RESOLUTION NO. 26. XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, APPROVING TENTATIVE
PARCEL MAP 2026-0865 AND COASTAL DEVELOPMENT PERMIT
2026-0954 TO MERGE FOUR PARCELS LOCATED AT 340 ST.
ANN’S DRIVE (APNS: 644-034-05, 644-034-09) INTO TWO PARCELS
IN THE LOCAL BUSINESS PROFESSIONAL (LBP) AND
RESIDENTIAL MEDIUM DENSITY (R-2) ZONES; AND FINDING
NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED UNDER
CEQA UNDER GOVERNMENT CODE SECTION 15162 OR,
ALTERNATIVELY, THAT THE HOUSING DEVELOPMENT IS NOT
A “PROJECT” OR IS EXEMPT UNDER GOVERNMENT CODE
SECTIONS 65913.16(C) AND (B)(12)(B), AND 65913.16(L)(7) WHEREAS, on December 9, 2025, an application wasfiled by The Related Companies of California, LLC for property located at 340 St. Ann’s Drive (APNs: 644-034-05, 644-034-09) (“Applicant”), requesting 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 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 Attachment 1
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elevated deck (the “Site Improvements”), and Coastal Development Permit 2026-0864 for nonexempt development consisting of the Housing Development Project and Site Improvements in the Coastal Zone; and
WHEREAS, on June 3, 2026, the Planning Commission held a duly noticed public hearing and, after reviewing all documents and testimony, voted 4-0 (Commissioner Sadler absent) to adopt Resolution No. 2026-1135, granting approval for the Housing Development Project and the Site Improvements subject to the conditions of approval set forth in the resolution, and to adopt Resolution No. 2026-0863, recommending that the City Council approve Tentative Parcel Map 2026-0865 and Coastal Development Permit 2026-0954 for the Merger subject to the conditions of approval set forth in the resolution, and finding said actions exempt from the California Environmental Quality Act (“CEQA”) pursuant to State CEA 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; and WHEREAS, no appeal was filed on the Planning Commission’s actions, and the Planning Commission’s adoption of Resolution No. 2026-1135, approving the Housing Development Project and Site Improvements, is a final decision, which is contingent upon the City Council’s action on the Planning Commission’s action pursuant to Resolution No. 2026-0863 recommending that the City Council approve the Merger; and
WHEREAS, on July 7, 2026, the City Council held a duly noticed public hearing on the Project and considered all public testimony.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:
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SECTION 1. The foregoing recitals are true and correct and incorporated herein.
SECTION 2. The City Council makes the following findings with regard to Tentative Parcel Map 2026-0865 pursuant to Sections 66473.5 and 66474 of the California Subdivision Map Act:
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 MediumDensity) and Local Business Professional (LBP). The Tentative Parcel Map consolidates four existing parcels into two parcels such that the Housing Development Project and religious institutional buildings each occupy separate parcels, with no structures extending across property lines in accordance with the requirements of the California Building Code and Condition No. 14 of Planning Commission-adopted Resolution No. 2026-1135. The proposed resulting parcels are consistent with development standards for lot size, depth, width, and setbacks pursuant to LBMC Sections 25.12.008 and 25.18.008, with the exception of the approved concession and waivers granted in accordance with Density Bonus Law to exceed the 10,000 sq. ft. maximum lot size of the LBP zone, the required open space, and the required front-yard setback along Catalina Street.
The parcels ensure that the existing church site and housing development site have adequate buffers between structures are required by California Building Codes. 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 23 -4- Reso. #26.XXX
apply to the proposed Tentative Parcel Map 2026-0865 as demonstrated by the following:
(a) The proposed map is consistent with all applicable general and specific plans as specified in Government Code Section 65451. Here, 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 with the Planning Commission’s June 3, 2026 approval of a Density Bonus Law waiver from the lot area standards of the LBP zone, the parcel map complies with all applicable standards of the General Plan. (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 concessions and waivers that were granted by the Planning Commission on June 3, 2026.
(c) The site is physically suitable for the type of development proposed. Here, the resulting parcels are capable of accommodating the proposed affordable housing development with the retention of the existing church and Montessori school 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. As demonstrated by a traffic memo dated November 26, 2025 prepared by Urban Crossroads, Inc. and peer reviewed by the City’s third-party consultant, no additional improvements to the adjacent roadways or intersections are necessary to maintain adequate conditions. The two roadways, Glenneyre Street and St. Ann’s Drive, currently operate at Level 24 -5- Reso. #26.XXX
of Service (“LOS”) A and will continue to operate at LOS A after construction of the proposed development. Consequently, the proposed residential development and parcel map would not alter the previously reviewed circulation pattern, exceed existing roadway capacity, or result in any significant change to traffic or circulation conditions in the surrounding neighborhood.
