Types of Views
There are many types of valued views, and some are considered more important than others in terms of the places from which they are experienced. The quality of a view is more important than its “quantity.” A sole view of coastal white water from a room’s small window can be just as important as a panoramic view from a large living room window or outdoor deck.
Private views are the most guarded. These views from within a residence and/or an outdoor space may range from a panoramic vista of the coastline to a small canyon view. Private views are very specific and personal in nature and can be evaluated only on a case-by-case basis.
Public views are enjoyed by visitors and residents alike from public places throughout the City—a City park, a public street or a trail. At upper elevations, view corridors between structures may visually connect the street with the ocean below or the other side of a canyon.
View Equity
View equity means achievement of a fair, reasonable and balanced accommodation of views and competing obstructions such as structures, trees and/or vegetation, privacy and the use and enjoyment of property. Development, including its landscaping, shall be designed to maximize views from and sunlight to neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s design guidelines.
In evaluating view equity, the following unranked criteria shall be considered:
(1) The vantage point(s) from which the view is obtained or received; (2) The extent of the view obstruction;
(3) The quality of the view, including the existence of landmarks or other unique view features, and/or the extent to which these views are blocked by the proposed design;
(4)The extent to which the view and/or sunlight access is diminished by factors other then the proposed design;
(5) The extent to which the proposed design provides:
(a) Screening or privacy,
(b) Energy conservation and/or climate control,
(c) Aesthetics,
(d) Community/neighborhood quality, value or significance, and (e) Blending, buffering or reduction in the scale and mass of architecture.
Design Considerations
The position of a building, the location of parking and service areas, and the design of outdoor patios and balconies can have substantial effects on views. Landscape design components, including plant materials, gazebos and other outdoor structures, can likewise have impacts.
Front Yards
Generally, multilevel buildings not only create mass but have the potential to create view issues.
When a building is two or more levels at the street, it will more than likely block views. Therefore, it is ideal to create a low profile at the street front when potential views are in play.
Side Yards
Maintaining a view corridor through the side yards between structures may provide an amenity from the public way.
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View Equity
Rear Yards
Patios, decks and balconies can provide prime view opportunities. Locating these areas so that they have minimal impact on adjacent properties is important. Designing them to be integrated into the building form helps reduce their perceived mass and potential view obstruction. Materials selection can also impact views. Using railings that are transparent can permit views through the structure. However, highly reflective materials can contribute to glare that may diminish a view experience.
From Inside the Building
Window design and placement are important to consider. Although having a large window looking onto an important vista is often desirable, a window oriented toward a neighboring property can potentially impact privacy. Orienting windows away from active areas of neighboring properties and making them smaller may be appropriate.
Design Objective: The design of a building should contribute to view equity in the neighborhood.
12.1 Locate and design new buildings or site development to facilitate view equity, anticipating future views from neighboring potential development and to vacant or undeveloped land.
12.2 Avoid blocking neighbors’ primary views.
∙ Locate major building masses and outdoor space to maintain primary views through and across the site from other properties.
12.3 Organize buildings to maximize views.
∙ Follow hillside topography or step a building down on a site with less topography to allow for view opportunities.
∙ Avoid cutting into the horizon line of a neighbor’s view whenever possible.
12.4 Minimize mass to maintain neighborhood views.
∙ Create low-profile structures.
∙ Use transparent materials when feasible.
∙ Use a compact building footprint to maintain views above and along the sides of a structure.
12.5 Design landscaping to maintain views.
∙ Avoid tall trees that block views.
∙ Use landscaping to “frame” a view.
12.6 Maintain view corridors when feasible.
∙ Consider opportunities for public views.
∙ Locate a building to retain view opportunities through side yards.
12.7 Design balconies and decks to balance view interests. ∙ Position decks or balconies to minimize view impacts on neighbors while maximizing privacy.
∙ Use materials that will enhance views.
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The Entitlement Process
These design guidelines are intended to bridge the gap between the development standards in the Municipal Code and the discretionary process of design review. Different types of development call for different types of review. This section details the various development paths and their governing documents.
The Community Development Department is located
at City Hall, at 505 Forest Avenue, Laguna Beach,
California 92651.
Phone: 949-497-0713, Lagunabeachcity.net
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Governing Documents and Resources
The City’s regulations are found in multiple documents and resources. In addition to the General Plan, the Specific Plans, and the Local Coastal Program the following documents contain information that is essential for designing a residential project.
Laguna Beach Municipal Code
The Laguna Beach Municipal Code is the governing document of the City. The Zoning Ordinance (Title 25) implements goals and policies of the General Plan. It defines terms, identifies specific development standards for the City’s various zoning districts, details procedural requirements and identifies special development standards.
Laguna Beach GIS Database
The City’s GIS (geographic information system) Database is a valuable resource that can be accessed on the City’s web site. The vast array of information available in the database includes:
∙ Capital Improvement
Program
∙ City Maintained Trees
∙ City-Owned Property
Inventory
∙ Environmental Constraints
∙ FEMA 100-Year Flood
Plain
∙ General Plan and Local
Coastal Plan
∙ Geotechnical Reports
∙ Noise Contours
∙ Parcels
∙ Safety Districts
∙ Storm Drain Systems
∙ Trail Network
∙ Wastewater System
∙ Zoning
Landscape and Scenic Highways Resource Document
This detailed resource extends and updates the earlier General Plan Scenic Highways Element.
It describes the City’s landscape and scenic profile, discusses issues and policies related to landscape and provides an implementation program. The report also includes extensive appendices which cover Pruning and Maintenance Guidelines, Recommended Plants for Specific Needs, Heritage Tree and Candidate Heritage Tree Lists, Scenic Highway Landscapes, Urban Design Details (street furniture) and Specific Neighborhood Landscapes. It is important to reference this document when planning a landscape design.
California Building Standards Code*
The California Buildings Standards Code is a compilation of three types of building standards:
∙ Building standards that have been adopted by state agencies without change from building standards contained in national model codes;
∙ Building standards that have been adopted and adapted from the national model code standards to meet California conditions; and
∙ Building standards, authorized by the California legislature, that constitute extensive additions not covered by the model codes that have been adopted to address particular California concerns.
* Reference the California Building Standards Code website at: http://www.bsc.ca.gov 159
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State Historical Building Code
The California Office of Historic Preservation* oversees building regulations for the rehabilitation, preservation, restoration or relocation of buildings or structures designated as historic buildings.
The code provides flexibility so historic structures can be updated for modern needs and requirements, including disability access and safety issues pertaining to fire, seismic activity or other hazards.
* Reference the California Office of Historic Preservation website at:
http://ohp.parks.ca.gov/?page_id=21410
The Secretary of the Interior’s Standards for the Treatment of Historic Properties* The National Park Service has established guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings. These four historic treatment approaches are intended to guide preservation practices in order to protect national historic resources. The standards and guidelines are organized in a manner that promotes a consistent approach in the selected preservation technique.
*Reference the National Park Service website at:
http://www.nps.gov/history/hps/tps/standguide/index.htm California Environmental Quality Act (CEQA)*
The California Environmental Quality act is the foundation of environmental protection in California. CEQA seeks to identify and protect physical, biological and cultural resources associated with development. Every project is subject to CEQA unless identified as exempt. If a project is not exempt, typically additional studies will be required to help identify and minimize the projects impacts.
* Reference the California Natural Resource Agency website at:
http://ceres.ca.gov/ceqa/
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Chapter 14
Administration
The approval authorities for the City’s entitlement process include the City Council, the Planning Commission, the Design Review Board and the Heritage Committee.
The City Council is an elected body consisting of five local representatives. Each member serves a term of four years and may be reelected without limitation. The City Council appoints the members of the Planning Commission, the Design Review Board and the Heritage Committee.
Members of the City Council, Planning Commission and Design Review Board typically represent a cross section of community interests. Heritage Committee members share a specific interest in the preservation of historic structures.
All of these groups meet regularly every month. City Council, Planning Commission, and Design Review Board meetings are televised on the local Laguna Beach channel for the benefit of the public and accessible for viewing simultaneously or later on the City’s web site.
The Design Review Board consists of five members. Each Board member serves a two-year term.
The Design Review Board also functions as the Board of Adjustment for the purpose of considering variance requests. It is the responsibility of the Board of Adjustment/Design Review Board to consider development applications, requests for coastal development permits, and variance applications.
The Heritage Committee is composed of nine members serving two-year terms. This Committee serves as an advisory body to the City Council and the design review authority on matters pertaining to historic preservation in the City. Its scope of review includes evaluation of alterations to historic structures, requests to place structures on the Historic Register and recommendations of properties for Mills Act contracts.
