610 10" -
2 Lights
3 3000K 90
3 3000K 90
16W
30W
825
1525
AL Brushed
Aluminum
BK Black
BZ Bronze
GH Graphite
WT White
Example: WS-W2609-AL

DESCRIPTION
A curved contemporary look with impactful style. Perfect for illuminating the parameter of a home or creating a safe entryway to a building, the modern, minimalist Tube wall mount features a crescent profile. Crafted of aluminum with etched glass, this LED luminaire is offered in five handsome finishes and two energy-efficient LED configurations. Mounts upward or downward to suit nearly any exterior design scheme.

FEATURES
• 2609 Single, 2610 Double
• Driver concealed within the fixture
• 5 year warranty

SPECIFICATIONS
Construction Die-cast Aluminum
Power: 16W, 30W
Input: 120-277V,50/60Hz
Dimming: ELV: 100-10% , 0-10V: 100-5%
Light Source: Integrated LED
Rated Life: 70,000 Hours
Mounting: Mounts directly to junction box, Can be mounted on wall in all orientations
Finish: Electrostatically Powder Coated: Powder Coat Graphite Graphite, Powder Coat Bronze Bronze, Black, Brushed
Aluminum with Clear Powder Coat Brushed Aluminum,
Powder Coat White White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: UL, cUL, Wet Location Listed, IP65, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Brushed
Aluminum
Graphite White
❍
❍
❍
❍
❍
❍
❍
❍
❍
FIXTURE B - QTY. LEVEL 1 = 27
3000 Kelvin - 16 Watts - 825 Lumens
FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens
FIXTURE C - QTY. LEVEL 1 = 17
3000 Kelvin - 12 Watts - 1050 Lumens February 20, 2026 Resubmittal 16 48 64
8 K.P.1
K.P.2
+77.0
12'-0"
+71.0
10'-6"
UP TO LEVEL 1
DN TO
GRADE
+75.0

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
+70.0
DN TO B1

DN TO GRADE
+71.0
DN TO B1
UP
UP
UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
3-01
UNIT
2-01
UNIT
UNIT 0-01
0-02
UNIT
0-01
UNIT
0-01
02 03
11 CLUBHOUSE

OPEN DECK
LOBBY
+76.0
+70.0
+65.0
+75.0
DN TO
B1
ELEV
07 TRASH
06 MECH UNIT FOR COMMON

INDOOR SPACE
A/C
A/C
+66.0
+72.5
+77
1,280 SF
1,440 SF
UNIT
1-03
April 17, 2026 Resubmittal 2 9

PLAN LEGEND
FIXTURE B - QTY. LEVEL 1 = 27
3000 Kelvin - 16 Watts - 825 Lumens
FIXTURE C - QTY. LEVEL 1 = 17
3000 Kelvin - 12 Watts - 1050 Lumens 9
11 FIXED DATUM POINT/BENCH
12 PROPERTY LINE
Fixture Type: Fixture Type:

FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens PROJECT TOTAL SUMMARY TABLE1518 TOTAL LIGHT FIXTURE COUNT: 60 150'-0" 137'-6"
150'-0"
+82.5
+72.0
+80.0
+90.0
+80.0
+65

GLENNEYRE STREET

SAINT ANN'S DRIVE

CATALINA STREET
+80.5
UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
+81
+69.5
+71.0
UNIT
2-01
UNIT
3-01 UNIT
2-01
UNIT
3-01
UNIT
0-01
UNIT
2-01
UNIT
UNIT 0-01
1-01
UNIT
0-01
UNIT +70 0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
0'

ZONING PLAN CHECK
SUBMITTAL 8' 16' 32'
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
Neighborhood
Congregational
Church
340 St. Ann's Drive
Laguna Beach, CA. 92651
A3.3 BUILDING PLAN - LEVEL 2
# 20240443
340 St. Ann's Drive.

Laguna Beach, CA

NCC AFFORDABLE HOUSING
December 8, 2025

RELATED
18201 Von Karman Ave
Irvine, CA 92612
5" Round
Ceiling and Wall Mount
Fixture Type:

Catalog Number:

Project:

Location:

Model & Size Color Temp & CRI Watt Lumens Finish
FM-05RN 5" 930 3000K - 90
935 3500K - 90
12W
12W
1050
1050
BK Black
BZ Bronze
NI Nickel
WT White
Example: FM-05RN-930-BK

FEATURES
• Multiple LED array for uniform illumination
• Suitable for outdoor and coastal regions
• Dead front trim for shower applications
• Driver installed within the Junction Box, driver dimension: 2.25" dia x 1" deep • 5 year warranty

