Laguna Beach City Council
July 7, 2026

CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
I. INSTRUCTION Use this application to apply for any discretionary entitlement II. PROJECT LOCATION
Address: ________________________________ APN(s): __________________________________ III. CONTACT INFORMATION
Applicant Information
Company Name: ________________________________ Contact Name: _________________________________ Mailing Address: ________________________________ City/State/Zip: __________________________________ Phone #: ________________________________________ Email Address: __________________________________ Receive project updates by email? a Yes a No
Applicant Representative (Contact Person)
All communications will be sent to the emails on file.

Company Name: _________________________________ Contact Name: __________________________________ Mailing Address: _________________________________ City/State/Zip: ___________________________________ Phone #: _________________________________________ Email Address: __________________________________ Property Owner
Contact Name: __________________________________
Mailing Address: _________________________________ City/State/Zip: ____________________________________ Phone #: _________________________________________ Email Address: ___________________________________

FOR OFFICE USE ONLY
Z Adminstrative Use Permit
Coastal Development Permit
Z Exemption
Z Administrative
Z Non-Appealable Zone
Z Approval In-Concept
Z Major - Appealable Zone
Z Minor - Appealable Zone
Z Concept Review
Conditional Use Permit
Z Intensification of Use
Z Minor
Z Amendment/Extension of Approval
Design Review
Z Administrative
Z Design Review Board
Z Planning Commission
Z Extension of Approval
Z General Plan Amendment
Z Local Coastal Program
Z Planning Commision Interpretation
Z Revocable Encroachment Permit
Z Road Extension
Z Sidewalk Vendor Permit
Z Specific Plan Amendment
Sign Permit
Z Administrative
Z Master Sign Program
Z Planning Commission
Subdivision
Z Final Map
Z Lot Line Adjustment
Z SB 9 Urban Lot Split
Z Tentative Map Amendment
Z Tentative Parcel/Tract Map
Temporary Use Permit
Z Director
Z Planning Commission
Z Variance
Z Zone Change/Ordinance Amendment
ZPC #: _______________
Zoning Designation: ____________
General Plan Designation: ____________
Environmental Review
Z Exempt
Z Environmental Review Required
Date Received Stamp
Architectural plans will be posted on the City’s website as part of the public hearing agenda packet for the Design Review process. Please notify the City if you do not authorize posting the architectural plans online for public viewing. However, note that three full sets of 24x36 plans will be required at the time of scheduling for Design Review if authorization is not given. Failure to notify the City otherwise will allow the City assumption that authorization has been granted.
340 St. Ann's Drive, Laguna Beach, CA 92651 The Related Companies of California, LLC 18201 Von Karman Avenue, Suite 900 949-660-7272 The Related Companies of California, LLC 18201 Von Karman Avenue, Suite 900 949-660-7272 Neighborhood Church (Congregational) of Laguna Beach; ATTN: Susan E. Cross 340 St. Ann's Drive 644-034-05 and 644-034-09 Liane Takano Irvine, CA 92612 [email protected] Liane Takano Irvine, CA 92612 [email protected] Laguna Beach, CA 92651 949-464-8062 [email protected] ✔ Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 Attachment 8 396
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
IV. AFFIDAVIT

1. I hereby certify that all of the information contained in this application is, to the best of my knowledge and belief, true and correctly represented and I have read and understand Chapter 25.05 of the Laguna Beach Municipal Code. I understand that additional data and information may be required prior to final action on this application.

2. I understand that there are no assurances at any time, implicitly or otherwise, regarding final staff recommendations to the decision-making body about this application or the determination of any decision-making body.

3. I understand any changes to the project may require a new application and payment of new or additional fees.

4. If this application is approved, I hereby certify that I will comply with all conditions attached to the approval action. I understand that failure to comply with any conditions shall constitute grounds for the revocation or modification of the approval.

5. If this application is approved, I hereby understand that a standard condition of approval will be imposed requiring me to defend, hold harmless, and indemnify, at my expense, the City, the City Council and other City bodies and members thereof, officials, officers, employees, agents, and representatives from and against any and all third-party claims, actions, or proceedings to attack, set aside, void, or annul the approval, or any associated determination made pursuant to the California Environmental Quality Act, including the City’s defense costs and expenses as well as costs, expenses, or damages a court may require the City to pay as a result of such claim, action, or proceeding.

6. I understand that it is my responsibility to ensure that discrepancies do not exist between the project’s description on the permit, the design/architectural plans, and the structural plans.

If discrepancies exist between the design/architectural plans and structural plans, the design/ architectural plans shall take precedence. Ultimately, the scope of work, as described on the permit that authorizes construction, takes precedence over the plans. If there is a discrepancy between the plans and the description on the permit, the permit governs.

7. The property owner further certifies that they are the legal owner of the property and consents to the filing of this application.
_____________________________________ _____________________________________ APPLICANT’S SIGNATURE OWNER’S SIGNATURE
V. PROJECT DESCRIPTION Briefly describe the proposed use and improvements. (For non-residential projects, a detailed description and purpose of the project must be included in the Letter of Intent, see Appendix A). _____________________________________________________________________________________________________ _____________________________________________________________________________________________________ _____________________________________________________________________________________________________ _____________________________________________________________________________________________________ VALUATION ($ Estimate) ____________________
The proposed project consists of the construction of a two-story 30,690 SF residential building with 28 affordable housing units and 1 manager's unit constructed over a podium parking garage containing 41 parking spaces. See Appendix A and the Supplemental Project Narrative for detailed information. $36,800,000 Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 397
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
VI. USE AND DISCLOSURE OF ARCHITECTURAL DRAWINGS*
I am the architect/designer for the project and property described in this application and hereby authorize the planning agency for the City of Laguna Beach permission to display a copy on the internet on the City’s website as part of the agenda packet of all submitted architectural drawings/plans. ___________________________________________________________ _____________________ Architect/Designer’s Signature Date
____________________________________________________________ _____________________ Landscape Architect’s Name (if applicable) Signature Date _____________________________________________________________ ______________________ Engineer’s Name (if applicable) Signature Date
*Refusal of authorization allows the City to post a site plan that identifies property lines, setbacks, topography, easements, drainage, utilities, lighting, driveways, streets, parking, landscaped areas, outlines of buildings, and signage, and a massing diagram that displays a 3D form of the building with the profile, bulk, setbacks, and size, without specific architectural details.

Three full sets of 24x36 plans will be required at the time of scheduling for Design Review. Failing to submit both documents (site plan and massing diagram) would result that the planning agency is deemed to have obtained the permission of the architect for purposes of allowing copying and posting of architectural plans.

VII. FILING INSTRUCTIONS This application includes a comprehensive list of information that is required to submit an application for a project, and not all information will apply to every project. The application should include all required information to the best of the applicant’s knowledge at the time of initial submittal. Planning staff is available at the Planning and Building counter during the posted counter hours to discuss application submittal requirements based on the specifics of your request.

New applications require submittal through the Public Permit Portal. A planner will screen the application for the minimum required information based on the application requirements checklist below. Applications with missing information will not be accepted.

It is highly recommended that purchase agreements or leases not be executed until final approval of any required entitlements have been obtained. It is also recommended that the applicant be present at all public meetings at which the request is being considered.
12/09/25 12/09/25 12/09/25
Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 398
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
VIII. REQUIREMENTS This checklist must be completed and submitted with the filing of an application. The checklist is provided as a convenience for preparing the application, and the Zoning Code and other applicable regulations remain the governing documents.

TABLE 1 - APPLIES TO ALL APPLICATIONS

ITEM/ACTION EXPLANATION
a Completed Planning
Application form
Fully complete the Planning Application form. No sections of this form may be left blank.

Fields may be addressed as “Not Applicable” where appropriate to indicate that this requirement is not relevant to the request. Applicant and property owner signatures are both mandatory.
a Title Report (when
topographic survey
required)
Must be dated within one year of the application date. A title report is required for projects that require a topographic survey.
a Letter of Intent Describe the project/proposal and reason for the request. For businesses uses, include a description of business operations, number of employees, hours of operation, alcohol requests, and other pertinent information related to the use. See Appendix A for more information.
a Basic Site and Floor
Plans (commerical
projects only)
For land use changes that do not involve exterior building alterations, site improvements, or intensifications of use where additional parking is required, see Appendix B. All other projects require more detailed plans (Table 2).
a Digital Photographs Includes interior and exterior project site photos. Label file names with the direction of the photo and a description (e.g., west view of existing parking lot). Internet photos such as Google Maps are not acceptable because they may not show current conditions. a Tenant Mix Table
(commercial projects
only)
For multi-tenant sites, provide a table with the following information for each tenant:
(1) business name; (2) type of business; (3) size of tenant space (square feet); and (4) for restaurants, provide the seat count. For vacant tenant spaces, provide this information for the most recent occupant. Note that changes of use, such as a change from retail to food service, may increase a property’s parking requirements. See Section 25.52.012(G) of the Laguna Beach Municipal Code for parking requirements by land use type. Additional parking may also be required when a building is enlarged, or when outdoor retail display or outdoor dining are proposed.
a Hazardous Waste
Form (commerical and
multi-family projects
only)
Complete and return the Hazardous Waste & Substances Form. See Appendix D.

TABLE 2 - APPLIES TO NEW CONSTRUCTION, BUILDING ADDITIONS, AND SIGNIFICANT BUILDING AND SITE

ALTERATIONS

ITEM/ACTION EXPLANATION
N/A
To be provided
N/A
✔
✔
✔
✔
✔
Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 399
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
a Architectural
Plans, Survey,
and Preliminary
Grading and
Drainage Plans
Refer to the Project Submittal Requirements for Planning Review. The required plan sheets will vary based on project type. For each required plan sheet, cross-reference the Zoning Plan Check Submittal Requirements Checklist. The Checklist identifies information required to be shown on the plans.