The Planning Commission is made up of five members who serve two-year terms. A commissioner’s responsibility is to review ordinance revisions, subdivisions, lot line adjustments, conditional use permits, coastal development permits and temporary use permits. The commission also oversees design review for projects within the boundaries of the Downtown Specific Plan area and for commercial projects that require a Conditional Use Permit.
The Design Review Process
The Design Review Board takes a discretionary approach in the framework of the applicable policies, regulations and guidelines. In each case, board members familiarize themselves with the application and the subject property prior to the meeting through site visits and review the plans submitted. Neighbors, applicants and their agents (architects or contractors) with concerns about a proposed project may contact the board to request a site visit to their property to consider their individual concerns. Applicants, their agents, interested neighbors and all concerned citizens are given an opportunity to address the board on the proposed project during the scheduled public hearing.
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The Laguna Beach Municipal Code identifies development standards that represent the maximum allowable building potential for land within specific zones; however, these standards may not represent what is acceptable or approvable on a particular project site, depending on local conditions. It is the responsibility of the Design Review Board to assess specific issues related to a project, including but not limited to neighborhood conditions, view and privacy impacts, in terms of the established design review criteria. The board may, at its discretion, impose additional development restrictions as necessary and appropriate.
Attending one or more Design Review Board meetings to familiarize oneself with the board and its procedures may be beneficial when preparing a project for submittal.
The first step in the design review process is the development of the framework for a project. The unique character and diverse geography of the city requires an applicant to investigate all applicable policies, ordinances and guidelines that will affect a project prior to putting pencil to paper.
The Laguna Beach City Council Chambers are located
at 505 Forest Avenue, adjacent to City Hall.
Many areas of the City have specific design
issues, opportunities and constraints that
are unique to particular neighborhoods.
Some areas of the City have organized
neighborhood associations. A list of
neighborhood associations is available
through the City Clerk’s office.
It may also be beneficial to seek professional
guidance in the early stages of project
development.
Pre-Application Site Development Meeting
Depending upon the proposed scope of work (Design Review Process Flowchart), development projects may be subject to either a standard or a staff-assisted review. Projects requiring a staffassisted review must submit an application and the applicable fee for a preapplication site development meeting. The applicant will then be contacted to schedule the required meeting. Staff will meet with the designer and property owner at the site to provide them with a preliminary evaluation of the project’s development potential in relation to the City’s regulations, guidelines and community and neighborhood standards as generally applied by the Design Review Board.
The intent of this meeting is to assist applicants in formulating projects that are more likely to meet with the Design Review Board’s approval before substantial time and resources have been expended.
Zoning Plan Check
Following the meeting, the applicable filing fees, required drawings and additional information can be submitted, as in standard review, for zoning plan check. The project is then reviewed by staff for compliance with City ordinances, policies and guidelines. If additional clarification or information is required to complete the review, staff will prepare comments and corrections for the applicant. Staff will also indicate what discretionary approvals are required. Upon resubmittal, staff will review the revised information and determine if the project is ready to be scheduled for design review.
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The Design Review Hearing
Projects that are exempt from design review may be cleared to the Building Division for structural plan check. Following clearance from zoning and structural plan checks and submittal of all required fees and plans, studies and reports, the applicant may obtain the necessary building permits through the Building Division.
Projects that require design review may be subject to either administrative design review or design review. Minor projects may be reviewed through the administrative design review process, which is conducted weekly by staff. Other projects are subject to a public hearing before the Design Review Board, which is conducted Thursday evenings in the Council Chambers.
During the Design Review Board hearing, an application may be continued, tabled, approved or denied.
Projects may be continued at the request of the applicant or at the direction of the Design Review Board. An applicant may request a limited number of continuances without the project being heard, and these requests must be approved by the board. Furthermore, projects heard by the board may be continued in order for the applicant to address specific board-member comments or neighbor concerns. In most cases, continued projects are not required to be renoticed. Some projects may be required to be restaked.
The applicant is strongly encouraged to follow the direction of the Board. Projects are regularly held to a maximum of two hearings. If the applicant has followed the direction of the board and an additional hearing is in the best interest of the community, one additional hearing may be granted.
A project requiring significant changes may be tabled for a maximum of six months in order to allow the applicant time to address the board’s comments prior to the next hearing. A tabled project is required to be renoticed.
Any decision of the Design Review Board may be appealed to the City Council within 14 days.
Following the required appeal period, a project that has been approved by the Design Review Board may be submitted to the Building Division for structural plan check. If the project was approved with specific design review conditions, those conditions must be incorporated into the construction plans.
All Design Review Board approvals have an expiration date. A copy of the City’s Construction Work Commencement Policy may be obtained from the Community Development Division.
Information regarding effective and expiration dates may be found in Municipal Code §25.05.
Appealing a Decision
Decisions of the Board of Adjustment/Design Review Board may be appealed, subject to the provisions of Municipal Code §25.05.070.
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Coastal Development Permits
With the exception of certain gated communities within the City, the California Coastal Commission has granted the City the authority to review and approve a coastal development permit (CDP). When a coastal development permit is required for a project located in a noncertified area, the applicant must apply directly to the California Coastal Commission for permit approval, following Design Review Board approval and the associated appeal period. A building permit will not be issued until Coastal Commission approval has been secured.
A CDP is required for all new development and for certain additions, depending on the scope of work and project site location. The design review authority is required to make findings to grant a CDP. These findings include:
1. The project is in conformity with all the applicable provisions of the general plan, including the certified local coastal program and any applicable specific plans.
2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.
3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act Appeal procedures for projects subject to a Coastal Development Permit are set forth in the Laguna Beach Municipal Code §25.07.016.
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Design Review Process Flowchart
Applicant submits Development Review Application along with required fee and required items (Zoning Review Submittal Checklist).
Staff Assisted Review / Pre-Application Site Review
and Zoning Plan Check:
Projects requiring variance approval (except non-conforming site conditions)
New Residential projects exceeding 3,000 square feet in size; Upper-level additions
Standard Review and Zoning Plan Check:
Projects not requiring a variance
New development under 3,000 sq. ft.
Ground/lower-level additions (resulting in a total living area less than 3,000 sq. ft.)
Improvements normally associated with residential properties Corrections required.
Applicant is notified and picks up
plans and Zoning Staff
comments at front counter.
Applicant addresses Zoning Staff
comments and submits revised
plans to front counter.
Zoning Division Staff
Review/Corrections process
repeats until no additional
corrections are required.
No corrections. Application cleared to
Administrative Design Review or
Design Review.
Zoning Division Staff prepares staff report, if required. Applicant submits required fees and exhibits. Public Hearing notices are mailed/posted as required and a hearing date (Administrative or Regular hearing) is scheduled. Applicant prepares for scheduled hearing date and submits required fees and items, as necessary. (Refer to LBMC 25.05.040).
Refer to the Design Review Board and Administrative
Design Review flowcharts on the following pages.
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Prior to the scheduled Design Review hearing the following steps may be required LBMC [25.05.040 (C)]:
Early Neighbor Communication.
Project Staking - If the project is required to be staked, LBMC [25.05.040 (C)(2)(a) and (C)(2)(b)] apply. Note that the construction and certification of staking are to be completed 28 calendar days prior to the scheduled hearing for Design Review hearings.
a. The applicant shall submit a deposit to the City for the removal of the staking poles. Staking poles are to be removed within 20 calendar days after the project decision or the deposit is forfeited and the City shall remove the staking poles from the project site. b. If a project is modified during the design review process because of a view consideration, the project shall be re-staked and recertified at least 14 calendar days prior to any subsequent hearing, unless required to provide a longer period as determined by the Design Review Board.
Public Notice required to be mailed to property owners within 300’ of subject property at least 28 calendar days prior to the scheduled hearing. (Refer to LBMC [25.05.065 (B) & (C)]. Note that newspaper advertising is not required for Administrative Design Review hearings and public notice for Coastal Development Permits shall be in accordance with LBMC [25.07.014].
Biological Report is required for any proposal to clear native vegetation on undeveloped parcels located within or adjacent to areas designated high or very high value on the City’s biological values maps. Fire Department Review and Approval is required for any proposal for new construction or major remodel. Fire Department review will include Fuel Modification Plans for parcels within the fuel modification designation. (Design Review Board flowchart continued on following page.) Design Review Board
(Refer to LBMC [25.05.040(B)] for projects subject to Design Review) Deliberation and Action.
All testimony and evidence is presented at scheduled Design Review hearing.