SPECIFICATIONS
Construction Injection molded UV rated plastic with translucent diffuser for outdoor application
Power: 12W
Input: 120 VAC,50/60Hz
Dimming: ELV: 100-5% , TRIAC: 100-5%
Light Source: Integrated LED
Lens: Translucent acrylic diffuser
Mounting: Installs over a 3", 4" or 3/0-4/0 hybrid junction box, Can be mounted on ceiling or wall in all orientations
Finish: Enamel Coated Black, Enamel Coated Bronze, Enamel Coated Nickel, Enamel Coated White
Operating Temp: -40°F to 122°F (-40°C to 50°C)
Standards: ETL, cETL, Wet Location Listed, ADA, Title 24 JA8 Compliant FINISHES:

Black Bronze Nickel White
❍ ❍❍ ❍❍❍❍
ELP.3 EXTERIOR LIGHTING PLAN - LEVEL 2 FIXTURE C - QTY. LEVEL 2 = 17 3000 Kelvin - 12 Watts - 1050 Lumens February 20, 2026 Resubmittal UNIT
3-01
UNIT
2-01
UNIT
2-01
UNIT
1-01
UNIT
3-01
UNIT
2-01
UNIT
3-01
UNIT
2-01

MANAGER
UNIT
3-01
UNIT
2-01
UNIT
0-01
UNIT
0-02
UNIT
0-01
UNIT
0-01

NOT A PART

EXISTING NEIGHBORHOOD CONGREGATIONAL CHURCH
DN
DN
ELEV

OVERRUN MACHINE
RM
TRASH
25'-0"
UNIT
1-03
April 17, 2026 Resubmittal 2 9

PLAN LEGEND
FIXTURE B - QTY. LEVEL 1 = 27
3000 Kelvin - 16 Watts - 825 Lumens
FIXTURE C - QTY. LEVEL 1 = 17
3000 Kelvin - 12 Watts - 1050 Lumens 9
11 FIXED DATUM POINT/BENCH
12 PROPERTY LINE
Fixture Type: Fixture Type:

FIXTURE A - QTY. LEVEL 1 = 9
3000 Kelvin - 30 Watts - 1525 Lumens PROJECT TOTAL SUMMARY TABLE1518 TOTAL LIGHT FIXTURE COUNT: 60 1 Beier, Samantha CD
Subject: FW: I support plans for 28 units of affordable housing and a new spiritual center in Laguna Beach!
From: NCC Project < >
Sent: Thursday, January 22, 2026 7:17 PM
To: City Council <[email protected]>
Subject: I support plans for 28 units of affordable housing and a new spiritual center in Laguna Beach! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Mayor and Councilmembers,
I support Neighborhood Congregational Church’s (NCC) plans for approximately 28 units of affordable housing (+ one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary!
Four years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years.

Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $109,300 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I, Mary Jeanne Walker, encourage the City Council to approve this much-needed project.

Address 1 Temple Hills Drive, Laguna Beach, CA, 92651
Email
Attachment 6
198
198 of 830
Laguna Beach Community Land Trust
380 Third Street
Laguna Beach, California 92651
February 3, 2026
To the Laguna Beach City Council and Planning Commission:

Re: Letter of Support for the Affordable Housing Development at Neighborhood Congregational Church (340 St. Ann’s Drive)
Dear Honorable Members of the City Council and Planning Commission, I am writing to express my strong support for the proposed affordable housing development on the property of the Neighborhood Congregational Church, to be developed by Bill Witte and Related California. As a newly formed Community Land Trust non-profit organization in Laguna Beach, our mission is dedicated to addressing Laguna Beach’s housing affordability challenges.

On behalf of the Board of Directors, we unanimously believe this project represents a thoughtful, responsible, and much-needed step forward for our city.

Laguna Beach faces significant challenges in providing affordable housing for local workers, families, seniors, and essential employees who contribute so much to our community but struggle to live here due to high costs. This proposal directly addresses that need by creating critically important affordable units—currently planned as 28 affordable apartments plus an onsite manager’s unit—in a fully or predominantly affordable project. With a mix of studio, one-, two-, and three-bedroom options, it would serve a range of households, including families, and prioritize Laguna Beach workers where possible. This aligns with the city’s state-mandated housing goals and helps ensure our community remains inclusive and vibrant.