TABLE 3 - OTHER DOCUMENTS OR STUDIES

ITEM/ACTION EXPLANATION
a Tentative
Map
If the project includes a new condominium or subdivision, submit a Tentative Map as described in Section 21.08.090 of the Laguna Beach Municipal Code. Refer to the section on SB 9 for urban lot splits. a Lot Line
Adjustment
Lot Line Adjustments are regulated by Section 21.08.030 of the Laguna Beach Municipal Code. Refer to the Filing Instructions for Lot Line Adjustment for the required application materials. a Road
Extension
Road extension projects have development standards, review criteria, and review/approval processes established by Laguna Beach Municipal Code Chapters 11.40, 21.12, and 25.53, and Title 22. Design plans must demonstrate compliance with the adopted standards of street and grading design. If the proposed road extension is intended to reclassify a non-building site as a legal building site, the application must also demonstrate that the project meets the minimum requirements established by Section 25.08.004 of the Laguna Beach Municipal Code. This application type often requires the submission of one or more technical studies (geotechnical, hydrological, biological, etc.) due to the presence of sensitive environmental conditions.
a Bluff Edge
Determination
Applications for new development (including accessory structures), major remodels, and additions on oceanfront or oceanfront bluff properties are required to submit a bluff edge determination. Refer to the Bluff Edge Determinations Quick Guide for more information. aCoastal
Hazards Study
Applications for new development on an oceanfront or oceanfront bluff property are required to assess the potential for flooding or damage from waves, storm surge, or seiches by submitting a wave uprush and impact report prepared by a licensed civil engineer with expertise in coastal processes. The conditions that shall be considered in a wave uprush study are: a seasonally eroded beach combined with long-term (75 years) erosion; high tide conditions, combined with long-term (75 year) projections for sea level rise; storm waves from a 100-year event or a storm that compares to the 1982/83 El Nino event.
a Geological
Report
For vacant and oceanfront sites, submit a geological report which specifically addresses improvements proposed for the subject site and adjacent right-of-way. Geological reports must include characterization of geological site conditions and analysis of slope stability, and recommendations for appropriate foundation and grading design.

N/A
N/A
N/A
N/A
Included ✔
✔
Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 400
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
a Hydraulic
Report for
Floodplain/
Floodway
Development
Significant improvements within a floodway or 100-year floodplain require “No-Rise/No-Impact” certification stating that the proposed development will not impact the pre-project base flood elevations, regulatory floodway elevations, or regulatory floodway widths. The certification must be provided by a professional engineer and supported by hydrologic and hydraulic analyses. The study must also demonstrate compliance with the Chapter 25.38 of the Laguna Beach Municipal Code. a Parking and
Traffic Studies
Applications for shared parking, four or more in-lieu parking certificates, or innovative parking solutions as prescribed by Section 25.52.006 of the Laguna Beach Municipal Code require traffic studies prepared by a qualified professional.
a Sign Plans
(commercial
and
multifamily
only)
Sign permit applications are subject to the requirements of Chapter 25.54 of the Laguna Beach Municipal Code. Several key considerations are summarized in the Sign Permit Informational Guide.

Refer to the Downtown Specific Plan for additional requirements when a sign is proposed in the Downtown area.

Required sign plan information:

1. Prepare a scaled drawing of all proposed signs. For new and amended Master Sign Programs, include all existing signs. Indicate the dimensions, area computation of each sign, location, height above ground, sign copy (including any graphics), letter size, font style, sign materials, colors, and lighting elements, if any.

2. Prepare a scaled site plan and elevation drawing showing the building or suite. Indicate the length of the building or suite frontage along the street(s).

3. Provide colored photographs of the elevations and all existing signs.

4. Provide lighting specifications. Signage may be illuminated by shielded fixtures mounted above the sign face (e.g., gooseneck lamps) or via halo illumination provided that both the sign face and return are opaque.
a Short-Term
Lodging
Applications for short-term lodging use, as regulated by Chapter 25.23 of The Laguna Beach Municipal Code, are required to include the information specified in Appendix C. a Planning
Commission
Concept
Review
If a concept review hearing is recommended by Planning staff, complete and return the Concept Review Application with all applicable submittal items required by the checklist form. Please consult with staff prior to submitting a concept review application for recommended submittal information, which will be based on both the checklist and specific project concept. a Revocable
Encroachment
Permit
Complete and submit a Revocable Encroachment Permit application packet. A revocable encroachment permit is required when a project proposes private encroachments into an otherwise unimproved, unused public right-of-way, and is subject to the requirements of Chapter 11.50 of the Laguna Beach Municipal Code. This class of project is limited to minor structures such as low fences and retaining walls, walkways, stairs and construction incidentally related to landscape activities such as stepping stones, walking surfaces, planter areas and irrigation systems. a Sidewalk
Vendor Permit
Applications for a roaming or stationary sidewalk vendor permit are required to submit a completed Sidewalk Vendor Permit Application. Sidewalk vending is regulated by Chapter 5.27 of the Laguna Beach Municipal Code.

N/A
N/A
N/A
N/A
N/A
N/A
N/A
Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 401
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
a Temporary
Uses
Provide a full description of the temporary activities as well as information relevant to the mitigation of event impacts, such as parking and noise. Submittal requirements will necessarily vary based on the nature of the event, but may include information on the anticipated number of attendees, parking, dates and times (set-up, event hours, and clean-up), food/alcohol service, music (stage location, amplified or acoustic, live or prerecorded), and use of a P.A. system. The site or floor plan should label the location of all temporary improvements and uses consistent with the written event description.

If insufficient parking is provided at the property to accommodate all attendees, describe how transportation will be managed. Note that building permits and inspections may be required before the event.

Temporary uses that are five days or less in duration can generally be processed administratively, while longer-duration uses are subject to Planning Commission approval. The Director may also refer any Temporary Use Permit application to the Planning Commission. Temporary Use Permit applications should be submitted at least 30 days prior to the event date, or 90 days prior if Planning Commission approval is required.
a Variance
Justification
Variances are appropriate when special circumstances create hardships to development under the standard regulations, provided that the variance would only bring the disadvantaged property up to the level of use enjoyed by nearby properties in the same zoning district.

Section 25.05.025(F) of the Laguna Beach Municipal Code requires that the decision-making body make four findings in order to grant the variance request.

In order to determine if special circumstances exist, and to assist the decision-makers arrive at a decision, please provide a justification to answer each of the following questions, as fully and completely as possible, and include a brief description of the requirement and code reference.

Justification must be provided for each separate variance request.

1. Identify any special physical characteristics of the property such as shape, topography, location, or surroundings that cause the requested development to not meet zoning regulations.

2. Do other properties in the vicinity have the same type of physical characteristics as this property? If so, please identify a few of them.

3. Identify any other neighboring properties that have the same type of improvement that you are requesting.

4. Identify the cause of the special characteristics of the site that limits the ability to comply with code requirements (e.g., natural slope of the land or placement of other structures). a Senate Bill
9 (SB 9) Urban
Lot Splits and
Two-Family
Development
Applications for urban lot splits and two-family development under SB 9 are required to submit a completed SB 9 Application Package.

N/A
N/A
N/A
Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 402
CITY OF LAGUNA BEACH Application Form
Updated August 2025

PLANNING APPLICATION
a Staking
Requirements
(additions
and new
connstruction)
(a) A staking plan shall be prepared as a requirement of the application in accordance with the following requirements:
a Staking Plan (required scale of 1/8” = 1’0”) (LBMC Section 25.05.015) • Show all property lines, building footprint, street names, north arrow and location of story poles. Poles should be placed to clearly represent the proposed building envelope. Roof ridges, eaves, decks, chimneys and other features that would be of significance to an analysis of coastal resources and the findings for the coastal development permit should be staked. • Note the fixed datum point (same as used on the site plan). • Note that appropriate height elevation of the top of each pole relative to the datum point. • Provide horizontal dimensions to at least one pole relative to the property lines as a reference point to assure the poles are correctly located on the site. • Note that story poles shall be string and connected with ribbon or string to depict the building outline.
• Include a certification table, with the pole number and proposed maximum elevation columns completed, and signature forms.
(b) Staking poles and connecting ribbons, which accurately represent the full extent of the proposed development, including decks and eaves, shall be constructed at least 21 calendar days prior to the first public hearing. At least 21 calendar days prior to the first public hearing, the location and height of the staking poles must be certified as accurate by a registered land surveyor or registered civil engineer licensed to conduct land surveys in the State of California. If complete and certified project staking is not in place at least 21 calendar days prior to the first Design Review Board or Planning Commission public hearing date or 14 calendar days prior to the administrative coastal development permit public hearing, the project shall be continued to a later date. Neither the applicant, a relative of the applicant, nor any other person possessing a financial interest in the property or the project may certify the location and height accuracy of the staking poles. If the project is modified during the coastal development permit process because of a coastal development permit finding or fact concerns or other coastal resource concerns that the decision-making body or official determines is necessary to restake, the project shall be re-staked and re-certified at least 14 calendar days prior to any subsequent public hearing.

Municipal Code Section 25.05.015 provides the Director of Community Development with discretion to determine if staking is required for a coastal development permit application. Specifically, Section

25.05.015, provides that “(1) The Director of Community Development shall prescribe the form and scope of all.... development applications as identified in Chapter 25.05, and of accompanying data to be furnished so as to assure the fullest practicable presentation of facts for proper consideration of the matter and for the permanent record...”
Special Studies: Please note that additional studies may be required to be submitted in order to conduct the preliminary environmental assessment for the project, including but not limited to biological assessments, parking and traffic studies, and historic resource assessments.