The decision of the Design Review Board shall be based on the criteria as identified in LBMC [25.05.040(H)]. Additional criteria are established for:
Coastal Development Permits (LBMC [25.07.012(F)]) and specific plans/zoning overlays (identified within relevant City document).
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(Design Review Board flowchart continued from previous page) Project Approved or
Conditionally Approved.
Decision shall be accompanied by
findings correlated with the design
review criteria as specified above.
Design Review Board Hearing Limits.
Design Review (3 dwelling units or less): 2 hearings, unless increased by DRB
Concept Review: not allowed for 3 dwellings or less, unless where required by City Ordinance (limited to 1 of the required hearings as noted above) Continuances: DRB may allow up to 2 continuances.
Expiration Date LBMC [25.05.040(J)]
Project approval is valid for a period of
two years after initial design review
decision (refer also to the
Construction Work Commencement
Policy for details).
Appeals LBMC [25.05.070]
An appeal to the decision of the
Design Review Board may be made to
the City Council by the applicant, any
property owner within 300’ of the
subject property or a City Council
member. Appeals must be filed with
the City Clerk within 14 calendar days
of the determination. The project will
then be forwarded to the City Council
after payment by the applicant of the
appropriate fee and re-noticing.
Effective Date LBMC [25.05.040 (J)]
If no appeal is made to the City
Council within the appeal period of
14 calendar days, the decision of the
Design Review Board is upheld
(subject to imposed conditions, if
applicable) and the applicant may file
for any required building permits.
Project Denied.
Decision shall be accompanied by
findings correlated with the design
review criteria as specified above.
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Staking LBMC [25.05.040(C)(2)(a)
and 25.05.040(C)(2)(b)]
Conditionally Approved.
Deliberation and Action.
Administrative Design Review
Appeals LBMC [25.05.070]
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Variances
The Design Review Board also acts as the Board of Adjustment and as such is responsible for the review and approval of certain requests for a variance from the zoning regulations. (Municipal Code §25.05.020). A variance may be granted if the board can make the required legal findings.
Authority for Variances
Variances are discretionary entitlements that permit a property to depart from ordinarily applicable development standards. California Government Code §65906 establishes the statutory authority for the granting of variances:
“Variances from the terms of the zoning ordinances shall be granted only when, because of special circumstances, applicable to the property, including size, shape, topography, location of surroundings, the strict application of the zoning ordinance deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated.
A variance shall not be granted for a parcel of property which authorizes a use or activity which is not otherwise expressly authorized by the zone regulation governing the parcel of property.
The provisions of this section shall not apply to conditional use permits.” The courts acknowledge the need or desirability for variances because within a given zone there will be individual tracts or lots having a peculiar shape, unusual topography or other similar unique features that prevent the property from being put to productive use if all development standards are strictly applied. The general purpose of a variance is to put the owner of the atypical property on a par with other property owners whose lots conform to the overall pattern envisioned by the zoning ordinance. A variance is not intended to place the applicant in a better position than that enjoyed by his or her neighbors.
Standards for Variances
The standards for granting a variance contained in California Government Code §65906 are restated in substance in Municipal Code §25.05.025(F). Before a variance may be granted, all of the following findings must be made:
1. There are special circumstances applicable to the property involved, including size, shape, topography, location of surroundings which cause the strict application of the zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
2. Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone.
3. The granting of the variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located.
4. The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.
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The fact that another property has been granted a variance does not set a precedent for the granting of a future variance for a different property. Each application must be considered on a case-by-case basis in light of its individual circumstances and merit.
Certain criteria or standards applied by local agencies in justifying a variance have been held improper by the courts. For example, findings that the proposed development has attractive features, would be a benefit to the community, would serve community needs, is highly desirable, would be unprofitable or less profitable absent a variance, would incorporate superior building standards, or would otherwise have practical difficulties are not legally relevant.
Findings for Variances
Decisions on a variance application must be supported by findings of fact in support of the action whether a variance is granted or denied. Findings must be clearly articulated and based on evidence in the administrative record of the proceedings, such as staff reports, testimony, photographs, and documents. Findings are not sufficient if they merely recite the very language of the standards set forth in the local ordinance or state statute. 170
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Glossary of Terms
Residential Design Guidelines Page Appendix A-1
Appendix
Glossary
Abbreviations
ABH Arch Beach Heights Specific Plan
BMP’s Best Management Practices
BSC Building Site Coverage
CEQA California Environmental Quality Act
DCSP Diamond/Crestview
DSP Downtown Specific Plan
EIR Environmental Impact Report (California)
FEMA Federal Emergency Management Act
LBMC Laguna Beach Municipal Code
TAB Three Arch Bay
UBC Uniform Building Code
WQMP Water Quality Management Plan
A
Access: The place or way by which vehicles shall have safe, adequate and usable ingress and egress to a property and or use.
Accessory building: A separate building the use of which is subordinate and incidental to that of the main building, structure or use on the same lot. (An accessory building may not include a bathroom or kitchen.)
Acre: A unit of land area equal to 43,560 square feet. There are 640 acres to a square mile.
Adverse impact: A negative consequence for the physical, social or economic environment resulting from an action or project.
Affordable housing: Housing for sale or rent that is made available at below-market prices.
Alley: A public or private vehicular way that affords a secondary means of access to abutting property and that is not more than twenty feet nor less than ten feet in width.
Alteration: A change made to a structure, including the construction of additions.
Normal maintenance and repairs are not considered alterations.
Ambiance: The atmosphere or tone of a setting, as determined largely by style of architecture, amount of activity, density of use and related factors. Frequently, ambiance is the quality of a space, and a principal concern is preservation of those factors responsible for this unique quality.
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Ambient: Completely enveloping or encompassing (used to describe measurements of existing conditions with respect to traffic, noise, air and other environments.) Annex: To incorporate a land area into an existing district or municipality, with a resulting change in the boundaries of the annexing jurisdiction.
Arcade: An arched roof or covered passageway.
Arch: A curved opening constructed without the use of a supporting horizontal beam.
Architectural features: Projections or appurtenances on buildings which provide visual variation and/or relief but do not serve as living or working space.
Articulation: Clear and distinct separation between design elements, achieved through various techniques that break up plain, monotonous areas and create patterns of movement, light and shadow.
Artists’ working and living unit: A physically connected dwelling unit and working space, occupied and utilized by a single housekeeping unit that has been structurally modified or designed to accommodate joint working activity and residential occupancy and which includes the following: (a) working space reserved for and regularly used by one or more occupants of the unit; (b) complete kitchen space and sanitary facilities.
Atrium: A courtyard completely surrounded by a building that is either open to the sky or covered with a roof, often made of glass
B
Backfill: (1) Material such as earth and broken stone used to fill the part of an excavation between the outside foundation wall of a structure and a desired grade level or to cover a trench in order to restore the grade over it. (2) The process of refilling an excavation to restore it to a desired level.
Balcony or deck: A platform extending out from the wall of a building, usually guarded on the free sides by a protective and ornamental balustrade or railing. Balconies can be supported by columns, brackets or cantilevered.
Basement: The lowest story of a building located completely below the natural or finished grade, whichever is more restrictive. If any portion of the lowest level daylights, the structure is not considered a basement (see “Daylight Basement”).
Bay window: A multipane window with at least three panels set at different angles to create a projection from the face of a building.
Beam: A horizontal, transverse timber in the roof of a building or between the floor of a building. Beams function as main horizontal supporting timbers for the floor joists.
Bearing wall: A wall that supports vertical loads as well as its own weight. 172
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Bedrock: The solid rock that underlies the soil or other unconsolidated materials such as loose rock or sand.
Below-market rate: (1) A housing unit specifically priced to be sold or rented to low- or moderate-income households for an amount less than the fair-market value of the unit; (2) The financing of housing at less than prevailing interest rates.
Belt course: A horizontal layer of stone, brick, pre-cast concrete or other decorative material flush with or projecting from a wall used to mark a floor line or to visually reduce the perceived height of a building.
Bench mark: A permanent marker that serves as a reference point for an elevation, usually elevation above sea level. A bench mark may be carved into stone or metal and is sometimes designated on a survey with the initials TBM, PBM or BM.
Berm: (1) A shelf, ledge or bench that is approximately horizontal and is cut into an embankment partway up a slope to help to stabilize it, collect any material or debris that may fall from a higher point up the slope and control drainage. (2) An earth mound designed to divert and control surface runoff or to serve as a visual buffer.
Best Management Practices (BMP’s): Practices used to reduce water pollution derived from site runoff. BMPs may include structural controls, nonstructural controls and procedures for the operation and maintenance of land uses.
Biotic community: A group of living organisms characterized by a distinctive combination of animal and plant species in a particular habitat.