A preliminary Geotechnical Report dated December 2, 2025, and prepared by LGC Geotechnical was submitted and peer reviewed by the City’s third-party consultant, who confirmed the analysis and conclusions of the report. 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 (CDMG, 2006), nor within a State of California Earthquake Fault Zone (CGS, 2018). No faults were encountered during the site investigation, and none are mapped across the site based on reviewed regional geologic data. These findings support the site’s physical suitability for the proposed Housing Development Project, Site Improvements, and Merger. (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. While the approved affordable housing development was eligible for an 80-percent density bonus under California’s Density Bonus Law for providing 100-percent affordable units at the low-income level (excluding one 25 -6- Reso. #26.XXX
manager’s unit), the Applicant requested and received a 46-percent density bonus, which is less than the maximum allowed under California law.
(e) The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. The Project site and its immediately surrounding areas do not contain any environmentally sensitive areas in that the area is fully developed with residential, commercial, and institutional structures, ornamental landscaping, and improved streets, and the City’s environmentally sensitive areas maps do not identify any such areas in the immediate Project area. (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.
Additionally, a Phase 1 Environmental Site Assessment (“ESA”) dated April 10, 2026, and prepared by Altec was submitted for the City’s review. The prepared assessment determined that no recognized environmental conditions (RECs), controlled RECs, or historical RECs are present on the project site (p. 4 and 50). Accordingly, a Phase II ESA is not warranted. The Phase I ESA also identifies certain “Potential Issues” for which additional testing is recommended, including naturally occurring radon and the possible presence of lead-based paint or asbestos-containing materials within existing structures. These items do not constitute RECs and do not require further investigation. However, such testing is recommended as a best practice. The Applicant has indicated that any recommended testing will be conducted during the construction phase of the Project.
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(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, no public access rights are affected in that none presently exist.
3. The proposed parcel map procedure is the appropriate and required mechanism under LBMC Section 21.08.060 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, thereby achieving compliance with California Building Code requirements that prohibit buildings from crossing property lines.
SECTION 3. The City Council makes the findings with regard to Coastal Development Permit 2026-0954:
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.
The proposed development consists solely of a Tentative Parcel Map to consolidate four existing parcels 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. 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, 27 -8- Reso. #26.XXX
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, 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 parcels into two legal parcels. The parcel map does not authorize any additional development beyond the approved 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, which is improved with institutional buildings, a surface parking lot, and ornamental landscaping.
A Phase I Environmental Site Assessment dated April 10, 2026, prepared by Altec Testing and Engineering and Geotechnical Report dated December 2, 2025, prepared by LGC Geotechnical 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 28 -9- Reso. #26.XXX
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.
Because the proposed Tentative Parcel Map is limited to lot consolidation and reconfiguration and does not expand the scope of physical development as previously approved, the Project will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resource.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed Tentative Parcel Map to consolidate four existing parcels 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 is a previously developed infill site currently occupied by a religious institution and surface parking lot which 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. 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. Because the current application is limited to lot consolidation and simply establishes two 29 -10- Reso. #26.XXX
legal lots for the approved housing development and the existing religious institution, the Project will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.
The proposed Tentative Parcel Map to consolidate four existing parcels 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 an existing developed infill site located within an urbanized setting and does not directly adjoin, any park, recreation area, or open space preserve. The site is bordered by developed residential and commercial properties and streets and no sensitive habitats are on or near the property. The Housing Development Project and Site Improvements are confined to the existing disturbed and previously developed portions of the site, and the Merger would not alter or expand the scope, location, or intensity of these improvements.
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 parcels 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.
The site’s geotechnical conditions were evaluated in a preliminary Geotechnical Report 30 -11- Reso. #26.XXX
dated December 2, 2025. 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 found that the proposed improvements include storm drains and catch basins onsite that are designed for a 100-year storm event, 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 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 parcels 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 31 -12- Reso. #26.XXX
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 additional development for the site beyond what was previously approved. Additionally, the scope of the Project is limited to lot consolidation and reconfiguration and does not expand the scope of the housing development; therefore, the Project is consistent with this review criterion.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
The proposed Tentative Parcel Map to consolidate four existing parcels 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.
Because the current application is limited to lot consolidation and reconfiguration 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 parcels will be served by adequate utilities, access, drainage, and other necessary facilities. 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. As shown on the Tentative Parcel Map, the site has frontage on Glenneyre Street, St. Ann’s Drive, and Catalina Street. Glenneyre 32 -13- Reso. #26.XXX
Street and St. Ann’s Drive will continue to provide direct access to the site, and a reciprocal access easement between Parcel 1 and Parcel 2 will provide for perpetual vehicular and pedestrian ingress, egress, and access between the parcels, including access to and from all structures, parking areas, walkways, and emergency access routes. The church and Montessori school that will remain on the Property will continue to be served by all necessary utilities and facilities.