FYI - Building Permit Required: Planning approval, which may include approvals by the Design Review Board, Planning Commission, or by staff through an administrative process, does not authorize you to begin construction. Once the Planning approval process has been completed and all applicable appeal periods have lapsed, please submit complete construction drawings for building plan check. The Building Division will confirm compliance with local and state building safety standards prior to issuance of a building permit. Building permits are generally required for mechanical, electrical, plumbing, and structural improvements, and for new building signage. ✔
Docusign Envelope ID: E724E945-9422-4580-BE15-A9E53CE0AEA9 403
1 December 8, 2025
Revised May 12, 2026

NCC AFFORDABLE HOUSING
SUPPLEMENTAL PROJECT NARRATIVE & SB 4 CHECKLIST
340 St. Ann’s Drive
Laguna Beach, CA, 92651

ENTITLEMENT REQUEST
The Related Companies of California, LLC (the “Applicant”) respectfully requests the following entitlements for the demolition of a church parking lot and former parsonage and construction of a residential affordable housing community consisting of a 3-story 50,180 SF residential building ("Affordable Housing Development") with 28 affordable housing units for lower income households and one (1) manager’s unit, and a parking garage providing 41 parking stalls (the “Project”):

1. Design/Development Review Ministerial Approval - Pursuant to California Government Code Section 65913.16 (“SB 4”), the Applicant requests the ministerial approval of the Project as a “use by right” on split-zoned property owned by the Neighborhood Church (Congregational) of Laguna Beach (“Owner”).

2. Incentives/Concessions/Waivers - Pursuant to California Government Code Section 65915 (“Density Bonus Law”), the Applicant requests approval of a density bonus, 4 Incentives/Concessions, and 2 waivers of development standards in order to develop the affordable housing.

3. Parcel Map – A parcel map is required to consolidate and divide the site into 2 parcels, one for the affordable housing development and a second parcel for the remaining religious buildings.

Pursuant to various LBMC sections and other relevant policies, the Applicant will request approvals and permits from other City agencies and decisionmakers for Project actions which may include, and not be limited to, demolition, excavation, shoring, grading, haul route, foundation, and building and tenant improvements, as well as contracts, grants, subsidies, loans, or other forms of assistance from one or more public agencies. 404
2 December 8, 2025
Revised May 12, 2026

PROJECT SUMMARY
Ownership Information
The Project Site is owned by the Neighborhood Church (Congregational) of Laguna Beach (“NCC”). Neighborhood Congregational Church has been part of the fabric of the Laguna Beach community for more than 80 years, with a legacy of being a convenor of community activity including church services, weddings, memorials, dance and music events, meditation and sound baths, and other exciting gatherings. Once the project site is delineated by way of a parcel map, NCC will lease the site to the Applicant for the development of the project.

ApplicantInformation
The Related Companies of California, LLC (“Related California” or “Related”) is a fully-integrated real estate firm with a 32-year track record of delivering top-quality affordable housing, mixed-income housing and mixed-use developments across California. Related has more than 17,000 residences completed or under construction and more than 2,700 affordable units and 3,800 market rate units in predevelopment in its Irvine, Los Angeles, and San Francisco offices.

As long-term property owners committed to sustainability and stewardship, our mission is to form strong publicprivate partnerships, work with our public sector partners, world-class architects and designers to create distinctive urban spaces that fit seamlessly into the fabric of existing communities. Related is committed to building more inclusive cities and increasing diversity, equity and inclusion within the company and the broader real estate industry.

Related has extensive experience in public-private partnerships to develop large-scale and phased affordable and market rate multifamily housing. We have structured deals under Disposition and Development Agreements, as well as on land leased from public agencies and through ground lease structures with churches, cities, counties and transportation agencies. As each development is unique, our team can provide flexibility in the structure of our public sector and community partnerships to provide creative solutions for each unique opportunity at hand.

Ultimately, each development is an asset for the communities we invest in.

Related has an impeccable track record for bringing projects in on time and within budget. This track record is attributable to the strength of our diverse team which includes industry veterans in every discipline of the real estate development process ranging from planning, entitlements, architecture, cost estimation, finance, construction management, development project management, asset management and property management.

The breadth of our collective in-house capabilities allows us to take a fully- integrated approach to project planning, construction, budgeting, scheduling, and long-term ownership.

Project Description
The Applicant proposes to redevelop a property located in the center of the City of Laguna Beach. The property is currently improved with a church campus which consists of a sanctuary (southwest side), church offices (northwest side), Bridge Hall (northeast side), and a former parsonage (central).

The reimagined site will allow the opportunity to create affordable housing while maintaining the existing religious use. The Applicant proposes dividing the property into 2 separate parcels by way of a parcel map, demolition of the existing former parsonage, and construction of a residential project on the existing church parking lot and former parsonage site. The development will consist of a 2-story 50,180 SF residential building ("Affordable Housing Development") with 29 affordable housing units (excluding a manager’s unit) constructed over a 1-story 405
3 December 8, 2025
Revised May 12, 2026
semi-subterranean podium parking garage.

The church sanctuary, offices, and Bridge Hall will remain in place and are not part of the proposed development, however great care has been taken to integrate the two uses into the design, including a “Community Plaza” area off Glenneyre which will be accessible to both residents and the church. The remaining church campus will allow for the continuation of NCC’s legacy as a community gathering place for religious/spiritual activities, weddings, memorials, as well as ongoing scheduled programs.

The unit mix will consist of a variety of studios, 1, 2, and 3-bedroom apartments with a preference for incomequalified employees who work in Laguna Beach. By offering affordable housing to those who contribute to the local economy, the Project is strengthening the fabric of the Laguna Beach community while ensuring the community remains a place where working families and seniors can live affordably and thrive. The location of the site allows residents to walk, bike or bus to work, reducing pollutants on commute routes into town.

Figure 1.Aerial View of the Project Site
N
406
4 December 8, 2025
Revised May 12, 2026
Automobile vehicle parking with 41 parking spaces will be provided within a single-level podium parking garage.

Vehicle access to the parking garage will be provided with access from Glenneyre Street.

The Project will include approximately 4,720 SF of total open space, including a landscaped ground floor plaza area which may be available for use by both the apartment residents and NCC. The ground floor courtyard and playground areas in the interior of the affordable housing development will be explicitly restricted for use by the residents.

Ground-level open spaces on Glenneyre will be attractively landscaped with a variety of trees and droughttolerant plants and will include integrated seating. Common open space areas exclusive to residents total approximately 3,120 SF and are generally located within the residential component’s interior. Additional nonexclusive areas open to residents include side yards of 5,880 SF, a Community Plaza of 1,600 SF, and a Community Deck of 140 SF.

GENERAL PLAN CONSISTENCY
LAGUNA BEACH HOUSING ELEMENT 2021-2029
The California Legislature has declared that “the availability of housing is of vital statewide importance, and the early attainment of decent housing and a suitable living environment for every Californian, including farmworkers, is a priority of the highest order.” To accomplish this housing goal, California Government Code, Article 10.6 Housing Elements (§65580) mandates that each local government adopt a Housing Element as part of its General Plan.

The City of Laguna Beach adopted its present Housing Element 2021-2029 on January 24, 2023 with a subsequent revision on June 11, 2024. The City of Laguna Beach is in its 6th planning cycle1that covers the period October 15, 2021 to October 15, 2029. The City adopted its first Housing Element on October 2, 1974.

The Housing Element is required to identify an adequate number of and property zoned sites to facilitate housing production of the City’s regional fair share of housing. As part of the Housing Element 2021-2029, the City of Laguna Beach has a Regional Housing Needs Allocation (“RHNA”) of 394 units, including 118 for very low, and 80 for low-income households.

As part of its new sites for RHNA, the City identified Site No. 1 as 340 St. Ann’s Drive (Section 4 RHNA and Housing Resources, p. 76) as the 0.85-acre portion of the Neighborhood Congregational Church property. The Element states with a “conservative density of 45 units per acre” the 0.85-acre portion of the site “could yield at minimum of 31 lower-income units.”
The Element makes it clear that “any such development of the site, in order to be feasible, would likely include the adjoining R-2 zoned parking lot which is a 0.35-acre parcel.” The project site for the proposed Affordable Housing Development is in fact the parking lot site and a portion of Site No. 1 identified in the Housing Element.

The proposed project is also consistent with new programs and policies contained in the housing element to incentivize development of affordable housing on religious institution sites including:
• Program 5.2-1(e.) incentives for religious institutions that provide 100% affordable housing; 407
5 December 8, 2025
Revised May 12, 2026
• Policy HE-2.14 to encourage housing on religious institutions; and
• Program 5.2-7(a.) which requires outreach to religious institutions Affordable housing is of great necessity in Laguna Beach, a city which has not completed any 100% affordable housing development in the past 21 years. Laguna Beach is one of the most expensive cities to live in the U.S..

According to the Housing Element, 48.6% of renters in the City are cost burdened, spending more than 30% of their household income on housing.

The approval of the Project willsupply the City with 29 new affordable housing unitsfor lower income households, with the exclusion of the manager’s unit. It will alleviate residents of severe housing cost burden and aid the City in meeting their RHNA requirement of 394 units in this Housing Element cycle ending in 2029.