Blueline stream: A watercourse shown as a blue line on a U.S. Geological Service topographic quadrangle map.
Board-and-batten: A type of exterior siding or interior paneling that has alternating wide boards and narrow wooden strips, called battens.
Bollard: A vertical, freestanding short post used as a barrier to vehicles.
Bosque: A space defined by a geometric grouping of trees.
Bowstring: A roof structural system composed of parallel trusses that resembles a bow with the string parallel to and nearest to the ground.
Bracket: A support element designed to bear a projected weight, often used more decoratively than functionaly.
Breezeway: A roofed passageway, open on at least two sides, containing a roof that is structurally integrated with the structure to which it is attached. A breezeway is considered as part of the building to which it is attached. 173
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Page Appendix A-4 City of Laguna Beach, California
Buffer zone: An area of land separating two distinct land uses that acts to soften or mitigate the effects of one land use on another.
Buildable area: The area of any given lot that is not part of a required front, side or rear yard, as set forth in the property development standards of the applicable zone for said lot.
Building envelope: The three-dimensional area that defines the maximum limits within which a structure may be built on the lot.
Building site coverage (also BSC or Lot Coverage): The proportion of the surface of a lot that is covered by buildings or permitted to be covered by buildings. Coverage requirements are intended to preserve open space, limit the intensity of development and limit the amount of impermeable surface that may be created.
Built environment: All elements of the man-made environment that, by definition, involve some application of human effort and technology toward their design, construction or manufacture.
C
California Environmental Quality Act (CEQA): A state law requiring state and local agencies to regulate activities with consideration for environmental protection.
Candidate heritage tree: Trees identified that could qualify to be designated as heritage trees but do not enjoy the same protection as those designated as heritage trees under the city ordinance.
Canopy: A projection over a door, window, niche, or other architectural feature.
Cantilever: A horizontal projection from a structure, such as a step, balcony, beam or other architectural element that projects beyond a supporting element without support from directly below.
Capital improvements program: A program established by a City and approved by the City Council that schedules public improvements to fit the projected fiscal capability of the local jurisdiction. The program generally is reviewed annually for conformance to and consistency with the General Plan.
Carport: A permanent roofed structure with not more than two enclosed sides, used for automobile shelter.
Carrying capacity: (1) The level of land use, human activity or development for a specific area that can be accommodated permanently without an irreversible change in the quality of air, water, land or plant and animal habitats. (2) The upper limits of development beyond which the quality of human life, health, welfare, safety or community character within an area will be impaired. (3) The maximum level of development allowable under current zoning.
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Casement window: A window hung vertically, hinged one side, so that it swings inward or outward.
Clapboard: Overlapping horizontal boards that cover the timber-framed wall of a structure.
Clerestory: An upward extension of a single-story space used to provide windows for lighting and ventilation.
Clerestory window: A window within a high wall along the very top. The clerestory wall usually rises above adjoining roofs.
Colonnade: A row of columns supporting a roof structure.
Concept review: Review by the decision-making authority for the purpose of providing the applicant with the authority’s preliminary reaction to the general design concept of a proposed project. Such review does not include a formal decision or guarantee of future approval of the application by the decision-making authority.
Conditional use: A land use that is not permitted by right but which may be appropriate within a given zoning district under certain circumstances. The use may occur only upon approval of a Conditional Use Permit, pursuant to the procedures set forth in the Laguna Beach Municipal Code.
Condominium: A structure of two or more units where the interior spaces of which are individually owned while the balance of the property (both land and building) is owned in common by the owners of the individual units.
Conforming structure: A structure designed and built for a use permitted in the zone and complying with the property development standards of the zone in which such structure is located.
Contemporary interpretation: An architectural and urban design approach that reflects the historic scale building mass, building form and architectural features of an earlier stage but updates its style through the use of modern building materials.
Contour lines: Lines that appear on topographic maps linking points of an equal elevation above sea level and providing a clear picture of the slope configuration.
Cool roof: A roof designed to reduce building cooling loads and the urban heat-island effect.
Corbel: A projecting bracket of stone or brick that supports a cornice or arch.
Corner cutback: The provisions for and maintenance of adequate space for safe visibility to protect vehicular and pedestrian traffic at all intersections of streets, alleys and/or private driveways, as provided in the zones. Such space will be kept free of buildings, structures and landscaping which would constitute a visual obstruction. 175
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Corner lot: See “Lot, corner”
Cornice: A decorative projection at the top of a wall, arch or building.
Courtyard: An outdoor space enclosed on two or more sides by a building.
Covenants, Conditions and Restrictions (CC&Rs): Limitations placed on a property and its use, usually as conditions of holding title or lease.
Cross section: Usually referred to as a “section.” A representation of a vertical slice through a structure taken at a point that illustrates as many elements of interior construction, engineering or architectural treatment as possible and clarifies design, construction details and slope profile.
Culvert: A drain constructed from stone or brick in the form of a tunnel that provides a channel for carrying water. (See “Swale” for an alternative environmentally-sensitive design solution.)
Cumulative impact: The total environmental impact resulting from the accumulated impacts of individual projects or programs over time. (Typically assessed during a CEQA environmental review.)
Cupola: A small decorative structure, sometimes rectangular but usually round in plan, projecting from the ridge of a roof and opened by windows or columns.
D
Datum: A fixed element on or immediately adjacent to a project site undisturbed by development used as a reference, as in surveying, mapping, or geology. (Generally a manhole cover, an existing wall or utility meter, or a surveyors spike.) An assumed elevational height is assigned to the datum point (i.e., elevation 100.0) and the heights of buildings, walls, roofs, etc. are calculated relative to this point.
Daylight basement: A full or partial basement that is partially above ground, allowing larger windows exposed to daylight, or a walk-out basement that has a walkway or lower patio.
Deciduous tree: A tee that drops its leaves each year at a particular time.
Dedication: The transfer of an interest in property by an owner or developer of private land for public use and the acceptance of land for such use by the governmental agency having jurisdiction over the public function for which it will be used. Dedications for roads, parks, open space, school sites, or other public uses are often made conditions for approval of a development by a City or County.
Defensible space: A minimum area of noncombustible surfaces that separates urban and wildland areas.
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Density, residential: The number of permanent residential dwelling units per acre of land.
Density bonus: The allocation of development rights that allows a parcel to accommodate additional square footage or additional residential units beyond the maximum for which the parcel is zoned in return for the long-term restriction of certain percentages of units for very-low or low-income households or senior-citizen households. (See the Housing Element and the California Density Bonus law for additional information).
Design articulation: Accentuation of the visible aspects of the different parts of a building to minimize the perceived mass of a building.
Design integrity: Consistency with the chosen architectural style.
Design review criteria: Standards upon which the approval or denial of a design review application is based.
Design review: The comprehensive evaluation of proposed projects and their impact on neighboring properties and the community as a whole.
Development: The physical extension and/or construction of land uses, including but not limited to structures, landscape, hardscape and grading.
Divided light window: A window glazed with small panes of glass separated by glazing bars arranged in a decorative pattern often dictated by the architectural style.
Dome: A hemispherical roof or ceiling that adds light, color and drama to the structure.
Dormer: A vertically framed window that protrudes from a sloping roof and has a roof of its own, creating usable space in the roof of a building by adding headroom and enabling addition of windows.
Double-hung window: A window with an upper and a lower sash arranged so that each slides vertically past the other.
E
Easement: An interest in land created by grant, agreement, or other lawful means that confers a right upon owners, including a public agency, to some profit, benefit, dominion or lawful use of or over the estate of another; it is distinct from ownership of the soil.
Easements are generally granted for ingress/egress (access) or utility purposes.
Eave: The structure under a sloping roof that overhangs a wall.
Egress window: A window compliant with Building Code standards allowing occupants to escape it in an emergency.
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Elevation: (1) A scale drawing of the view of one side of a structure that indicates location and dimensions of doors and windows, floor to floor heights, natural grade and the final grade level of the ground adjacent to the building in relation to the floor level. Elevations also show the types of wall finishes and architectural details. The outside of the building below the grade line may also be shown. A set of working drawings will include a separate elevation for each side of the structure. An elevation may also be used to show the relationship among buildings, as along a street, or the relationship of one site to another along the same plane, as when showing the distance between two separated sites on the same block. (2) The height of a structure relative to a specified datum.
Encroachment: An illegal or unauthorized intrusion upon an adjoining public street, highway or adjoining private property, reducing the size of the invaded property. The encroachment may take the form of a fixture, such as a wall or fence, or a part of the real estate, such as an overhanging roof that extends beyond the property line.