I particularly appreciate the project team’s responsiveness to community input and evolving circumstances. The revisions—from the original concepts down to the current scaled-back 29- unit design—demonstrate a commitment to balancing housing needs with neighborhood considerations, including density, architectural fit, views, privacy, and integration with the surrounding area. The inclusion of a rejuvenated or new spiritual center preserves the site’s role as a community and spiritual hub, while thoughtful design elements (such as elevation use, courtyards, and buffers) aim to blend harmoniously with the neighborhood. Partnering with an experienced developer like Bill Witte, a longtime Laguna Beach resident and founder of Related California, brings proven expertise in delivering high-quality affordable housing that respects local contexts.
199
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This development is not only feasible under state laws like SB 4 but also fiscally pragmatic, relying on available public funding to make 100% affordability viable. It replaces underutilized, aging structures with something that benefits the broader community—providing homes for those who need them most while supporting the church’s mission and financial stability.

In short, this project advances housing equity, strengthens our local workforce, and honors Laguna Beach’s spirit of compassion and forward-thinking stewardship. I urge the City Council and Planning Commission to approve the entitlements and support this important initiative.

Thank you for your consideration and for your ongoing efforts to address our community’s housing needs. I am happy to discuss our organization’s support further if needed.

Sincerely,
Kristine Thalman
President
Laguna Beach Community Land Trust
cc: Community Land Trust Board of Directors
200
200 of 830
201
201 of 830
202
202 of 830
1 Beier, Samantha CD
From: NCC Project
Sent: Wednesday, May 20, 2026 9:42 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I, Susan Cross, encourage the Planning Commissioners to approve this much-needed project.

Address 1 Shorebreaker Drive, Laguna Niguel, CA, 92677-9334 Email
203
203 of 830
1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 21, 2026 6:42 PM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
Follow Up Flag: Follow up
Flag Status: Flagged
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I, John Dombrink , encourage the Planning Commissioners to approve this much-needed project.

Address 6 Catalina Street, Laguna Beach, CA, 92651
Email
204
204 of 830
From: Katie Milette
To: Sharma, Shaveta CD
Cc: Kirk Milette
Subject: NCC Project and Our Blocked Ocean View.

Date: Thursday, May 21, 2026 3:55:29 PM
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hi Shaveta,
My name is Katie Milette. My husband Kirk and I live at 4 Saint Ann’s Drive. If you are not the correct person to send this to, would you please give us guidance on who to contact.

We have lived in this house since 1987 and enjoy small sit down ocean views from our living room, dining room, kitchen and back deck. This ocean view corridor would be completely blocked by the new building’s roof as currently proposed.

The story poles are now in place and unfortunately, if built, the structure will permanently block our horizon, winter sunset and ocean view corridor. The proposed roof height will negatively impact our home’s ocean view and value.

Barry and Craig from Related came to our house and saw the problem first hand. They are exploring possible options to lower or flatten the roof and possibly lowering the parking level. We are asking for your consideration and expertise to protect our ocean view corridor, and find a solution.

We met with Bill Witte at the open house on Tuesday night and he doesn’t have a problem changing the roof line and suggested we contact you as well. We understand the intent to be in keeping with a beach/village look with the current roofline. However, the added height would permanently block our view.

Besides the pictures attached, we invite you to stop by our home. Are you available before 5/28? 205
205 of 830
Our current ocean view corridor at 4 St. Ann’s Drive.

The story poles and roof outline.

We would appreciate your expertise and effort to find a solution.

Thank you.

Kirk and Katie Milette
949
949
206
206 of 830
1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 21, 2026 11:01 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

We desperately need more affordable housing in Laguna Beach, Orange County and all of California. Middle income families cannot afford to live where they work and spend then spend excessive money on gas. They are being forced to decide whether to eat or pay rent.

I, Kathleen Victor, encourage the Planning Commissioners to approve this much-needed project.

Address 1 Glenneyre St, Laguna Beach, CA, 92651
Email
207
207 of 830
1 Beier, Samantha CD
From: NCC Project
Sent: Monday, May 25, 2026 9:35 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I, Linda Leahy, encourage the Planning Commissioners to approve this much-needed project.

Address 6 Lombardy Ln, Laguna Beach, CA, 92651
Email
208
208 of 830
1 Beier, Samantha CD
From: NCC Project
Sent: Tuesday, May 26, 2026 11:16 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

As a renter for the past 25 years in Laguna, I see the critical need for affordable housing in Laguna Beach. The cost of living in Laguna is so high that many of our teachers, emergency personnel, artists, restaurant and hotel staff, etc. have been priced out of the rental market and forced to move. We see the traffic impacts of this every day. The NCC project could enable some of these individuals and families to live in the community where they work.

I, Kim Bailey, encourage the Planning Commissioners to approve this much-needed project.