PROJECT SITE INFORMATION
The Project Site is located at 340 St. Ann’s Drive in the City of Laguna Beach, two blocks from the beach and approximately one-half mile from Downtown Laguna Beach. It is bounded by Glenneyre Street on the southwest, St. Ann’s Drive on the southeast, and Catalina Street on the northeast. The area around the site is topographically varied, with much higher elevations to the northeast. The total site owned by the church is approximately 1.2- acres and is characterized with the corresponding Assessor Parcel Numbers 644-034-05 and 644-034-09. The affordable housing project will be constructed on a portion of that site, totaling .66 acres.

Bridge Hall was constructed in the 1940’s and is the original portion of the church campus. The sanctuary was constructed in the 1960’s. The existing church buildings have no current historical designation under federal, state or local guidelines.

The parking lot comprising the proposed project site is composed of two, relatively flat areas, and is accessed from Glenneyre Street. The parking lot currently has 69 parking stalls. Between the front and rear parking lots is a freestanding former parsonage which would be demolished as part of the affordable housing project.

ZONING CONSISTENCY
Use
Permitted
The Project Site is located within the R-2 and Local Business Professional zones (“LBP”).

The R-2 zone allows for “residential housing, special needs” as a permitted use.

The LBP zone allows for both residential housing and “residential housing, special needs” as permitted uses subject to a conditional use permit.

Pursuant to LBMC 25.08.032 “Residential housing special needs” means “dwelling units that accommodate specific demographic or occupational groups…” including “extremely low, very low, low and moderate-income persons, as defined in the city's housing element.” The project as proposed satisfies the definition of residential housing special needs because the project targets and will be reserved for lower-income households. 408
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Additionally, because the proposed project satisfies the criteria contained in SB 4 (Govt. Code 65913.16) a “housing development project” shall be a use by right. See the attached SB 4 Checklist contained in this application for details of SB 4 compliance.

Proposed
The Applicant is proposing a residential development comprised of a 100% affordable housing community targeting lower-income households located on land owned by a nonprofit religious institution, in accordance with Govt. Code 65913.16.

Lot Size
The entire church-owned site is comprised of 4 separate legal parcels totaling 52,436 SF, or approximately 1.2 acres. The proposed project will require the lots to be consolidated and then divided to form two distinct parcels.

The resulting affordable housing project site will be 28,937 SF (.66 acres) and will have dual zoning. The dual zoned housing site is comprised of 14,156 SF of LBP zoned area, and 14,781 of R-2 zoned area.

LBMC 25.28.008(A) states parcels in a LBP zone shall not be merged together for development purposes that exceed ten thousand square feet. Because a portion of the project site is comprised of 14,156 SF in the LBP zone, the applicant is requesting a waiver of this development standard and a parcel size greater than 10,000 Sq. Ft. in the LBP zone. This waiver is requested pursuant to Govt. Code 65915(e)(1). See the section “FINDINGS FOR DENSITY BONUS LAW PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915” below for more details.

Density
Permitted
The affordable housing project site has dual zoning and is comprised of 14,156 SF of LBP zoned area, and 14,781 SF of R-2 zoned area.

The R-2 zone allows for 1 dwelling unit per 2,000 SF with a maximum of 2 units per lot. The LBP zone also allows for 1 dwelling unit per 2,000 SF.

However, as a 100% affordable housing development project serving lower income households, the project meets the criteria of Govt. Code 65913.16 (SB 4) and 65915 (Density Bonus Law), and is allowed a density pursuant to those code provisions.

The project site is in the R-2 and LBP zones, both of which allow residential uses. As such, Govt. Code §65913.16(j)(1)(A) provides that the development project shall be allowed a density of the applicable density deemed appropriate to accommodate housing for lower income households identified in Gov’t Code 65583.2(c)(3)(B)(iv).

In addition, Govt. Code §65913.16(j)(1)(C) provides that a housing development project that is in a zone that allows residential uses, including in single-family residential zones, shall be eligible for a density bonus, incentives, concessions, or waivers or reductions of development standards and parking ratios, pursuant to Section 65915.

The permitted density is therefore calculated as follows:
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Allowed Base Density per 65913.16 & 65583.2(c)(3)(B)(iv) 30 Units/Acre Allowed Density Bonus per 65915(f)(3)(D)(i) (100% low-inc.) 80% Increase Total Allowed Density: 30 X 1.8 54 Units/Acre
Total Allowed Units after Density Bonus @ .66 Acres 36 Units Proposed
The project as proposed seeks the application of SB 4 and Density Bonus Law allowances as follows:

Base Density per 65913.16 & 65583.2(c)(3)(B)(iv) 30 Units/Acre Requested Density Bonus per 65915(f)(3)(D)(i) (100% low-income) 46% Increase Total Proposed Density: 30 X 1.46 44 Units/Acre
Total Proposed Units after Density Bonus @ .66 Acres 29 Units Height
Permitted
The zoning districts applicable to the project site are LBP and R-2 which both allow residential uses. As such, Govt.

Code 65913.16(j)(1)(A) allows the development to be one story above the zoning requirementsif located in a zone that allows residential uses. The additional height applies to the “housing development project,” as defined by Section 65589.5(h)(2), and qualifying as a “use by right” pursuant to SB 4.

Height Limit Tabulation:

Zone Zoning Height Limit
LBP 25’-0” above Catalina Curb
R2 25’-0” above Catalina Curb
Proposed
Zone Zoning
Height
Limit
Proposed Project
As Single Story
Over parking Gar.

Proposed Project
With additional
one story per SB 4
LBP 25’-0” above Catalina Curb 22’-0” (complies) 36’
R2 25’-0” above Catalina Curb 23’6” (complies) 36’
*Story height defined as 11’
The proposed affordable housing building height meets the both the LBP and R2 limits as a single-story building over the podium parking garage. However, pursuant to SB 4 (Govt. Code 65913.16(j)(1)(A)), an additional one story is permitted above zoning limits. The project design has utilized the allowed additional one story, resulting in a two-story residential building over the podium parking garage. See plan sheet A4.0 BUILDING ENVELOPE DIAGRAMS for details.

Yards and Setbacks
The project has required and provided setbacks as shown in the following table:
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(Setback location determination based on clockwise direction starting at Glenneyre – See Setback Exhibit)

SETBACK LOCATION REQUIRED PROPOSED
1) LBP ZONE - FRONT YD (Glenneyre property line) 5'-0" (MIN) 55’-0" 2) LBP ZONE - SIDE YD - ABUTTING LBP (West property line - partial)
2'-6" (MIN) 6’-6"
3) LBP ZONE - SIDE YD - ABUTTING R2 (West property line - partial)
10% of Lot Width - 75ft. 7’6’
(MIN)
10'-6”
4) R2 ZONE – SIDE YD – ABUTTING R2 (South property line extending West)
10% of Lot Width – 25 ft.
4’-0” (MIN)
12’-0”
5) R2 ZONE – SIDE YD – ABUTTING R2 (West property line) 10% of Lot Width – 137’-6” ft. 12’-0” (MAX)
12’-0”
6) R2 ZONE - FRONT YD (North property line along Catalina) LBMC 25.50.004(E)
20'-0" (MIN) 10'-0" *
7) R2 ZONE - SIDE YD - ABUTTING R2 (East property line) E.

Side
10% of Lot Width – 106 ft. 10'-
6" (MIN)
11'-6"
8) LBP ZONE - SIDE YD - ABUTTING LBP (South property line - partial)
2'-6" (MIN) 5'-0"
9) LBP ZONE - SIDE YD - ABUTTING LBP (East property line - partial)
2'-6" (MIN) 8'-9"
10) PARKING GARAGE SETBACK (below exterior finished
grade)
0’-0” (MIN) 0’-0”
ADDITIONAL BUILDING SETBACKS (Catalina Front Yard
Setback)
1’ for every 1’ height > 15’ NA *
*Applicant requests a Density Bonus Law Incentive/Concession for this condition.

Proposed
The project as proposed meets the required setbacks except for the Additional Building Setbacks. Pursuant to Govt. Code 65913.16(j)(1)(C), and 65915(d)(2)(D), the applicant is requesting relief from these setback requirements in the form of an incentive/concession. See the section “FINDINGS FOR DENSITY BONUS LAW PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915” below for more details.

SETBACK EXHIBIT FOLLOWS
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SETBACK EXHIBIT
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Open Space
Required
LBMC 25.50.010 requires the affordable housing project to meet the following open space standards:

A. It shall contain a minimum area of forty percent of the total gross living area on the lot; B. At least sixty percent of the total area required shall be located at ground level and shall be open from ground to sky;
C. It shall be contained entirely within the buildable area of the lot.

D. It shall not include land or structures devoted to parking, storage, trash areas, driveways or other uses, except those uses normally considered as outdoor living: decks, patios, terraces, atriums, gardens, ornamental and natural landscaped area, barbecues, athletic areas, and similar active and passive outdoor living and recreation space;
E. At least one-quarter of the open space requirement shall be immediately accessible to each living unit on the lot and shall be designed to be used primarily for the occupants of the living unit; F. To qualify as open space, the minimum dimension must be six feet, or ten feet if the area is designed for through pedestrian traffic or access.