Energy Star: Energy Star is a joint government program created by the U.S. Environmental Protection Agency and the U.S. Department of Energy that certifies products that use less energy, save money and are contribute to protecting the environment.
Environmental context: The natural environmental setting where a property is located.
Environment features can include existing heritage trees, rock out-cropping, ridgelines and significant watercourse should be protected.
Evergreen: A plant in which the leaves remain green throughout the year.
Excavation: (1) The process of removing materials, such as soil or rock, from the ground to create a depression. (2) The depression left in the ground after materials have been removed from it.
F
Façade: (1) An exterior front or principal face of a building. (2) Any side of a building that faces a street or other open space or has been given special architectural or design treatment to make it more attractive.
Fascia: A horizontal band covering the joint between the top of a wall and the projecting eaves.
Fenestration: The arrangement, proportions and design of windows and doors in a building.
Fill: (1) In grading, the amount of material that must be added to depressions or lowlying areas to achieve the contours specified in a grading plan. (2) Material that has accumulated or is disposed of at a site and has the effect of raising the ground elevation, or that is deliberately added to a site to improve its suitability for construction.
Findings: The substantial evidence or facts upon which a decision is based. 178
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Finial: A vertical ornament at the top of a gable or tower.
Floodplain: The low and generally flat land areas adjoining a body of water that often floods or has the potential of flooding.
Floor area ratio (FAR): The ratio between the amount of floor area permitted to be constructed on a building lot and the size of the lot.
Floor plan: A horizontal cross section of a building, as seen from above, taken at a height above the floor that enables maximum detail to be illustrated. It will show the location of outside and inside walls and their thicknesses, lengths and construction materials; all door and window openings in the walls; locations of stairs and elevators; the directions in which doors swing; and other data pertaining to built-in features and fixtures. A separate floor plan is drawn for each building level.
Footing: The part of a building foundation (typically underground) that distributes the loads of bearing walls, piers or columns to the soil, rock or piles on which the structure rests and is usually constructed of concrete.
Footprint, building: The outline of a building at all points where it meets the ground.
Foundation: The part of a building, usually below the ground, that transfers and distributes the weight of the building onto the earth.
Frontage: The width of a lot extending along a street.
Fuel modification plan: A plan that identifies zones or strips of land where combustible native or ornamental vegetation is proposed to be partially or totally replaced with drought-tolerant, low-fuel-volume plants to create a defensible space for fire protection and fire fighter access.
Fully shielded: A barrier which does not allow any light dispersion to shine above the horizontal plane form the lowest light emitting point of the light fixture.
Full cut-off: A luminare that allows no direct light emission above a horizontal plane through the luminare’s lowest light-emmiting part.
G
Gable: The triangular part of an exterior wall created by the angle of a pitched roof. The base of the triangle is not completed by any horizontal member as with a pediment.
Gambrel roof: A symmetrical, two-sided roof with a broken slope creating two pitches between eaves and ridges.
General Plan: A compilation of city goals and policies adopted by the City Council and approved by the Office of Planning Research regarding long-term development. 179
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General Plan compliance: Conformity to the polices and regulations set forth in the General Plan.
Glare: Stray or unshielded light that strikes that is reflected off of a surface or emitted from a light source.
Grade: The gradient or rate of incline of the land expressed as a percentage of vertical to horizontal distances.
Grade, finish: The natural or artificial slope of the land as it is to be maintained upon completion of the structure.
Grade, natural: The established slope of the land prior to grading by artificial means.
Grades resulting from previous approved grading activities shall be considered to be natural grades.
Grading: The movement and reshaping of earth to create new contours.
Greenhouse: A one-story accessory building devoted to horticulture.
Green roof: A roof surface that is planted with vegetation over a waterproof membrane.
Ground cover: Plant material grown in order to minimize soil erosion from both wind and water and for landscaping purposes.
Groundwater: Water that occupies the spaces in underground geological structures.
H
Habitat, high value: An environmentally sensitive area dominated by indigenous plant communities, which posses good species diversity. A detailed environmental assessment may be required on a site-specific basis for properties, which contain or are adjacent to these habitats.
Habitat, very high value: An environmentally sensitive areas containing habitats of endangered, rare or locally unique native plant species. A detailed environmental assessment may be required on a site-specific basis for properties, which contain or are adjacent to these habitats.
Hedge: Generally dense vegetation so aligned as to form a physical barrier, fence or enclosure.
Heritage tree: A tree or stand of trees that has been placed on the Heritage Tree List by the City Council.
Hip roof: A roof that slopes downwards to the walls on all sides. 180
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Historic structure: A historic building or site that is noteworthy for its significance in local, state or national history or culture, its architecture or design, or its works of art, memorabilia or artifacts.
Historic Inventory: A historic survey done to identify homes with historical significance built prior to 1935 which retained their original architectural integrity. This survey was adopted as the Historic Inventory in 1982. The Inventory was updated to included homes within South Laguna during the adoption of the South Laguna Specific Plan (1983). The inventory classifies structures into three categories of historical significance, “E” Exceptional, “K” Key and “C” Contributive. For a complete description of these categories see the city’s historic resources element.
Historic preservation: Maintenance and repair of existing historic materials and retention of the property as it has evolved over time. The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a preservation project.
Historic Register: Historic structures are identified as historically significant. These properties were voluntarily placed on the register and are eligible to receive incentives for development. The register classifies structures into three categories of historical significance, “E” Exceptional, “K” Key and “C” Contributive. For a complete description of these categories see the city’s historic resources element.
Historic rehabilitation: The act or process of making possible a compatible use for a property through repair, alterations and additions while preserving those portions or features that convey its historical, cultural or architectural value.
Historic restoration: The act or process of accurately depicting the form, features and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period.
Historic reconstruction: The act or process of depicting, by means of new construction, the form, features and detailing of a non surviving site, landscape, building, structure or object for the purpose of replicating its appearance at a specific period of time and in its historic location.
Human scale: The appropriate relationship or scale between human beings and the size of the surrounding buildings. Buildings scaled to human physical capabilities have steps, doorways, railings, work surfaces, seating, shelves, fixtures, walking distances, and other features that fit well to the average person.
I
Impervious surface: A surface through which water cannot penetrate.
Improvements: Permanent additions to real property that are designed to make the property more useful or to increase its value.
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Infill development: New construction within an existing developed area.
Infiltration: The process by which soil absorbs water percolating through it. This phenomenon allows soil to function as a reservoir that gradually releases water to aquifers and surface streams.
Infrastructure: Facilities and services needed to sustain industrial, residential and commercial activities such as water/sewer lines, streets and fire stations, etc.
In-lieu fee: A cash payment made instead of complying entirely with the code requirements.
Fees are attributed to funds for parking, park land, affordable housing or art in public places.
Irrigation: Water applied to landscaping, additional to the water provided by rainfall.
J
Jalousie window: A louvered window made up of parallel slats that open and close like a Venetian blind, using a crank or lever.
Joist: One of a series of parallel beams oriented horizontally that support the floorboards of a floor or roof above.
K
Kalvin: A unit increment of temperature.
L
Landmark: (1) A building, site, object, structure or significant landscape feature having historical, architectural, social or cultural significance. (2) A visually prominent or outstanding structure or natural feature that functions as a point of orientation of identification.
Landscape architecture: The art and science of reshaping land for practical or aesthetic purposes, including the redesign of a site to accommodate specific land uses, buildings and structures and the selection and placement of landscape features such as trees, other plantings and ponds.
Landscaping: Plants, trees and shrubs planted on a property.
Landslide: Downslope movement of soil and/or rock, which typically occurring during an earthquake or after heavy rainfall.
Lighting and glare: The amount of light that is emitted or reflected from a property.
Light trespass: Light that shines beyond the property of where it is installed. 182
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Liquefaction: The transformation of loose, wet soil from a solid to a liquid state, often as a result of ground shaking during an earthquake.
Lintel: The horizontal member above a door or window that supports the wall above the opening.
Loggia: An entertainment or recreation room that is open on one or more sides, sometimes pillared.
Lot: An area of land under one ownership that has been lawfully created by means of a subdivision map, parcel map, record of survey or metes-and-bounds description. Such a lot may or may not be a building site.
Lot coverage: See Building Site Coverage.
Low embodied energy: The total energy consumed by a product during its life or complete life cycle. It includes all the energy used during mining or milling the raw materials, manufacturing the raw materials into a product, transporting the product, and installing the product, as well as finally removing or recycling the product.
Lumen: A measurement of light energy generated by a light source.
Luminare: The entire light fixture including the lamp, bulb and power supply connections.