Address 4 Park Avenue, Laguna Beach, CA, 92651
Email
209
209 of 830
1 Beier, Samantha CD
From: NCC Project
Sent: Tuesday, May 26, 2026 9:33 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I do believe we need to have affordable housing and diversity in our village. I support the building in Laguna Beach. Thank you. Sarah Campbell Besso, 1 Park Avenue, LB, 92651
I, Sarah Campbell Besso, encourage the Planning Commissioners to approve this muchneeded project.

Address 1 Park Avenue, Laguna Beach, CA, 92651
Email
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1 Beier, Samantha CD
From: NCC Project
Sent: Tuesday, May 26, 2026 11:42 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I, Donald Crevier, encourage the Planning Commissioners to approve this much-needed project.

Address 1 Moss Street, Laguna Beach, CA, 92651
Email
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1 Beier, Samantha CD
From: NCC Project
Sent: Tuesday, May 26, 2026 9:25 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

There is never going to be a perfect solution, someone will always want it smaller, farther away from their backyard. This largely scaled back project is just a start for what Laguna needs to begin to address the below market rate housing need. Let's show it can GET DONE. Thank you!
I, Carrie Reynolds, encourage the Planning Commissioners to approve this much-needed project.

Address 2 Fairview St, LAGUNA BEACH, CA, 92651
Email
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1 Beier, Samantha CD
From: NCC Project
Sent: Tuesday, May 26, 2026 3:47 PM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

This Project is a unique opportunity to create workforce housing in Laguna with a willing owner and a experienced Developer.

The applicant has signficantly modified the project to address the neighborhood issues to limit the size and scope of the project.

The neigborhood should be aware that as an affordable project there are more restrictions on th project enfroced by an onsite manager such as : limits occpancy and enforce all aspects of the leases.

I, Elisa Stipkovich, encourage the Planning Commissioners to approve this much-needed project.

Address 5 High Drive, Laguna Beach, CA, 92651
Email
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From: John Campbell
To: McKay, Ann Marie CC
Cc: Korlan Buxtion; LIsa Barreth
Subject: Copy of my letter to the Planning Commission on May 20, 2026 Date: Wednesday, May 27, 2026 1:28:45 PM
Attachments: image001.png
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Commissioners, first, thank you very much for using your personal time to help guide our community. I attended the open forum yesterday at the Susie Q regarding the proposed affordable housing project at the NCC. They are proposing 29 units with only 41 parking spaces. Of those 29, 14 units will be 2 or 3 bedroom units which you would need to assume 2 cars per unit or 28 vehicles and one car per unit for the studio and one bedroom units or 15 vehicles at a minimum, for a total of 43 parking spaces needed. Of course, the one NCC Board member I spoke to said that, “poor people don’t have as many cars”.

Well, even homeless people have cars so that argument doesn’t hold water. Next, I asked this member, where are the church members going to park. Well they have set aside 8 parking spaces for the Montessori school people to park M-F 8-5 so then where do the 8 displaced residents park out of an estimated 43 vehicles, Yep, in the neighborhood. Where do the church goers park on Sunday, in the Montessori School parking spaces and where do the other Church goers park along with the 8 displaced residents park on Sunday, Yep in the neighborhood. Currently, on St. Anns Dr. there are very few garages being used even if they have a garage it is used for storage, playrooms, personal gym’s, or is just too small to accommodate today’s vehicles, etc. So, there is limited parking to start with and then you compound that with restaurant & hotel employees parking in the neighborhood and then you add the beachgoers. Also, of the 29 units where will their friends park when they come to visit them in beautiful Laguna Beach, Yep, in the neighborhood. My feeling is that this project, being dead 215
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1 Beier, Samantha CD
From: Charlie Craig
Sent: Wednesday, May 27, 2026 9:25 PM
To: Beier, Samantha CD
Subject: NCC development project
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open a"achments unless you are sure the content is safe.]
I am emailing to register my support of the project. Please approve it! I’ve been a Laguna resident and homeowner since 1993.

Charlie Craig
Entertainment Chairman
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1 Beier, Samantha CD
From: NCC Project
Sent: Wednesday, May 27, 2026 1:09 PM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site!
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

There is such a need for this housing. For city employees, hotel workers, and school employees this could be a way to stay in town and support our community.

I, Maya Dunne, encourage the Planning Commissioners to approve this much-needed project.