Summary of required open space:

Area SF Open Space
Factor
Required Open
Space SF
Residential Gross Living Area LBMC

25.50.010
29,050 40% 11,620
Residential Immediately Accessible Open
Space
11,620 25% 2,905
Open Space Ground-to-sky 11,620 60% 6,972
Proposed
Residential Open Space Required SF Proposed SF
Residential Courtyard 1 3,120
Residential Side yard
Community Plaza 1,600
Total Open Space 11,620 4,720*
Immediately Accessible Open Space 1,180 (25% of provided) 0 ** Open Space Ground-to-sky 2,832 *** 4,720
*Applicant requests a Density Bonus Law Waiver for this condition. **Applicant requests a Density Bonus Law Incentive/Concession for this condition. *** Required Open Space Ground-to-sky = 60% of Open Space – due to waiver request, provided open space is 4,720 SF. Required open space ground-to-sky = 4,720 * 60% = 2,832 SF. All the open space provided (4,720 SF) is open Ground-to-sky (100%).
(
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LBMC 25.50010(A) requires 40% of the Proposed Living Area to be open space, which is equal to 11,620 sf. The open space provided is 4,720 sf. In accordance with Govt. Code 65915(e)(1), the applicant is requesting relief from this requirement in the form of a Waiver. The open space requirements in LBMC would have the effect of physically precluding the construction of the development at the densities or with the concessions or incentives permitted.

LBMC 25.50.010(E) requires 25% of the residential open space be immediately accessible. The applicant is requesting relief from this particular open space requirement in the form of an incentive/concession pursuant to Govt. Code 65913.16(j)(1)(C), and 65915(d)(2)(D). See the section “FINDINGS FOR DENSITY BONUS LAW PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915” below for more details.

Vehicle Parking
There are currently 70 parking spaces provided on-site for the existing religious facilities.

Govt. Code 65913.6(b)(2)(A) (aka AB 2244) provides that a developer of a religious institution affiliated housing development may request a reduction in required parking for the existing religious-use parking. Such request shall not exceed “(A) In the case of an existing place of worship to be retained, 50 percent of the number of religioususe parking spaces that are available at the time the request is made.”. Pursuant to 65913.6(b)(2)(A), we request a 50% reduction in required existing religious-use parking to 35 spaces.

Additionally, Govt. Code 65913.6(d) allows the number of religious-use parking spaces to count toward the number of parking spaces otherwise required for the housing development. Consequently, up to 35 of the religious-use parking spaces may be utilized to satisfy the affordable housing required spaces.

Govt. Code 65913.16(k)(1) provides “the proposed development shall provide off-street parking of up to one space per unit, unless a state law or local ordinance provides for a lower standard of parking, in which case the law or ordinance shall apply.” In an effort to reduce costs and to provide additional spaces to uses other than residential in the parking garage, the applicant is requesting a reduction in parking requirements as a development incentive.

See the section “FINDINGS FOR DENSITY BONUS LAW PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915” below for more details.

The parking tabulations and government code applicability follow:

Residential Use Parking requirement:

Occupancy: Units Required Parking
Ratio
Spaces
Required
Proposed Parking
Ratio
Spaces
Proposed
Multi-family
Residential
(affordable)
29 1/Unit* 29* 2/3 Beds -1 /Unit**
Studios/1 Beds - .5/unit
23**
Religious 50% of Existing 35 41***
* 1 space per unit per Govt. Code 65913.16(k)(1).
** Incentive request - Reduced Parking Requirement Incentive request (shared with religious use). *** Total Spaces for all uses.

The development is providing 41 parking spaces in the podium parking garage. It is contemplated that 23 spaces would be shared between the housing and religious use as allowed by Govt. Code 65913.6(d). The remaining 414
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spaces may be utilized by the religious use and/or others (through a separate agreement).

Staking Plan/Story Poles
LBMC 25.05.040(C)(2)(a) requires a staking plan to be prepared including staking poles and connecting ribbons which accurately represent the full extent of the proposed structure, including decks and eaves, and story poles shall be constructed at least 21 calendar days prior to the first public hearing. A staking plan has been prepared and submitted as part of this application which outlines the design and placement of story poles which reflect the scale and height of the proposed project.

The staking plan has revealed that a significant number of story poles will be required to comply with the intentions of the code. As the construction of the poles will need to accurately reflect the outline of the buildings, the base supporting many of the poles will be substantial and will inhibit the accessibility to, and the operation of, the Church and Montessori school. Story poles will likely be required to be placed in the parking areas, Montessori drop-off/pick-up locations, and outside playground of the Montessori school resulting in a safety concern for the children which attend the school on a daily basis, as well as attendees of the Church facilities. The construction of the poles, and the requirement that they be in place for a minimum of 21 days, will have a substantial impact on the operations of both the Montessori school, Montessori families and the Church, potentially requiring closing the functions of both, with severe financial and operational hardship. The property owner and applicant are concerned about these potential impacts and request the City consider alternative approaches to the staking requirements.

Historic Resource
The development plan for the property preserves all structures on the property except for the former parsonage, which will be demolished.

SB 4 (65913.16(c)(4)) and, subsequently, Gov Code Section 65913.4(a)(7)(C), require that the structure has not been placed on a national, state, or local register.

Local
The City of Laguna Beach maintains a register of local historic resources in the City of Laguna Beach. The register is attached as Exhibit A-1. No buildings at the subject property (340 St. Ann’s) are listed in the register.

State
The applicant contacted the local Information Center of the California Historical Resources Information System (CHRIS) to inquire about the buildings being a state historic resource. The response received stated “The address does not appear on the directory. This means that it hasn’t been evaluated for historical significance.” This response indicates the buildings at 340 St. Anns are not listed as a state historical resource. The response from CHRIS and a section of the Build Environment Resources Directory (BERD), a database of historical resources in California, filtered for Laguna Beach, is attached as Exhibit A-2. The subject property is not in the database.

National
A search of the National Register Database revealed that the subject property at 340 St. Anns is not listed on the National Register of Historic Places. See Exhibit A-3, an excerpt of the database which lists all resources in the City 415
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of Laguna Beach. The subject property is not in the database.

Roadway Capacity
A roadway capacity and traffic analysis was performed for the proposed project. The analysis indicates that sufficient capacity exists in the adjacent roadways to handle the expected trips generated by the project. See Exhibit B “Roadway Capacity”.

Sewer Capacity
A sewer capacity analysis was performed in December 2025. The analysis confirms the proposed development does not negatively impact the adjacent sewer system. See Exhibit C “Sewer Capacity” FINDINGS FOR DENSITY BONUS LAW PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65915 Pursuant to Section 65915 of the California Government Code, the City shall approve a Density Bonus and requested Incentive(s) unless the City finds that:

A. The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).

The record containssubstantial evidence that would allow the City to make a finding that the requested incentives are necessary to provide for affordable housing costs per State Law. The California Health & Safety Code Sections 50052.5 and 50053 define formulas for calculating affordable housing costs for Very Low, Low, and ModerateIncome households. Section 50052.5 addresses owner-occupied housing and Section 50053 addresses rental households.

The Project substantially complies with the applicable regulations, standards and provisions of the State Density Bonus Law. The Applicant is proposing 29 affordable housing units with the exception of 1 manager’s unit designated for lower-income households. According to Government Code Sections 65915-65918, a project meeting the criteria of subparagraph (G) of paragraph (1) of subdivision (b) is entitled to five incentives or concessions:

Criteria of subparagraph (G) of paragraph (1) of subdivision (b):

One hundred percent of all units in the development, including total units and density bonus units, but exclusive of a manager’s unit or units, are for lower income households, as defined by Section 50079.5 of the Health and Safety Code, except that up to 20 percent of the units in the development, including total units and density bonus units, may be for moderate-income households, as defined in Section 50053 of the Health and Safety Code.

By setting aside 100% of the units, excluding the manager’s unit, for Lower-Income households, the Project meets the criteria and is entitled to five development incentives/concessions, which can be used to facilitate the construction of the proposed Project.

The requested incentives will allow the Project’s building envelopes to accommodate the desired allowable density and will result in identifiable cost reductions.

Incentives/Concessions
Incentive/Concession 1
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Immediately Accessible Open Space Open Space (private): LBMC Section 25.50.010(A) provides that a minimum area of 40% of the gross living area shall be open space, and 25.50.010(E) requires that 25% of that open space shall be immediately accessible to each living unit, and shall be designed to be used primarily for the occupants of the living unit (private open space). The project meets the overall open space requirements of 25.50.010(A), however we request relief from the requirement of 25.50.010 (E) as incorporating private open space for each unit would require the construction of patios, decks, and/or balconies for each unit. Omitting private patios, decks, and/or balconies will result in a significant, identifiable cost reduction to the overall project.

Incentive/Concession 2
Front Yard Setback (Catalina St.): The portion of the residential building adjacent to Catalina St. is located in the R-2 zone. LBMC 25.12.008(C)(2) requires a front yard or yards of at least 20 feet (the setback) in the R-2 zone. In order to achieve our density goals for the project, we request a reduction in the front yard setback along Catalina St. to 10 feet. By reducing the setback to 10 feet, we are able to achieve our desired density without having to build a 3rd story in the residential buildings as is allowed by SB 4 (Govt. Code 65913.16(j)(1)(A)). By keeping the residential buildings limited to 2 stories, a significant, identifiable cost reduction is achieved.

Incentive/Concession 3
Additional Building Setbacks: LBMC 25.50.004 (D) requires an additional foot of distance for every foot of height in excess of fifteen feet. In order to meet this requirement, the upper floors of the buildings would be required to be staggered back approximately 5 ft. for each story above the ground floor. We are requesting relief from the requirements of 25.50.004 (D) in order to allow the residential units to be “stacked” (similar units above/below each other). The stacking of units provides an efficiency of construction thereby allowing a significant and identifiable cost reduction.

Incentive/Concession 4
Parking reduction: Govt. Code 65913.16(k)(1) provides “the proposed development shall provide off-street parking of up to one space per unit, unless a state law or local ordinance provides for a lower standard of parking, in which case the law or ordinance shall apply.” In an effort to reduce costs and to provide additional spaces to uses other than residential in the parking garage, the applicant is requesting a reduction in parking requirements as a development incentive. The requested reduction includes a parking ratio for Studio and 1-bedroom units at .5 spaces per unit instead of 1 space per unit. The resulting parking space requirement would change from 29 spaces to 23 spaces. A reduction in parking spaces results in a smaller garage space, more efficient land use, and a higher allowed density, thus allowing a significant cost savings.