M
Mansard roof: A roof with two slopes on each of the four sides. The lower slope is steeper than the upper slope. The upper slope is usually not visible from the ground.
Mansionization: Conversion of older small homes on small lots to new, larger homes.
Map scale: A description of the relationship between the size of objects or physical features on a map and their size in life.
Mass: The visual appearance of size.
Mills Act: A state law allowing cities to enter into contracts with owners of historic structures. A reduction in property taxes is granted in exchange for a binding preservation and maintenance schedule of the historic property.
Mitigate: To improve, alleviate or avoid to the extent reasonably feasible.
Monochromatic: Having a single color scheme.
Mullion: A vertical divider in a multipane window.
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N
Niche: A recess in a wall usually made to contain a sculpture.
Nonconforming lot: A parcel of land that does not conform to the lot area and the lot dimension standards for the zone in which it is located Nonconforming structure: A building or portion thereof that does not comply with one or more of the property development standards of the zone in which it is located.
Nonconforming use: A use of a building or land that does not conform to the uses permitted in the zone in which it is located.
O
Objective: A specific statement of desired future condition toward which effort should be expended as an intermediate step in striving to achieve a broader goal. An objective should be achievable and, where possible, measurable and time-specific.
Ordinance: A law or regulation set forth and adopted by the City.
Oriel window: A window with many panels that projects from the wall supported by brackets or corbels, and does not extend to the ground.
P
Palladian window: A three-part window with central, top-arched portion and long, narrow rectangular windows on either side.
Paper street: A street that appears on the official map of a community but has never been built or improved.
Parapet: A low wall that rises above the edge of a roof, generally used as a decorative architectural feature or to screen mechanical equipment.
Parcel: An area of land under single ownership. A parcel may or may not be a legal building site.
Passive Solar: Design that collects, stores and distributes solar energy without involving the use of mechanical and electrical devices such as pumps, fans, or electrical controls to move the solar heat.
Pedestrian scale (also ‘human scale’): The appropriate relationship or scale between human beings and the size of the surrounding buildings. Buildings scaled to human physical capabilities have steps, doorways, railings, work surfaces, seating, shelves, fixtures, walking distances, and other features that fit well to the average person.
Pediment: A low-pitched gable over a portico taking the shape of a triangle and formed by the sloping roof and a horizontal cornice at the base of the triangle. 184
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Percolation: Downward movement of water through rock or soil interstices.
Pergola: A covered walk in a garden; usually formed by a double row of posts or pillars with joists above and covered by climbing plants.
Permeable surface: A surface that allows water to be absorbed rather than repelled.
Pilaster: A column slightly projecting from a wall, primarily decorative.
Pitch: The slope of a roof expressed in terms of a ratio of height to span.
Plate or top plate: An upper wall plate that is nailed along the top of the wall studs before the wall is lifted into position and to which the platform of the next story or the ceiling and roof assembly is attached.
Porch: A covered entrance to a building that is open or partially enclosed.
Porte-cochere: A covered structure extending from the side or front entrance of a home over an adjacent driveway to shelter those entering or exiting a vehicle.
Portico: A covered porch or walk consisting of a roof supported with columns.
Preserve: To keep safe from destruction or decay or to maintain or keep intact.
Primary arterial: Primary regional accessways to the city that conduct traffic volumes in the order of 20,000 to 65,000 trips per day.
Priority Development Project: Substantial development as classified by the Water Quality Department that are required to include Treatment Control BMPs in project design. Please see the Water Quality department for the priority project thresholds.
Public notice: A legal document announcing the opportunity for the public to present their views to an official representative or board of a public agency concerning an official action pending before the agency.
Q
Quoin: Dressed stones or bricks at the corner of a building laid so that their faces are alternately large and small; originally used to add strength to the masonry wall, later used decoratively.
R
Rafter: A structural member of the roof that extends from the ridge to the eaves and is used to support the roof deck, shingles or other roof coverings.
Remodeling: Any change or alteration to a building, interior or exterior that alters its original state.
Retaining wall: A wall constructed to hold back a solid material, usually earth. 185
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Retrofit: Addition of materials and/or devices to an existing building or system to improve its operation, safety or efficiency.
Ridge(s): The point where the highest sloping roof line(s) on a building intersect.
Ridgeline: A line connecting the highest points along a ridge.
Right-of-way: The right of use or to cross over the property of another.
Rock outcrop: Bedrock that is visible above the earth’s surface.
Runoff: Surplus water that does not seep into the earth but flows overland and ultimately into significant bodies of water.
S
Sense of place: The quality of a location that makes it readily recognizable and different from other locations.
Setback: The minimum required distance between the property line and the building line.
Scale: Scale refers to the structure as it relates of compares to surrounding properties in the neighborhood.
Screening: The use of landscape planting, fences or other structures to obscure unsightly or undesirable land use, lighting from neighboring properties or to create privacy.
Screening can also be used to reduce the effects of high winds or to block strong sunlight.
Shed roof: A sloping, single-planed roof.
Shiplap siding: A horizontal siding, usually wood, with a beveled edge to provide a weather-tight joint.
Shielding: A method of controlling or diverting light rays to avoid light trespass or glare.
Shore protective device or (seawall): Any bulkhead, retaining wall, seawall, revetment, fence, berm or other structure separating land and water areas primarily designed to prevent erosion or other damage due to wave action, including any structure or partition to retain or prevent sliding of the land, or any device for the purpose of protecting the upland against damage from wave action.
Significant natural watercourse: A watercourse in its natural condition and which serves a distinct functional, scenic or ecological purpose.
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Significant modified watercourse: A watercourse that has been altered from its natural condition but continues to serve a distinct functional, scenic or ecological purpose as defined under “significant natural watercourses.” Significant modified watercourses include those that have been channelized, piped, culverted or otherwise improved or diverted.
Site design: The arrangement of buildings, structures, lot lines, roads, utilities and plantings on a particular site.
Site plan: An accurately scaled development plan that illustrates the existing conditions on a land parcel as well as the details of proposed development.
Siting: Situating on a property.
Slope: The natural or artificial incline of a property. “Smart” controller: A device that considers local weather and landscape conditions to customize irrigation schedules for actual site conditions.
Soffit: The finished underside of an eave.
Solar access: Availability of direct sunlight so that it is possible to use solar collectors and solar energy systems for a given project.
Solar energy: The electromagnetic radiation that the sun emits.
Solar reflectance (albedo): The degree of absorption of solar radiation by a subject surface expressed as a decimal or percentage between zero and one.
Solid waste: Any unwanted or discarded material that is not a liquid or gas, including organic wastes, paper products, metals, glass, plastics, cloth, brick, rock, soil, leather, rubber, yard wastes and wood but does not include sewage and hazardous materials.
Specific plan: Land use and development standards written for a specific neighborhood or location to address unique local conditions and characteristics.
Story: The portion of a building included between the upper surface of any floor and the upper surface of the next floor above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. If the finished floor level directly above a usable or unused under-floor space is more than six feet above the adjacent ground elevation for more than 50% of the total perimeter or is more than twelve feet above the adjacent ground elevation at any point, such usable or unused under-floor space shall be considered as a story.
Street: A public or private thoroughfare that affords a primary means of access to abutting property. Street includes, in addition to the paved travel way, all land within the street right-of-way.
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Street plan line: A line delineating the proposed right-of-way for a planned street and appearing in a precise street plan adopted by the city.
Streetscape: All the elements that normally contribute to the physical makeup of a street and that, as a group, delineate its character.
Structure: Anything constructed or built, any edifice or building of any kind or any piece of work artificially built up or composed of parts joined together in some defined manner, which requires location on the ground or is attached to something having a location on the ground, except outdoor areas such as patios, paved areas, walks, tennis courts and other similar recreation areas.
Subsidence: The sudden sinking or gradual downward settling and compaction of soil and other surface material with little or no horizontal motion.
Swale: A graded and engineered landscape feature vegetated with flood-tolerant, erosionresistant plants to promote the conveyance of stormwater at a slower, controlled rate, filter pollutants and allow stormwater infiltration.
T
Tandem parking space: A parking space so located that it is necessary to move one or more other automobiles in order that the automobile occupying the tandem space may gain access to or from the space.
Thermal mass: Large quantities of heavy or dense material with a high heat capacity, used in solar buildings to absorb heat that can be stored and re-radiated as needed for heating and cooling.
Toe of slope: The point or line of initial break where the terrain changes to an upward direction.
Top of slope: The point or line of initial break where the terrain changes to a downward direction.
Topography: Configuration of a surface, including its relief and the position of natural and man-made features.
Transom: The horizontal member across the top or middle of a window or door.