Address 6 Catalina, Laguna Beach, CA, 92651
Email
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From: steve singh
To: McKay, Ann Marie CC
Subject: 340 St Ann’s
Date: Wednesday, May 27, 2026 10:20:13 AM
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Hi I am a property owner of 3 –3 Cleo St. I am located immediately next-door to the new housing project. I noticed on the new Landscaping plan they have reduced the height of the block wall that separates our property from 6 feet to 5 feet. Also, along the property line they have reduced the number of trees that they had initially shown would be planted along the property line. Is there somebody I can talk to in the city and discuss if these items can be changed accommodate us and so that we can maintain some privacy please let me know at your earliest convenience how to proceed thank you.

S.Jhawar
Sent from my iPhone
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1 Sharma, Shaveta CD
From: kirk milette
Sent: Wednesday, May 27, 2026 11:55 AM
To: McKay, Ann Marie CC
Subject: Re: NCC and Related’s building proposal.
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hi again,
I’ve been encouraged to send you pictures from our property at 4 St. Ann’s Dr. so you may Include them with any communications you relay about our view concerns. See below. 220
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2 Our main view corridor looking
Southwest.
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3 The location of the proposed building showing the height and outline of the roof when we are seated on 222
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4 our deck.

Above is our sit down horizon and ocean view from inside our living room and dining room . 223
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5 The trees will grow and can be trimmed, the building will be there forever.

Thank you,
Kirk Milette
On May 27, 2026, at 8:57 AM, kirk milette > wrote:

Hello, We own and live at 4 St. Ann’s Dr. my wife, Katie, and I have lived here for over 30 years.
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6 The Story Poles for the low income housing have been erected showing the roof height and outline of the proposed buildings. We are opposed to the height of the roof. Related’s proposed building will block a large portion of our ocean view, from our living room, dining room, kitchen and rear deck. The ridge height is above our horizon line elevation, and would eliminate our winter sunsets. It sits in our ocean view corridor to the Southwest of our home directly across Catalina Street between us and the beach. To preserve that section of our ocean view there are two viable solutions. 1• Lower the structure starting at the ground level, make the entry driveway closer to a 15 degrees slope instead of the proposed +-5 degrees.
2• Flatten the roof, Related was receptive to the idea, they would need to redesign the roof truss supports.

We have some hope that a solution can be found to preserve our home’s ocean view. We will be grateful for your consideration and effort to alter the project’s height enough to prevent it from blocking our ocean view corridor.

We will not be able to attend the June 3rd meeting as we will be out of the country.

Thank you,
Kirk Milette
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1 Beier, Samantha CD
From: Mary Jo Winefordner
Sent: Wednesday, May 27, 2026 2:30 PM
To: Planning Commission
Subject: Neighborhood Congregational Church Affordable Housing Project [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
To the City of Laguna Beach Planning Commission:

I am writing in support of the proposed Neighborhood Congregational Church's SB4 affordable housing project. While no development proposal is ever perfect, I appreciate the significant effort that has gone into scaling this project down and thoughtfully addressing neighborhood concerns. I am aware that Bill Witte, a member of our community along with his associates, have made an extensive effort to communicate directly with nearby residents and revise the proposal accordingly. I don't know Bill personally, but I believe that kind of engagement deserves recognition. It is also worth noting the success of Bill's previous affordable housing project here in town, Alice Court, that typically has an extensive waiting list.

At some point, as a community, we must decide whether we truly believe Laguna Beach should remain a place where people of varying incomes and backgrounds can continue to live and contribute — or whether we are becoming a city accessible only to the wealthy.

Affordable housing is not an abstract issue. It affects the teachers who educate our children, the restaurant workers and hotel employees who support our local economy, the artists and creatives who shape Laguna’s culture, the seniors hoping to remain near friends and family, and the young adults who grew up here but see no path to staying. If we value the character and soul of Laguna Beach, we must also value the people who make this community function every day.

Laguna Beach has long prided itself on being economically and culturally diverse. That diversity is part of what makes this town special. Without thoughtful housing opportunities, we risk losing not only essential workers, but also future generations who would otherwise continue contributing to the community they love.

I also hope we can approach these conversations with a greater sense of unity and perspective. Reasonable people can disagree about design details, scale, traffic, and impacts. Those discussions are important. But opposition should not become reflexive resistance to every attempt to create housing for people who already serve and enrich our community. Endless division erodes the very sense of community many residents say they are trying to protect.

This project has already undergone meaningful compromise and reduction. I believe it represents a goodfaith effort to balance neighborhood concerns with the urgent need for affordable housing in Laguna Beach.

I encourage you to support it.

Sincerely,
Mary Jo Winefordner
Laguna Beach
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 12:44 PM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

Dear Planning Commissioners,
I strongly support Neighborhood Congregational Church’s proposed affordable housing development, which includes 29 residential units (28 affordable units and one resident manager unit) while thoughtfully revitalizing one or both of the church’s historic buildings— Bridge Hall and the Sanctuary.

