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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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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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
Planning Commission Resolution 2026-0863
June 3, 2026
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.
Docusign Envelope ID: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 153
Planning Commission Resolution 2026-0863
June 3, 2026
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.
Docusign Envelope ID: 6DCD9D6C-C1CD-81F8-80EC-3ACE9C0D03F9 154
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]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 68.96.92.231
Sent: 6/17/2026 8:51:50 AM
Viewed: 6/17/2026 9:05:40 AM
Signed: 6/17/2026 9:05:54 AM
Electronic Record and Signature Disclosure:
Accepted: 6/17/2026 9:05:40 AM
ID: 499fb8d4-5807-4dbe-8780-49a8ded2b973
In Person Signer Events Signature Timestamp
Editor Delivery Events Status Timestamp
Agent Delivery Events Status Timestamp
Intermediary Delivery Events Status Timestamp
Certified Delivery Events Status Timestamp
Carbon Copy Events Status Timestamp
Witness Events Signature Timestamp
Notary Events Signature Timestamp
Envelope Summary Events Status Timestamps
Envelope Sent Hashed/Encrypted 6/17/2026 8:47:13 AM
Certified Delivered Security Checked 6/17/2026 9:05:40 AM 155
Envelope Summary Events Status Timestamps
Signing Complete Security Checked 6/17/2026 9:05:54 AM
Completed Security Checked 6/17/2026 9:05:54 AM
Payment Events Status Timestamps
Electronic Record and Signature Disclosure
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ELECTRONIC RECORD AND SIGNATURE DISCLOSURE
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How to contact City of Laguna Beach via CDW via Ingram Micro:
You may contact us to let us know of your changes as to how we may contact you electronically, to request paper copies of certain information from us, and to withdraw your prior consent to receive notices and disclosures electronically as follows:
To contact us by email send messages to: [email protected] To advise City of Laguna Beach via CDW via Ingram Micro of your new email address To let us know of a change in your email address where we should send notices and disclosures electronically to you, you must send an email message to us at [email protected] and in the body of such request you must state: your Electronic Record and Signature Disclosure created on: 2/18/2026 11:12:38 AM Parties agreed to: Samantha Beier, Steven Kellenberg
157
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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. 158