B. The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.

The proposed incentives will not have specific adverse impacts upon the public health and safety or the physical environment. The Applicant is proposing a project designed to satisfy the requirements of the underlying zoning, General Plan and the LBMC without requesting significant entitlements that would relax or deviate from the code required standards.

The Project will be developed to the current Building Code standards that would result in a residential development that is safe and will not jeopardize the health of its residents. In addition, the proposed housing development will/ not adversely impact the public health of the surrounding area because the uses are consistent with the zoning uses in the area. There are no proposed uses on the Project Site that are inconsistent with the 417
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residential and commercial uses and zones in the immediate vicinity that would jeopardize the health, safety or physical environment by emitting smoke, noise, vibration, odors, use toxics materials, create excess traffic or other incompatible impacts.

The Project Site is not listed on the California Register of Historic Resources and it will not have specific adverse impacts on any real property that is listed on the California Register of Historic Resources. There are no historic properties in the immediate vicinity that would be negatively affected by the Project.

C. The concession or incentive is contrary to state or federal law.

There is no evidence that the proposed incentives will have a specific adverse impact. A “specific adverse impact” is defined as a significant, quantifiable direct and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete.

WAIVERS
Govt. Code 65915 (e) (1) Provides that in no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section.

The section further provides that the project applicant may request a waiver or reduction in development standards that will have the effect of physically precluding the construction of the development at the densities or with the concessions or incentives permitted.

The following waivers are requested:
(1) Merging of Parcels – LBP Zone: The proposed project site is comprised of 4 separate legal parcels. A portion of the site is zoned LBP. LBMC 25.28.008(A) states parcels in a LBP zone shall not be merged together for development purposes that exceed ten thousand square feet. We request a waiver of this development standard and a parcel size greater than ten thousand square feet. The LBP portion of the site is already considered existing nonconforming due to its size at 37,640 sq. ft.. In order to allow the intended affordable housing development project, the LBP parcel will be divided and merged with the three R2 parcels to create only 2 separate parcels for the housing and religious campus. The total parcel size for the for the residential will equate to 28,937 sq. ft. and will continue to be a split-zone parcel with 14,781 sq. ft. in the R2 zone, and 14,156 sq. ft. in the LBP. As 4 separate parcels (the existing condition), the project as proposed would be physically infeasible as a result of having to apply zoning standards to each individual parcel. The waiver of this standard is necessary to allow the project to be physically built.
(2) Minimum Open Space - An additional waiver is requested from the minimum open space requirement of LBMC 25.50010(A). The required open space is 40% of Proposed Living Area which is equal to 11,620 sf. The open space provided is 4,720 sf. The open space requirements in LBMC would have the effect of physically precluding the construction of the development at the densities or with the concessions or incentives permitted. 418
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SB 4 Project Checklist
Affordable Housing on Faith and Higher Education Land (Government Code § 65913.16) Overview
Senate Bill 4 (SB 4, 2023) requires that, upon the request of an applicant, a housing development project be a “use by right” on land owned by an independent institution of higher education or a religious institution, if specified criteria are met. This checklist provides an overview of the requirements of SB 4 that provide a streamlined and ministerial approval process for eligible affordable housing development projects under Government Code Section 65913.16.

Purpose
The purpose of this material is to provide guidance, which agencies and other entities may use at their discretion.

This guidance does not alter lead agency discretion in decision-making, independent judgment and analysis, and preparing environmental documents for project or governmental action subject to CEQA requirements. This material is for general information only and should not be construed as legal advice or legal opinion. 419
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SENATE BILL 4 PROJECT CHECKLIST

AFFORDABLE HOUSING ON RELIGIOUS INSTITUTION AND

HIGHER EDUCATION INSTITUTION LAND
If any of these responses are “no,” then the project is not eligible. For any statement with a response of “yes,” the applicant must demonstrate through providing supplemental exhibits, as appropriate, how that determination was rendered.
[Note to cities: This checklist assumes SB4 provisions have been adopted in the Municipal Code, so that definitions/further explanations are not necessary here. For example, the term “urbanized area” should be defined in the Code. Consider referencing the specific Code section next to the item. If changes are not made to the Municipal Code to address SB4, further explanation/definitions should be provided here as necessary].

Eligibility Requirements Yes No

1. Multi-Family Housing. The project is a multi-family housing development of 2 or more units.

The proposed project is a 29-unit affordable multi-family housing community. Please refer to the site plan.
☒ ☐

2. Affordable Housing Units. The applicant has dedicated 100% of the units as affordable to lower income households, OR has dedicated a minimum 80% of the total units as affordable to lower income, and a maximum of 20% of the total units as affordable to moderate income, households. Managers’ units are exempt from affordability requirements. (Note: a maximum of 5% of the total units may be for staff of the higher education or religious institution). [Govt. Code §65913.16(c)(9)].

Other than the Manager’s unit, 100% of the units are dedicated to “lower income households”. Lower income households as referenced by Gov. Code 50079.5 are defined by HUD policies as families whose incomes do not exceed 80 percent of the median family income for the area. No units are reserved for staff of the religious institution.

The income levels targeted by this project will range from 30% to 60% of median income as detailed below:

Income Level Units
30% AMI 9
60% (and below) AMI 19
Manager 1
Total 29
The dedication of affordable units will be accomplished through a deed restriction and regulatory agreements with the City, various other lenders, and the California Tax Credit Allocation Committee. ☒ ☐

3. Deed Restricted. All units, exclusive of managers’ units, are subject to a recorded deed restriction for at least the following time periods: 55 years for rental units, and 45 years for owner-occupied units. [Govt. Code §65913.16(c)(9)(A) and (B)].

All units will be subject to a recorded deed restriction for a minimum of 55 years. ☒ ☐
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4. Urban. The site is an “urbanized area” or “urban cluster.” [Govt. Code §65913.16(c)(2)].

The site is located in the City of Laguna Beach in Census Tract 0626.05 Block 3016. The entire Census Tract is in the Mission Viejo – Lake Forest – Laguna Niguel, CA Urban Area according to 2020 Census data. See Exhibit 1 – Census Tract, Block, Urban Area Map. ☒ ☐

5. Urban Perimeter. A minimum 75% of the site perimeter is developed with urban uses. [Govt. Code §65913.16(c)(2)].

All of the parcels adjoining the site perimeter are developed with urban uses. The uses include single and multi-family homes on parcels immediately adjoining the site, and single-family homes and commercial uses across the adjoining streets. See Exhibit 2 - Aerial Photo which confirms those urban uses.
☒ ☐

6. Religious or Higher Education Institution. The project is located on a site that, as of January 1, 2024, was owned by either of the following: (1) an independent institution of higher education; or (2) a religious institution. (Note: the project may be located on the same site as an existing religious or higher education institution, or the same site as any use previously existing and legally permitted, provided all of the following are met: the total square footage of non-residential space on the site does not exceed the amount previously existing or permitted with a conditional use permit; and the total parking requirement for non-residential space on the site does not exceed the lesser of the amount existing or of the amount required by a conditional use permit; and the new uses abide by the same operational conditions as contained in the previous conditional use permit). [Govt. Code §65913.16(c)(1) and (b)(6) and (b)(10) and (i)].

The project site is owned by Neighborhood Church (Congregational) of Laguna Beach, a nonprofit religious corporation. The entity is lawfully operating as a nonprofit pursuant to Section 9110 of the California Corporations Code. See Exhibit 3 - Preliminary Title Report dated 2-4-25 and Exhibit 4 – Nonprofit Status Documentation
The additional conditions are satisfied as follows:

Square Footage
The total square footage of non-residential space (religious institution) does not exceed the amount previously existing:

Existing non-residential space (religious) Sq. Ft. 18,051 Existing non-residential space to be demolished (parsonage) (1,780) Proposed non-residential space (religious) Sq. Ft. 16,271 Parking
The required parking for the proposed non-residential space does not exceed the existing required parking.

The total existing parking for the non-residential religious use campus is 70 parking spaces. The proposed project requests a reduction of 50 percent for an existing place of worship pursuant to Govt.

Code 65913.6 (b)(2)(A) (aka “AB 2244”). Therefore, the total parking requirement for the religious use as proposed after the application of Govt. Code 65913.6 is 35 spaces. The proposed parking garage accommodates 41 spaces.
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Operational Conditions
The existing non-residential religious institution structures will remain in place except for the former parsonage which will be demolished. The use of the non-residential space will abide by the same operational conditions as existing (it should be noted that the existing religious institution use is not subject to a conditional use permit).

7. Light Industrial Use. The development does not adjoin a site where more than 1/3 of the square footage on the site has a light industrial use; where light industry is the most recently permitted use; or the General Plan designates the property for light industrial use. (Note: Parcels separated by only a street or highway are considered to be adjoined). [Govt. Code §65913.16(c)(5)(A) and (B)].

All adjoining sites do not have a light industrial use. All adjoining sites have land use designations of:
• Village Low Density
• Village Medium Density
• Local Business Professional
The industrial section of the City is confined to Laguna Canyon, where approximately 65 acres of land is zoned for light industrial and limited commercial activities.

See Exhibit 5 - General Plan Land Use Map
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8. Heavy Industrial Use. The housing units are not located within 1,200 feet of a site that is either currently used for heavy industry or where the most recent permitted use was heavy industry. [Govt.

Code §65913.16(c)(A) and (B)].