This project represents an important opportunity for Laguna Beach to address a critical community need while preserving and reinvigorating a meaningful civic and spiritual landmark. Five years ago, the City of Laguna Beach General Plan Housing Element (2021– 2029) identified NCC’s property as one of four sites with the potential to help meet the City’s affordable housing goals. The time has come to transform that vision into reality.

Laguna Beach faces a growing challenge in maintaining a diverse and sustainable community where working individuals, families, seniors, artists, service workers, and younger generations can continue to live and contribute to the character of the city. Projects such as this help ensure that Laguna Beach remains an inclusive and vibrant community rather than one accessible only to the wealthiest residents. 227
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2 In accordance with California State housing requirements, the City of Laguna Beach must plan for the addition of 394 housing units affordable to all economic segments over the coming years, including 198 units designated for extremely low-, very low-, and low-income households. NCC’s proposal would make meaningful progress toward these obligations while providing thoughtfully integrated housing within an established community setting.

Equally important, this proposal demonstrates how housing development and historic preservation can work together. The rejuvenation of Bridge Hall and the Sanctuary offers an opportunity to preserve the cultural and architectural significance of these buildings while adapting them to serve present and future community needs.

I respectfully encourage the Planning Commissioners to support this vital affordable housing development and help advance a project that reflects compassion, responsibility, preservation, and community stewardship for Laguna Beach.

Sincerely,

  
I, Susan Brown, encourage the Planning Commissioners to approve this much-needed project.

Address 3 Tablerock Dr, Laguna Beach, Ca, 92651
Email
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 9:37 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

It amazes me that in the world of Affordable Housing, $125,490 income for a family is LOW income. I guess I'm old enough to remember that level of income would afford a family to own a house, a couple of cars, and take 1-2 family vacations each year. I've also lived in Laguna Beach long enough (34 years) to watch the cost of a normal family home go from $200,000 to $1-2million and apartment rents go from $800/mo to $2000+ for a 1 bedroom, and in some areas of town, a studio. The city streamlined being able to build ADUs that, let's be real, are not "affordable" or are being used personally by the owners as home offices/grandma suites. The city has also helped police and fire with loans to be able to live here...in case of emergency. Now it's time for the city to support housing for other workers, for seniors who've lived here for years and want to stay, and for kids who want to come back after college. Thank you for supporting NCC's efforts on this housing project.

I, Shanna George, encourage the Planning Commissioners to approve this much-needed project.

Address 8 Acapulco St, Laguna Beach, CA, 92651
Email
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From: Diane Harrison
To: Sharma, Shaveta CD
Subject: Support 340 St. Ann"s Drive Project
Date: Thursday, May 28, 2026 2:44:58 PM
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good afternoon. I sent the following email per the website to AnnMarie McKay, but also wished for you to have a copy. Per the notice concerning the upcoming Planning Commission meeting on June 3, I fully support this project. Over the past few years, NCC and Related have proven to be good neighbors in revising the project size and in being very cognizant of view concerns. This is the only project in the works for affordable housing. The City is woefully behind on any progress towards the mandates of the Housing Element concerning affordable housing. It is imperative that this project goes through, particularly since the church and builder have scaled the project down. A vibrant, diverse City needs to support housing for all income levels. We have artists, workforce, adult children of residents and other groups who are priced out of living here. This project will show that Laguna Beach is making an effort to change that.

Diane Harrison
3 Holly Drive
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 10:57 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I’m writing to express my strong support for the NCC Project. California faces a critical shortage of housing, and this thoughtfully designed project will provide much-needed homes for people who might otherwise be priced out of the community. By creating affordable housing opportunities for local workers, seniors, and families, the project will help ensure that Laguna Beach remains economically and culturally diverse. It will also create opportunities for future generations to continue living and contributing to the community they call home. Please vote in favor of this project on Wednesday, June 3. Thank you kindly.

I, karen hunt, encourage the Planning Commissioners to approve this much-needed project.

Address 1 Whites Canyon Way, Silverado, CA, 92676
Email
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 9:09 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

Dear Commissioners - I have been a resident of Laguna Beach for 28 years (Arch Beach Heights rocks!) Laguna desperately needs affordable housing. I have watched as the NCC has scaled down their original plans, to accommodate neighborhood requests. Glenneyre already has businesses and apartments; in other words, it is not just a street reserved for single family homes. Please support NCC's proposal for housing - just one step towards the 394 units that should be in Laguna. Thank you.

Shauna McFadden
I, Shauna McFadden, encourage the Planning Commissioners to approve this much-needed project.