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:
• Phase I ESA, dated April 10, 2026, prepared by Altec Testing • Geotechnical Report (LGC Geotechnical), dated December 2, 2025 • Hydrology and Hydraulics Study (KES), dated February 2025 • Sanitary Sewer Analysis (KES), dated December 2025
• Water Quality Management Plan (KES), dated December 2025 • Traffic Memo (Urban Crossroads, Inc.), dated November 26, 2025 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.
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The current application is limited to lot consolidation and reconfiguration and does not modify or expand the scope of physical development already evaluated for the housing development. Accordingly, the prior analyses concluding that adequate utilities, road access, drainage, and other necessary facilities are available to serve the uses on the Property remain applicable.
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 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 previously approved housing development and therefore does not generate any new demand for public services beyond what has already been evaluated for the site.
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., 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 34 -15- Reso. #26.XXX
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.
The current application is limited to lot consolidation and reconfiguration and does not modify or expand the scope of physical development already evaluated for the housing development. As such, the prior analyses concluding that adequate public services, including roadway capacity, solid waste service, and other municipal facilities are available to serve the project remain applicable.
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 lots for a housing development and the existing religious institutional use and does not create additional lots or alter the development pattern on the site. 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 10.8 Avoid creation of building sites that will result in 35 -16- Reso. #26.XXX
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 Project 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.
Nevertheless, as detailed in the facts supporting Finding No. 1, the proposed development is in conformity with the certified Local Coastal Program.
Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.
The proposed Project will not result in any significant adverse environmental impacts within the meaning of the California Environmental Quality Act. As described further herein, the Project is does not require further environmental review under CEQA Guidelines Section 15162 or, alternatively, is statutorily exempt from CEQA pursuant to Government Code Section 65913.16(l)(7) and is not a project under Government Code Sections 65913.16(b)(12)(B) and (b), 36 -17- Reso. #26.XXX
and no evidence in the record indicates the potential for a significant environmental effect.
Accordingly, the Project is consistent with this finding.
SECTION 4. The City Council hereby finds that no further environmental review is required for the project under State CEQA Guidelines Section 15162 or, alternatively, that the project is not a “project” or is exempt under Government Code Sections 65913.16(c), (b)(12)(b), and 65913.16(l)(7), respectively. The proposed Merger is being processed in conjunction with the previously approved Housing Development Project and associated Site Improvements approved by the Planning Commission on June 3, 2026, when the Planning Commission found that the entirety of the project did not require further environmental review is required for the project under State CEQA Guidelines Section 15162 or, alternatively, that the project is not a “project” or is exempt under Government Code Sections 65913.16(c), (b)(12)(b), and 65913.16(l)(7), respectively. In acting on the Housing Development Project and associated Site Improvements, the Planning Commission relied on the prior environmental analysis prepared for the City’s adopted Housing Element, including the Housing Element Initial Study/Negative Declaration, for which the City Council approved the Housing Element on January 11, 2022, with a Notice of Determination filed on January 25, 2022.
As part of that prior analysis, the subject property was identified in the City’s Housing Element site inventory as a key opportunity site for affordable housing. The Housing Element environmental review contemplated redevelopment of the site with affordable residential uses, including the retention of church uses on-site, and analyzed development capacity for residential construction on the property. The approved Housing Development Project proposes 29 residential units, together with associated Site Improvements and the Merger, which fall within the 37 -18- Reso. #26.XXX
development assumptions previously evaluated in the Housing Element Initial Study/Negative Declaration.
Accordingly, the proposed Merger does not require new environmental review because it is part of the same project previously analyzed and approved, and the City has not identified: (1) substantial changes to the project requiring major revisions to the previous environmental document due to new significant environmental effects or a substantial increase in the severity of previously identified effects; (2) substantial changes in the circumstances under which the project is being undertaken that would require major revisions to the previous environmental document; or (3) new information of substantial importance showing new or more severe significant effects that could not have been known when the prior negative declaration was adopted. Under Public Resources Code Section 21166 and State CEQA Guidelines Section 15162, when those circumstances are absent, no subsequent or supplemental environmental review is required.
The proposed Merger is therefore within the scope of the prior CEQA determination for the Housing Development Project and associated Site Improvements, and the City may rely on that prior environmental analysis for purposes of taking action on the Merger. The Merger is being processed as an implementing action for the previously approved Housing Development Project and does not alter the nature, intensity, or environmental effects of the underlying development in a manner that would trigger further CEQA review.