The housing units are not located within 3,500 feet of a site that is either currently used for heavy industry or where the most recent permitted use was heavy industry.

See Exhibit 6 - GP Land Use 3,500 Ft. Radius Map
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9. Title V Industrial Use. The housing units are not located within 1,600 feet of a site that is currently a Title V industrial use, or where the most recent permitted use was a Title V industrial use. [Govt. Code §65913.16(b)(11) & (c)(7)(A) and (B)].

According to the South Coast AQMD Title V Facility Map, the housing units are not located within 1,600 ft. of a current or recent permitted Title V industrial use.

See Exhibit 7 - South Coast AQMD Title V Facilities Map. ☒ ☐

10. Oil and Gas Facility. For a site where multi-family housing is not an existing permitted use, the housing units are not within 3,200 feet of a facility that actively extracts or refines oil or natural gas. [Govt. Code §65913.16(c)(8)].

The site is comprised of two zoning districts, LBP and R-2. The R-2 zoning district allows multifamily housing as a permitted use. The LBP district allows multi-family housing as a permitted use subject to a conditional use permit.
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There are no facilities within 3,200 feet of a facility that actively extracts or refines oil or natural gas.

According to the California Department of Conservation - California Geologic Energy Management Division’s electronic database, the closest facility is an idle well (API 0405901041) located at latitude

33.53525925, longitude -117.76483917 which is over 3,900 ft from the housing and has not been active since 1978.

See Exhibit 8 - CalGEM Well Finder map.

11. Qualified Developer. The project will be developed by a “qualified developer” consisting of any of the following: (1) a local public entity; (2) a nonprofit corporation, a limited partnership where a managing general partner is a nonprofit corporation, or a limited liability company where a managing general partner is a nonprofit corporation; (3) a developer that at the time of submission of an application for development owns property or manages housing units on property exempt from taxation pursuant to the welfare exemption; (4) a developer that contracts with a nonprofit corporation that has received a welfare exemption; or (5) a developer that the religious or higher education institution has contracted with before to construct housing or other improvements to real property. [Govt. Code §65913.16(b)(9)].

The project will be developed by The Related Companies of California, a qualified developer pursuant to Govt. Code §65913.16(b)(9)(D) “A developer that the religious institution or independent institution of education, as defined in this section, has contracted with before to construct housing or other improvements to real property.”
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12. Sensitive Areas. The development is not located on a parcel that has any of the following. [Govt. Code §65913.16(c)(3) and (4)]
The development is not located on a parcel with sensitive areas. See individual details below:
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• Prime farmland or farmland of statewide
importance
The parcel is fully developed with an urban use
and does not have farmland.
• Protected species habitat
The parcel is fully developed with an urban use
and does not have any protected species habitat.
• Wetlands as defined under federal law
The parcel is fully developed with an urban use
and does not have wetlands.
• Land under a conservation easement
The parcel is fully developed with an urban use
and does not have a conservation easement.
• Earthquake fault zones
The site does not fall within an earthquake fault
zone. See Exhibit 9 - CA Geological Survey
Earthquake Zones map.
• Land designated for conservation in a
habitat conservation plan
The parcel is fully developed with an urban use
and is not designated for conservation.
• High or very high hazard severity zones,
except where sites are excluded by a local
agency pursuant to Govt. Code §51179(b),
or sites that have adopted fire hazard
mitigation measures per existing building
standards or state fire mitigation measures
applicable to the development. [Govt. Code
§65913.5(a)(6)(C)]
The parcel does not have a high or very high
• A site that would require the demolition of (a)
housing subject to recorded rent restrictions,
(b) housing subject to rent control, (c)
housing occupied by tenants within the past
10 years, or (d) an historic structure placed
on a local, state or federal register
The parcel does not require the demolition of
housing or an historic structure. The site is not
listed on any local, state, or federal register.
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hazard severity zone. See Exhibit 10 - Calfire
Hazard Severity Zones Map.
• Hazardous waste site
The parcel does not have a hazardous waste site.
• FEMA designated flood plain or floodway
The parcel is located in FEMA Zone X; not a
designated flood plain or floodway. See
Exhibit 11 - FEMA Flood Hazard FIRMette.
• A site that previously contained housing
occupied by tenants within the past 10 years
The parcel is fully developed as a religious
institution and does not contain housing occupied
by tenants within the past 10 years.

13. Demolition of Housing. If the project requires the demolition of existing residential units, or is located on a site where residential units have been demolished within the last 5 years, all of the following apply: (1) the project creates at least as many units as will be demolished; (2) the project includes at least as many units that existed on the site within the last 5 years; (3) any existing occupants will be allowed to occupy their units until 6 months before the start of construction activities with proper notice; (4) any existing occupants that are required to leave their units are allowed to return at their prior rental rate if the demolition does not proceed and the property is returned to the rental market; and (5) the developer agrees to provide relocation benefits to the existing occupants of any protected units that are lower income households, and a right of first refusal for a comparable unit available in the new housing development affordable to the household at an affordable rent or housing cost, except that the following are exempted from the right of first refusal: a project that consists of a single-family residential unit on a site where a single protected unit is being demolished; and units in a housing development where 100% of the units, exclusive of managers’ units, are reserved for lower-income household. [Govt. Code §65913.16(c)(11)].

There are no existing residential units located on the site thus the project will not require the demolition of existing residential units.
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14. Objective Standards. The project meets the objective design and development standards, and objective subdivision standards, established by the city. [Govt. Code §65913.16(c)(10)]. [Note to cities:

Consider referencing Code section or other location where these standards can be found].

The project has been designed to meet most objective design and development standards established by the city pursuant to municipal code. However, the project does request certain Concessions/ Incentives, and/or Waivers in accordance with Govt. Code 65915.

CONCESSIONS/INCENTIVES:

Pursuant to Govt. Code 65915(d)(2)(D) the project is allowed to request up to 5 Concessions/Incentives because 100% of the units (excepting the manager’s unit) are designated for lower income households as defined by CA HSC 50079.5 (80% AMI).

Section 65915(k) identifies a Concession or Incentive as a reduction in site development standards, modification of zoning code requirements, or architectural design requirements including such items as setbacks, square footage requirements, parking ratios and other regulatory incentives that result in identifiable cost reductions.
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As a result, we are requesting the following Concessions/Incentives for reductions in site development standards as follows:

Incentive/Concession 1
Immediately Accessible Open Space Open Space (private): LBMC Section 25.50.010(A) provides that a minimum area of 40% of the gross living area shall be open space, and

25.50.010(E) requires that 25% of that open space shall be immediately accessible to each living unit, and shall be designed to be used primarily for the occupants of the living unit (private open space). The project meets the overall open space requirements of

25.50.010(A), however we request relief from the requirement of 25.50.010 (E) as incorporating private open space for each unit would require the construction of patios, decks, and/or balconies for each unit. Omitting private patios, decks, and/or balconies will result in a significant, identifiable cost reduction to the overall project.

Incentive/Concession 2
Front Yard Setback (Catalina St.): The portion of the residential building adjacent to Catalina St. is located in the R-2 zone. LBMC 25.12.008(C)(2) requires a front yard or yards of at least 20 feet (the setback) in the R-2 zone. In order to achieve our density goals for the project, we request a reduction in the front yard setback along Catalina St. to 10 feet.

By reducing the setback to 10 feet, we are able to achieve our desired density without having to build a 3rd story in the residential buildings as is allowed by SB 4 (Govt. Code 65913.16(j)(1)(A)). By keeping the residential buildings limited to 2 stories, a significant, identifiable cost reduction is achieved.

Incentive/Concession 3
Additional Building Setbacks: LBMC 25.50.004 (D) requires an additional foot of distance for every foot of height in excess of fifteen feet. In order to meet this requirement, the upper floors of the buildings would be required to be staggered back approximately 5 ft. for each story above the ground floor. We are requesting relief from the requirements of 25.50.004 (D) in order to allow the residential units to be “stacked” (similar units above/below each other). The stacking of units provides an efficiency of construction thereby allowing a significant and identifiable cost reduction.

Incentive/Concession 4
Parking reduction: Govt. Code 65913.16(k)(1) provides “the proposed development shall provide off-street parking of up to one space per unit, unless a state law or local ordinance provides for a lower standard of parking, in which case the law or ordinance shall apply.” In an effort to reduce costs and to provide additional spaces to uses other than residential in the parking garage, the applicant is requesting a reduction in parking requirements as a development incentive. The requested reduction includes a parking ratio for Studio and 1- bedroom units at .5 spaces per unit instead of 1 space per unit. The resulting parking space requirement would change from 29 spaces to 23 spaces. A reduction in parking spaces results in a smaller garage space, more efficient land use, and a higher allowed density, thus allowing a significant cost savings.

WAIVERS:

Govt. Code 65915 (e) (1) Provides that in no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the 425
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concessions or incentives permitted by this section.

The section further provides that the project applicant may request a waiver or reduction in development standards that will have the effect of physically precluding the construction of the development at the densities or with the concessions or incentives permitted.

We are requesting the following waivers:

Waiver 1
Merging of Parcels – LBP Zone: The proposed project site is comprised of 4 separate legal parcels. A portion of the site is zoned LBP. LBMC 25.28.008(A) states parcels in a LBP zone shall not be merged together for development purposes that exceed ten thousand square feet. We request a waiver of this development standard and a parcel size greater than ten thousand square feet. The LBP portion of the site is already considered existing nonconforming due to its size at 37,640 sq. ft.. In order to allow the intended affordable housing development project, the LBP parcel will be divided and merged with the three R2 parcels to create only 2 separate parcels for the housing and religious campus. The total parcel size for the for the residential will equate to 28,937 sq. ft. and will continue to be a split-zone parcel with 14,781 sq. ft. in the R2 zone, and 14,156 sq. ft. in the LBP. As 4 separate parcels (the existing condition), the project as proposed would be physically infeasible as a result of having to apply zoning standards to each individual parcel. The waiver of this standard is necessary to allow the project to be physically built.