Address 8 Acapulco Street, Laguna Beach, CA, 92651
Email
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 5:38 AM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I support the NCC Project because it is badly needed. Now is the time to do what we can to stem the housing shortage, however modest this project is. Please give it your unanimous approval to demonstrate that Laguna Beach understands that it can be part of the solution.

I, Barbara McMurray, encourage the Planning Commissioners to approve this much-needed project.

Address 6 Diamond Street, Laguna Beach, California, 92651 Email
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1 Beier, Samantha CD
From: Monika Merchan
Sent: Thursday, May 28, 2026 7:59 AM
To: Sharma, Shaveta CD; Beier, Samantha CD
Cc: William Babe; Kelly Brochu
Subject: Complaint Regarding the Proposed Development at 340 St. Anns Drive [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
RE: Complaint Regarding the Proposed Development at 340 St. Anns Drive (NCC Project) Impact on Neighboring Property at 3 St. Anns Drive
Dear Members of the Planning Commission:

I am the owner of the property located at 3 St. Anns Drive, and I am writing to raise my strong opposition to the current scope and massing of the proposed affordable housing development located next door at 340 St. Anns Drive (the “NCC Project”).

While I recognize and support our broader community's need for affordable housing, the project as it is currently designed with 29 units concentrated entirely within the existing parking lot poses an unreasonable and disproportionate burden on my neighborhood and specifically my property adjacent to the development. I urge the Planning Commission and the City Council to deeply scrutinize the severe, immediate impacts this project is already having on property owners like myself, specifically regarding view obstruction, direct financial harm, and neighborhood disruption.

1. Ocean Visual Obstruction and Out-of-Scale Massing
As demonstrated by the story poles recently erected on the project site, the proposed massing of this development is wholly out of scale with our neighborhood. Because the revised plans seek to retain the existing Sanctuary and Montessori school buildings, the entirety of the new development is being forced into the church’s parking lot footprint. The story poles clearly illustrate that the proposed height and density will create a massive visual barrier. The story poles prove that the proposed buildings will severely obstruct my established sightlines and ocean views, permanently altering the market value and enjoyment of my home.

2. Verifiable and Immediate Economic Harm
The looming threat of this over-densified project is not speculative; it is already causing demonstrable financial damage and driving down property values. Prospective buyers and occupants are actively discouraged by the anticipated multi-year construction disruption, loss of neighborhood parking, and the sheer scale of the development next door.

The public listing history for my home serves as quantifiable proof of this chilling effect. When attempting to sell the property, I was forced to repeatedly lower the asking price, ultimately lowering it by more than $650,000 to offset concerns about the neighboring project. After my home wouldn’t even be considered at a depleted value because of this cloud of low income housing next door, we eventually had to pull the home off the market entirely without a sale after 7 months. This inability to sell the property is a direct result of the proposed development and represents an undeniable loss of property value. 235
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2 3. Unmitigated Traffic and Parking Congestion
By eliminating the church's existing parking lot to accommodate 29 new housing units, while simultaneously maintaining operations for the Sanctuary, Bridge Hall, and the Montessori school, the project will undeniably overwhelm our local infrastructure. St. Anns Drive is not equipped to handle the exponential increase in daily vehicle trips, drop-offs, and street parking demands that this high-density configuration will generate. I have grave concerns regarding traffic bottlenecks, pedestrian safety, and emergency vehicle access on our street.

Conclusion
I understand that the applicant has submitted this project pursuant to State affordable housing streamlining laws (SB 4). However, the mandate to provide housing should not mean developers can devastate the property values, ocean views, and infrastructure of the existing community without consequence.

I formally request that the Planning Commission thoroughly evaluate these grievances during your upcoming meetings. I also request that the City Council reconsider any municipal financial participation or funding requests for a project that relies on a site plan actively harming the financial well-being of Laguna Beach residents. I strongly urge the Commission to require significant design modifications to mitigate the project's massing, step back the rooflines to preserve neighboring ocean views, and conduct a transparent, comprehensive traffic impact analysis.

I look forward to addressing these points in further detail during the upcoming public hearings. Please ensure this letter is entered into the official public record for the 340 St. Anns Drive project.

Sincerely,
Monika and William Merchan
(Homeowner, 3 St. Anns Drive)
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 12:47 PM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

As a resident for the past 40 years and an artist in the Sawdust Festival for the last 15 years, I am on the verge of having to move out of my town due to the insane cost or lack of affordable rentals in Laguna Beach. The high cost of everything is contributing to this problem and I am not a beneficiary of generational wealth, an inheritance, or the IT generation. Laguna Beach seriously doesn't cater to artists' in any way, especially in the area of any semblance of 'Live/Work' , low cost or senior housing. Nothing is 'affordable' for an artist, or one cannot even get on a waiting list. NCC is following through and I support their efforts whole heartedly. Who else is doing this? No one. I applaud them and am behind them 100%.