As an independent and alternative basis, the Planning Commission also found 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 38 -19- Reso. #26.XXX
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 of the project was found 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. A Notice of Exemption was filed with the County Clerk-Recorder and the Governor’s Office of Land Use and Climate Innovation on June 5, 2026 and June 10, 2026, respectively. (SCH Number 2026060438.) Notably, the Housing Development Project and the Planning Commission’s approval of the same specifically contemplated the Merger. (Planning Commission-adopted Resolution No. 2026-0865.) For these reasons, no further environmental review is required under State CEQA Guidelines Section 15162 or, in the alternative, the project is not a “project” or is exempt under Government Code Sections 65913.16(c), (b)(12)(B), and 65913.16(l)(7), and no further environmental analysis is required under CEQA.
SECTION 5. The City Council hereby approved Tentative Parcel Map 2026-0865 and Coastal Development Permit 2026-0802, subject to the conditions of approval attached hereto as Exhibit A and incorporated herein by reference.
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.
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SECTION 7. If any provision of the 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 7th day of July, 2026.
Mark Orgill, Mayor
ATTEST:
Ann Marie McKay, City Clerk
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on July 7, 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
City Clerk, City of Laguna Beach, CA
40 EXHIBIT A
RESOLUTION NO. 26- ___
(CONDITIONS OF APPROVAL)
Standard Conditions – Community Development Department
1. Tentative Parcel Map and Coastal Development Permit are granted to merge two lots at 340 St. Ann’s Drive (APNs: 644-034-05, 644-034-09) into two lots which are 28,937 sq. ft. and 29,027 sq. ft. lot in size in the R-2 (Residential Medium Density) and Local Business Professional (LBP) zones as required for the construction of a new affordable housing development and associated improvements, in accordance with the provisions of the Laguna Beach Municipal Code and the California Subdivision Map Act. Approval is granted based on the development plans submitted by Liane Takano on April 24, 2026, and cleared by and stamped by City on April 29, 2026. Said plans are approved as submitted and conditioned herein and shall not be altered unless reviewed and approved in accordance with the Laguna Beach Municipal Code and Subdivision Map Act.
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 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.
41 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.
Standard Conditions of Approval for PM – Community Development Department
13. Prior to the issuance of any building permit or grading permit for the approved singlefamily residence, the applicant shall cause to be prepared a Final Parcel Map in full conformance with the California Subdivision Map Act (Government Code § 66410 et seq.), Chapter 21.08 of the Laguna Beach Municipal Code, 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.
14. 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 and 644-034-09 into two legal parcels containing approximately 28,937 sq. ft. and 29,027 sq. ft. lot in size.
15. The applicant shall submit the completed Final Parcel Map to the Community Development Department and City Engineer for review and approval. The City Engineer shall verify compliance with all conditions of approval, the approved technical studies, and City engineering standards. The applicant shall make all revisions required by the City Engineer to obtain final approval of the map.
42 16. 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.
17. Upon approval by the City Engineer and Community Development Director, the applicant shall record the Final Parcel Map with the Orange County Recorder’s Office. Recordation shall occur no later than twenty-four (24) 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.
18. 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).
19. 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.
20. 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.
Project-Specific Conditions of Approval for PM – Community Development Department
21. All conditions of approval contained in Planning Commission Resolution No. 2026-0863 remain in full force and effect and are hereby reaffirmed and incorporated herein by reference. Nothing in this Resolution shall be construed to modify, amend, or supersede any condition of approval imposed by the Planning Commission.
22. Recordation of the Final Parcel Map shall constitute the establishment of a single legal building site in compliance with Laguna Beach Municipal Code Section 25.08.004 and shall fully satisfy Condition No. 14 of Planning Commission Resolution No. 2026-0863.
The applicant shall provide the City with a stamped copy of the recorded Final Parcel Map, showing the new Assessor’s Parcel Number and legal description of the merged parcel, prior to the issuance of any building or grading permits. 43 23. 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. 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, 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.
24. Prior to recordation of the Final Parcel Map:
a. 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. b. 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. c. 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.
44 25. 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).
26. 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 all extensions shall not exceed one (1) year, pursuant to Laguna Beach Municipal Code §21.08.100(c).
27. 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.
28. 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 goodquality 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.
29. 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.
30. 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.
31. 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 45 map, pursuant to Laguna Beach Municipal Code § 21.16.220 and § 21.16.230.
32. 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.
33. 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.
34. 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).
35. 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.
36. 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.
Standard Conditions of Approval for CDP – Community Development Department
37. The approvals granted by this Resolution 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 two-year 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. 46