Waiver 2
Minimum Open Space - An additional waiver is requested from the minimum open space requirement of LBMC 25.50010(A). The required open space is 40% of Proposed Living Area which is equal to 11,620 sf. The open space provided is 4,720 sf. The open space requirements in LBMC would have the effect of physically precluding the construction of the development at the densities or with the concessions or incentives permitted.

15. Building Height. For projects in a zone that allows residential uses, a height of no more than one story above the maximum height otherwise applicable to the site is provided. [Govt. Code §65913.16(j)(1)(A)].

The zoning districts applicable to the parcel are LBP and R-2 which both allow residential uses. As such, Govt. Code 65913.16(j)(1)(A) allows the development to be one story above the zoning requirements if located in a zone that allows residential uses. The additional height applies to the “housing development project,” as defined by Section 65589.5(h)(2), and qualifying as a “use by right” pursuant to SB 4.

The proposed affordable housing building height meets the both the LBP and R2 limits as a single-story building over the podium parking garage. However, pursuant to SB 4 (Govt.

Code 65913.16(j)(1)(A)), an additional one story is permitted above zoning limits. The project design has utilized the allowed additional one story, resulting in a two-story residential building over the podium parking garage.

See plan sheet A4.0 BUILDING ENVELOPE DIAGRAMS for details. ☒ ☐
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16. Parking. No parking is required if the development parcel is located within ½-mile walking distance of public transit, either a high-quality transit corridor or a major transit stop, OR if there is a car share vehicle located within one block of the parcel. Otherwise, the development provides at least 1 parking space per unit. [Govt. Code §65913.16(k)]. [Note to cities: a city can adopt an ordinance to require less than 1 space – if your city does, adjust the text] There are currently 70 parking spaces provided on-site for the existing religious facilities.

Govt. Code 65913.6(b)(2)(A) (aka AB 2244) provides that a developer of a religious institution affiliated housing development may request a reduction in required parking for the existing religious-use parking. Such request shall not exceed “(A) In the case of an existing place of worship to be retained, 50 percent of the number of religious-use parking spaces that are available at the time the request is made.”. Pursuant to that code, we request a 50% reduction in required existing religious-use parking to 35 spaces.

Additionally, Govt. Code 65913.6(d) allows the number of religious-use parking spaces to count toward the number of parking spaces otherwise required for the housing development.

Consequently, up to 35 of the religious-use parking spaces may be utilized to satisfy the affordable housing required spaces.

Govt. Code 65913.16(k)(1) provides “the proposed development shall provide off-street parking of up to one space per unit, unless a state law or local ordinance provides for a lower standard of parking, in which case the law or ordinance shall apply.” In addition, the applicant has requested a development incentive to reduce the parking requirement for Studios and 1-bed units to .5 spaces per unit.

The parking tabulations and government code applicability follow:

Residential Use Parking requirement:

Occupancy: Units Required
Parking
Ratio
Spaces
Required
Proposed Parking
Ratio
Spaces
Proposed
Multi-family
Residential
(affordable)
29 1/Unit* 29* 2/3 Beds -1
/Unit**
Studios/1 Beds -
.5/unit**
23**
Religious 50% of
Existing
35 41***
* 1 space per unit per Govt. Code 65913.16(k)(1).
** Incentive request - Reduced Parking Requirement Incentive request (also shared with religious use pursuant to Govt. Code 65913.6(d)).
*** Total Spaces for all uses.

The development is providing 41 total parking spaces in the podium parking garage. It is contemplated that 23 spaces would be shared between the housing and religious use as allowed by Govt. Code 65913.6(d). The remaining spaces may be utilized by the religious use and/or others (through a separate agreement).

By providing a total of 41 parking spaces, the development exceeds the required parking spaces after application of Govt. Code standards by 6 spaces. ☒ ☐
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17. Public Work Project. The housing development project is either entirely a public work project or the development contains more than 10 units and is not in its entirety a public work for the purposes of prevailing wage law. [Govt. Code §65913.16(c)(12)].

The development contains more than 10 units and is not in its entirety a public work for the purposes of prevailing wage law.
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18. Environmental Site Assessment. The development proponent completes a Phase I and 2 environmental assessment. If a recognized environmental condition is found, the proponent undertakes an endangerment assessment and any hazardous release or exposure is mitigated to a level of insignificance. [Govt. Code §65913.16(c)(13)].

A Phase I environmental assessment was completed by Altec Testing & Engineering, Inc. in June, 2023. The report indicates that no recognized environmental conditions were found.

See Exhibit 12 – Phase I ESA Summary.
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19. Air Quality. If the development is within 500 feet of a freeway, all regularly occupied areas of any buildings incorporate air filtration media for outside and return air that provides a minimum efficiency reporting value (MERV) of 13. [Govt. Code §65913.16(c)(14)].

The development is not within 500 feet of a freeway.
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20. Tribal Cultural Resources. For a vacant site, the site does not contain tribal cultural resources that could be affected by the development project that were found pursuant to a consultation, and the effects of which cannot be mitigated. [Govt. Code §65913.16(c)(15)].

Not applicable, the site is not vacant and is fully developed with an urban use. ☒ ☐

21. Ancillary Uses. If the project is in a single-family residential zone, and if a childcare center and facility is provided, it is located on the ground floor of a residential building and is operated by a community-based organization for the recreational, social or educational services for use by the residents of the development and members of the local community. If the project is in a non-singlefamily residential zone, any commercial uses provided are located on the ground floor of a residential building. (Note: No other ancillary uses beyond those listed are permitted). [Govt. Code §65913.16(h)].

There are no ancillary uses and no commercial uses as part of the project. ☒ ☐

22. Density. The project density is no more than 40 units/acre if the site is located in a zone that does not allow residential uses, and no more than the density the city has deemed appropriate to accommodate housing for lower income households in the adopted Housing Element [Note to cities: best to identify that specific density here – e.g., 20 du/acre, etc.] if the site is located in a zone that allows residential uses, including single-family residential zones. (Note: a housing development project located in a zone that allows residential uses, including in a single-family residential zone, shall be eligible for a density bonus, incentives, concessions, and/or waivers of development standards and parking ratios pursuant to State Density Bonus Law). [Govt. Code §65913.16(j)]. [Note to cities: a city can adopt higher density allowances and more stories for these projects, and, if a city allows greater residential density ☒ ☐
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or building heights on that parcel or an adjoining parcel than the defaults noted above, the greater density or building height shall apply – therefore, this provision may need adjusting.] The project site is in the R-2 and LBP zones, both of which allow residential uses. As such, Govt.

Code §65913.16(j)(1)(A) provides that the development project shall be allowed a density of the applicable density deemed appropriate to accommodate housing for lower income households identified in Gov’t Code 65583.2(c)(3)(B)(iv) and a height of one story above the maximum height otherwise applicable to the parcel.

In addition, Govt. Code §65913.16(j)(1)(C) provides that a housing development project that is in a zone that allows residential uses, including in single-family residential zones, shall be eligible for a density bonus, incentives, or concessions, or waivers or reductions of development standards and parking ratios, pursuant to Section 65915.

The allowable density pursuant to the applicable Gov’t Code Sections is determined as follows:

Allowable Density per 65583.2(c)(3)(B)(iv): 30 units per acre.

Site Size: .66 Acres
Allowed units (before Density Bonus): 20
Density Bonus per 65915(f)(3)(D)(i) (100% of units for lower income households): 80% Total Allowed Density: 30 X 1.8 = 54 units per acre
Allowed Total Units after Density Bonus:

Site Size: .66 Acres
Density: 54 units per acre
Allowed Units: 36
Proposed Project:

Provided Units: 29
Provided Density: 44 units per acre
Actual Requested Density Bonus: 46%
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REQUIRED APPLICATION ITEMS:
[Note to cities: list here the application form(s) needing to be completed, and the application submittal requirements (plans, reports, other materials), and reference any application fees. Also, consider requiring applicants to submit an affidavit declaring the owner or authorized agent signature, information is true and accurate, etc.] APPLICATION REVIEW PROCESS:

1. Ministerial Review. Projects complying with SB4 are reviewed on a ministerial basis.

2. CEQA Exemption. Development projects complying with SB4 are exempt from the California Environmental Quality Act (CEQA). If the project is consistent with all objective standards in the Subdivision Ordinance, an application for a subdivision pursuant to the Subdivision Map Act is also exempt from CEQA.

3. Application Review Timing: Depending on the project size, the following deadlines shall be observed:
• Small projects (150 units or less) – the City shall provide the applicant with a list of all inconsistencies with objective planning standards and an explanation for the reason(s) the project conflicts with the standard(s) within 60 days of the application submittal to the City. • Large projects (over 150 units) – the City shall provide the applicant with a list of all inconsistencies with objective planning standards and an explanation for the reason(s) the project conflicts with the standard(s) within 90 days of the application submittal to the City.

4. Design Review Timing: The City may conduct design review of the proposed project. The design review shall be objective and focused on assessing compliance with criteria required for streamlined, ministerial review of projects, and adopted objective design standards. The following deadlines shall be observed:
• Small projects (150 or less units) – the City shall complete design review within 90 days of the application submittal to the City.
• Large projects (over 150 units) – the City shall complete design review within 180 days of the application submittal to the City
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