I, Patsee Ober, encourage the Planning Commissioners to approve this much-needed project.

Address 4 Oak St., Laguna Beach, CA, 92651
Email
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1 Beier, Samantha CD
From: Sarah Weinstein
Sent: Wednesday, May 27, 2026 8:18 PM
To: Beier, Samantha CD
Subject: Support housing efforts
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Hello,
I’m writing to express my support of the NCC Project. There is a critical need for more housing throughout California, and this modest project is thoughtfully designed to accommodate people who would otherwise be priced out. Please vote in favor of this project on Wednesday, June 3.

Thank you for your work,
Sarah Weinstein
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1 Beier, Samantha CD
From: NCC Project
Sent: Thursday, May 28, 2026 2:05 PM
To: Beier, Samantha CD
Subject: I support plans for affordable housing at the Neighborhood Congregational Church site! [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Dear Planning Commissioners,
I support Neighborhood Congregational Church’s (NCC) plans for 29 units (28 affordable units + one resident manager unit) in Laguna Beach while rejuvenating one or both of the church’s existing buildings—Bridge Hall and the Sanctuary! Five years ago, the City of Laguna Beach General Plan Housing Element (2021-2029) identified NCC’s property as one of four sites with the potential to yield new affordable housing units. Now is the time to make this affordable housing project a reality.

Mandated by the State of California, the City of Laguna Beach is required to encourage its “fair share” of housing with the addition of 394 housing units—affordable to all economic segments—over the next five years. Of these, 198 units are needed for extremely low, very low and low-income households or those earning from about $35,550 to $125,490 a year, depending on family size. This project allows the City of Laguna Beach to make progress toward its affordable housing goals.

I, Kelley Yasbek, encourage the Planning Commissioners to approve this much-needed project.

Address 2 Latigo Canyon Road, SILVERADO, CA, 92676-9630 Email
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www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
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I r v i n e, C a l if o r n i a 9 2 6 1 2 - 5 6 7 8
P: 949.260.4600 F: 949.260.4699
Eric J. Cohn
310.284.2295
[email protected]
June 2, 2026
VIA E-MAIL @ [email protected]
Chairperson Steven Kellenberg ([email protected]) Chair Pro Tem Steven Goldman ([email protected]) Commissioner Jorg Dubin ([email protected])
Commission Susan McLintock Whitin ([email protected]) Commissioner Ken Sadler ([email protected])
City of Laguna Beach
505 Forest Avenue
Laguna Beach, CA 92651
Re: SB 4 Project at 340 St. Ann’s Drive – Response to Housing Accountability Act Inconsistency Letter Dated May 28, 2026 – June 3, 2026 Planning Commission Meeting Agenda Item No. 5.2
Dear City of Laguna Beach Planning Commission:

We write on behalf of our client The Related Companies of California, LLC (“Applicant”), the applicant, working with the Neighborhood Congregational Church, for a proposed Senate Bill (“SB”) 4 project (the “Project”) located at 340 St. Ann’s Drive (the “Property”) in the City of Laguna Beach (the “City”). On May 28, 2026, City staff issued a letter (the “Inconsistency Letter”), pursuant to the Housing Accountability Act (“HAA”), determining the Project inconsistent with specified standards and requirements. We write in response to the Inconsistency Letter.

The Applicant first wants to express its appreciation for City staff’s recommended approval of the Project and confirmation that “all required findings can be made.” (See June 3, 2026 Planning Commission Staff Report for Agenda Item No. 5.2 (the “Staff Report”)—attached hereto as Exhibit A, pp. 2–4.) As explained further below, staff’s own 57-page Staff Report actually resolves each item flagged in the Inconsistency Letter, clarifying and demonstrating that the Planning Commission can indeed make the very findings the Inconsistency Letter suggests may be in doubt. Applicant, therefore, respectfully requests that this Planning Commission implement City staff’s recommended approval of the Project.

1. Each Item Identified in the Inconsistency Letter is Resolved by the Staff Report The Inconsistency Letter identifies nine inconsistent items. The nine items divide neatly into two categories—(a) seven items which the Inconsistency Letter acknowledges are satisfied through the use of State Density Bonus Law (“SDBL”) benefits (the “SDBL Bucket”) and (b) 322
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City of Laguna Beach Planning Commission
June 2, 2026