Transom window: A window located above a door within its vertical frame.
Truss: A number of timbers joined together to form a frame to carry other timbers, as in a timber truss roof.
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U
Urban design: A process that treats the development of the built environment in a comprehensive manner as a means of achieving a unified, functionally efficient and aesthetically appealing physical setting.
Urban heat island (UHI): A metropolitan area that is significantly warmer than its surrounding rural areas, especially at night and in winter because of modification of the land surface by urban development and secondary waste generated by energy usage.
V
Variance: Approval to depart from the zoning requirements for a specific parcel without changing the zoning ordinance or the underlying zoning of the parcel.
Very high-value-habitat: See “habitat, very high value.” Veneer: A very thin layer used as a facing.
View corridor: The line of sight identified as to height, width and distance of an observer looking toward an object of significance to the community (e.g., ocean, coastal whitewater, Catalina Island, canyon, ridgeline, historic building, downtown).
Viewshed: The area within view from a defined observation point.
Volatile Organic Compounds (VOCs): Emitted as gases from certain solids or liquids. VOCs include a variety of chemicals, some of which may have short- and long-term adverse health effects. VOCs can be found in paints and lacquers, paint strippers, cleaning supplies, pesticides, building materials and furnishings.
W
Wall: Any structure or device forming a physical barrier which is so constructed that 50% or more of the vertical surface is closed and prevent the passage of light, air and vision through the surface in a horizontal plane.
Wastewater irrigation: The process by which wastewater that has undergone appropriate treatment is used to irrigate land.
Watercourse: Natural or once naturally flowing (perennially or intermittently) water, including natural waterways that have been channelized but does not include manmade channels, ditches and underground drainage and sewage systems.
Water feature: Any permanent structure that contains three hundred gallons or more of water and contains water over eighteen inches deep, and has non-submersible circulatory mechanical pumps or equipment.
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Water Quality Management Plan: A plan containing practicable and enforceable policies to minimize the effects of urbanization on site hydrology, urban runoff flow rates or velocities and pollutant loads.
Watt: A unit of electric power flowing into a bulb or lamp.
Weatherboard: Overlapping horizontal boards that cover the timber-framed wall of a structure.
Y
Yard: Any open space other than a court on the same lot with a building or a dwelling group, which space is generally open from ground to sky, except for the projections and/ or accessory buildings permitted by this title.
Yard, front: A space extending the full width of the lot, between the front lot line or the street plan line and a line parallel thereto at a distance equal to the depth of the required front yard for the zone in which the lot is located.
Yard, year: A space extending the full width of the lot between the rear lot line and a line parallel thereto at a distance equal to the depth of the required rear yard for the zone in which the lot is located.
Yard, side: A space extending from the front yard to the rear yard, between the side lot line or the street plan line and a line parallel thereto at a distance equal to the depth of the required side yard for the zone in which the lot is located.
Z
Zone: A land area shown on the official districting (zoning) map of the city of Laguna Beach to which uniform regulations apply.
Zoning map: A map delineating the zoning areas or districts within the City. 190
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URGENCY ORDINANCE NO. XXXX
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF LAGUNA BEACH AMENDING ITS AMENDING ITS LOCAL
COASTAL PROGRAM AND MUNICIPAL CODE TO MODIFY TITLE
25 (ZONING), TITLE 21 (SUBDIVISIONS), AND TITLE 22
(EXCAVATING, GRADING, AND FILLING) TO STREAMLINE THE
DESIGN REVIEW AND OTHER PERMIT PROCESSES; AND
FINDING SAID ACTION EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT UNDER CEQA GUIDELINES
SECTION 15301
WHEREAS, the City of Laguna Beach, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, pursuant to the police powers delegated to it by the California Constitution, the City has the authority to enact laws which promote the public health, safety, and general welfare of its citizens; and
WHEREAS, the City is located within the California State Coastal Zone; and WHEREAS, the California Coastal Act (“Coastal Act”) is a comprehensive scheme governing land use planning for the state’s entire coastal zone; and WHEREAS, as part of its enactment, the Legislature made several findings related to the Coastal Act’s purpose: (1) the coastal zone “is a distinct and valuable natural resource of vital and enduring interest to all the people”; (2) that “permanent protection of the state’s natural and scenic resources is of paramount concern”; (3) that “it is necessary to protect the ecological balance of the coastal zone”; and (4) that “existing developed uses, and future developments that are carefully planned and developed consistent with the policies of [the Coastal Act], are essential to the economic and social well-being of the people of this state. . . .” (Pub. Res. Code §§ 30001(a), (d)); and Attachment 5
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WHEREAS, the Coastal Act is “interpreted liberally to accomplish its objectives” and relies heavily on local governments “[t]o achieve maximum responsiveness to local conditions, accountability, and public accessibility. . . .” (Pub. Res. Code § 30004(a); Pub. Res. Code § 30009).
The Coastal Act requires local governments to develop local coastal programs (“LCPs”), comprised of a land use plan and implementing ordinances, to promote the Coastal Act’s objectives. (Id.; see also Pub. Res. Code §§ 30001.5; 30500–30526.) Once the California Coastal Commission certifies a local government’s program, the Coastal Commission delegates authority over coastal development permits to the local government. (Pub. Res. Code §§ 30519(a); 30600.5(a)-(c)); and WHEREAS, the City has authority over coastal development permits by virtue of the California Coastal Commission’s January 13, 1993 certification of the City’s LCP. The Coastal Act allows the Coastal Commission to specify, by regulation, those classes of development which involve a risk of adverse environmental effect and require coastal development permits. (Pub. Res. Code § 30610.) Through its certified LCP, the City has the authority to specify those classes of development which involve a risk of adverse environmental effect and require coastal development permit; and WHEREAS, as recognized by the Coastal Commission, the City’s LCP is comprised of a Land Use Plan and an Implementation Plan. The Land Use Plan consists of several planning documents, including, but not limited to, the Coastal Land Use Plan Technical Appendix (“Coastal Technical Appendix”) and the General Plan’s Land Use and Open Space/Conservation Elements. The LCP’s Implementation Plan is comprised of numerous resources, including, among other things, Laguna Beach Municipal Code Title 25 (Zoning Code), Title 22 (Excavation and Grading), and Title 192
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16 (Water Quality).1, 2 The documents that collectively comprise the City’s certified LCP are publicly accessible on the City’s website (linked in footnote 2, below); and WHEREAS, periodically the City identifies sections of its LCP and Municipal Code that are outdated, unclear, conflict with other Municipal Code sections, or warrant modifications to improve or enhance the functions and operations of the City; and WHEREAS, in early 2024, City staff began considering measures to address backlog and improve processing within the Community Development Department and began drafting an ordinance; and
WHEREAS, on October 1, 2024, the City held a Community workshop, where it sought feedback on potential solutions to Community Development Department backlog and process, including a Design Review Efficiency Ordinance (“DR Efficiency Ordinance”); and WHEREAS, on October 17, 2024, the City released copy of the DR Efficiency Ordinance to the public and a coversheet summarizing changes and asked for feedback from the public by certain deadline; and
WHEREAS, City staff revised the DR Efficiency Ordinance to address public comments; and
WHEREAS, on March 12, 2025, the City Council, Planning Commission, and Design Review Board met in a joint study session on the DR Efficiency Ordinance; and WHEREAS, City staff revised the DR Efficiency Ordinance to address comments from public, City Council, Planning Commission, and Design Review Board; and 1 See e.g., p. 9 of April 12, 2023 Coastal Commission staff report, which can be accessed at:
https://documents.coastal.ca.gov/reports/2023/4/W12b/W12b-4-2023-report.pdf 2 The materials that collectively comprise the City’s certified LCP can be accessed here:
https://www.lagunabeachcity.net/government/departments/community-development/planning-zoning/landuse-plans/local-coastal-program. 193
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WHEREAS, on April 8, 2025, the City Council considered revised version of the DR Efficiency Ordinance based on feedback from public, Planning Commission, and Design Review Board and provided direction to staff to implement modifications and proceed to Planning Commission; and
WHEREAS, City staff revised the DR Efficiency Ordinance to address City Council direction; and
WHEREAS, on July 22, 2025, in recognition of mandated state housing laws, the City Council held a meeting and discussed (1) development of objective design standards for multifamily residential (to implement existing obligation under City's adopted Housing Element) and (2) development of objective design standards for primary dwelling units; and WHEREAS, City staff revised the DR Efficiency Ordinance to address City Council direction; and
WHEREAS, on November 18, 2025, the City Council considered a revised version of the DR Efficiency Ordinance and provided direction to staff to (a) implement modifications; (b) present to Coastal Commission staff; and (c) proceed to Planning Commission; and WHEREAS, City staff revised the DR Efficiency Ordinance to implement City Council direction and submitted it to Coastal Commission staff; and WHEREAS, City staff reviewed two sets of Coastal Commission staff comments and revised the DR Efficiency Ordinance; and
WHEREAS, on March 18, 2026, the Planning Commission reviewed a revised version of the DR Efficiency Ordinance and provided direction; and WHEREAS, City staff revised the DR Efficiency Ordinance to implement Planning Commissions’ direction; and
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WHEREAS, City staff reviewed a third set of Coastal Commission staff comments and revised the DR Efficiency Ordinance; and
WHEREAS, on May 11, 2026, the City Council held a public hearing and considered the first reading of the DR Efficiency Ordinance and provided direction to City staff; and WHEREAS, City staff revised the DR Efficiency Ordinance to address City Council direction; and
WHEREAS, on June 23, 2026, the City Council held a public hearing and considered a revised version of the DR Efficiency Ordinance and introduced the DR Efficiency Ordinance for first reading; and
WHEREAS, on July 21, 2026, the City Council will consider adoption of the DR Efficiency Ordinance; and
WHEREAS, there is a current and immediate threat to the public health, safety, or welfare because the DR Efficiency Ordinance amends the City’s LCP and the Coastal Act requires that the Coastal Commission review and certify the DR Efficiency Ordinance before it becomes effective. (Pub. Res. Code, § 30514(a); see also Laguna Beach Municipal Code, § 25.07.026(E).) The duration of the Coastal Commission’s review and certification process can vary, and, in some instances, has taken numerous months. The City Council desires to ensure that ensure that the City’s Municipal Code and LCP are consistent to improve and enhance the functions and operations of the City and to prevent the City from falling back into a backlog of processing applications, especially in light of state-mandated housing laws that demand the City process applications efficiently and timely, during the pendency of the DR Efficiency Ordinance’s review by the Coastal Commission; and 195
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WHEREAS, to protect the public safety, health, and welfare, the City Council may adopt this urgency Ordinance as an urgency measure by a four-fifths vote of the City Council in accordance with Government Code sections 65858 and 36937; and WHEREAS, City staff provided notice of a public hearing on this urgency Ordinance in accordance with law; and
WHEREAS, on July 21, 2026, the City Council held a public hearing on this urgency Ordinance in accordance with law; and
WHEREAS, all other legal prerequisites to the adoption of this urgency Ordinance have occurred.
NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES ORDAIN, AS FOLLOWS:
SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.
SECTION 2. CEQA. This Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to State CEQA Guidelines Section 15301 because it consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. Here, the action meets the exemption because the City is amending its code to improve procedural efficiencies and to comply with state law. The City is not authorizing new uses that are not already established within the City through this ordinance. Furthermore, under State CEQA Guidelines Section 15265, CEQA does not apply to activities and approvals pursuant to the Coastal Act necessary for the preparation and adoption of a local coastal program because the Coastal Commission’s LCP review and approval 196
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procedures have been found to be functionally equivalent to the environmental review process.
Therefore, the adoption of the Ordinance amending the City’s local coastal program is statutorily exempt from CEQA. City staff is directed to cause to be filed within five calendar days a notice of exemption with the County and State Clearinghouse.
SECTION 3. Urgency Findings. Given the foregoing, the City Council hereby finds that there is a current and immediate threat to the public health, safety, and welfare since the DR Efficiency Ordinance amends the City’s LCP and the Coastal Act requires that the Coastal Commission review and certify the DR Efficiency Ordinance before it becomes effective. (Pub. Res.
Code, § 30514(a); see also Laguna Beach Municipal Code, § 25.07.026(E).) The duration of the Coastal Commission’s review and certification process can vary, and, in some instances, has taken numerous months. The City Council desires to ensure that ensure that the City’s Municipal Code and LCP are consistent to improve and enhance the functions and operations of the City and to prevent the City from falling back into a backlog of processing applications, especially in light of statemandated housing laws that demand the City process applications efficiently and timely, during the pendency of the DR Efficiency Ordinance’s review by the Coastal Commission SECTION 4. Code Amendment. Section 25.05.015 (Form of application, fees, and permit compliance.) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
(A) Prescribed by the Director of Community Development. (1) The Director of Community Development shall prescribe the form and scope of all variances, changes of district boundaries or reclassifications, general plan amendments and all other planning or 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 197
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proper consideration of the matter and for the permanent record. Forms for such purposes may be provided.
(2) Each planning and development application shall include verification by at least one of the owners of property involved or their authorized agent attesting to the truth and correctness of all facts and maps presented with such application.
(3) Applications filed pursuant to this Title shall be numbered consecutively in the order of their filing and shall become a part of the permanent official records of the Department of Community Development and shall be attached thereto and permanently filed therewith copies of all notices and actions pertaining thereto.
(B) Complete Planning and Development Applications.
(1) Except as otherwise prescribed by law, no later than 30 calendar days after receipt of a planning or development application, the Department of Community Development shall determine whether the application is complete or incomplete.
(2) In the event an application is determined to be incomplete, the applicant shall be notified as to additional materials required to continue processing the application.
(3) Within 30 calendar days of receipt of supplemental materials requested for applications previously determined incomplete, the Department of Community Development shall determine whether the application is complete.
(4) A decision determining an application to be incomplete may be appealed by the applicant. The fee for such appeal is to be determined by City Council resolution.
(C) Signatures. If signatures of persons other than the applicant are required, or offered in support of or in opposition to the application, they may be received as evidence of notice having been served upon them of the pending application or as evidence of their opinion on the pending issue, but they shall in no case infringe upon or govern in the free exercise of the powers vested in the City of Laguna Beach. (D) Filing Fee Collection. Before accepting for filing any request or application submitted relative to Title 25 of this Code, the Department of Community 198
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Development shall charge and collect a filing fee for each such request or application as determined by resolution of the City Council to cover the cost of making maps, sending out notices, and other incidental administrative expenses involved in the handling of the matter, including written staff reports. An application cannot be deemed complete without the payment of the require application fee.
(D) Refund of Filing Fees. Refund of all or any portion of the filing fees may be ordered by the Director of Community Development.
(E) Conformance by Officials. All officials or public employees vested with the duty or authority to issue permits or licenses where required by law shall conform to the provisions of this Title.
(F) Application. The provisions of this Title shall apply to all buildings, improvements, lots and premises, or portions thereof, owned, leased, operated or controlled by the City or any Department or officer thereof, or by any other municipal or quasimunicipal corporation or government, or any Department, Board or officer thereof. (G) Expiration of Application. If an applicant fails to provide any additional information requested by the Department of Community Development within ninety (90) days of the date the application was deemed incomplete, the application shall expire and have no force and effect, unless otherwise required by state law.
After the expiration of an application, future City consideration shall require the submittal of a new, complete application and associated filing fees.
SECTION 5. Code Amendment. Subsection (H)(1) of Section 25.05.025 (Variances) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
(A) Effective Date/Expiration Date.
(1) Decisions on Variance applications by the Board of Adjustment or Planning Commission, as applicable, shall become effective ten business 14 calendar days after the date of the decision, unless appealed to the City Council. 199
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SECTION 6. Code Amendment. Subsection (I)(1) of Section 25.05.030 (Conditional Use Permits) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
(I) Effective Date/Expiration Date.
(1) Decisions on Conditional Use Permit applications by the Planning Commission shall become effective ten business 14 calendar days after the date of the decision, unless appealed to the City Council.
SECTION 7. Code Amendment. Section 25.05.040 (Design Review) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby repealed and replaced to read as follows:
(A) Intent and Purpose.
(1) The design review process is intended to achieve the following goals:
(a) That development projects comply with the applicable standards and design review findings and criteria;
(b) That development projects focus on quality designs, within a neighborhood context that results in creative design solutions for the City;
(c) That development occurs with an orderly and harmonious appearance, including associated facilities, such as signs, landscaping, and parking areas;
(d) That the development review process considers public and private views;
(e) That public health, safety, and general welfare throughout the City is paramount;
(f) That there is effective implementation of the applicable general and specific plan policies; and
(g) That development projects comply with the policies of the certified Local Coastal Program, including, but not limited to, the shoreline 200
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access, open space, environmentally sensitive habitat, hillside protection, and visual resource policies.
(2) Approval Authority.
(a) The Design Review Board or Planning Commission, as appropriate, is the approval authority for Design Review projects identified in Section 25.05.040(B)(1).
(b) The Community Development Department is the approval authority for projects that are Exempt from Design Review (Zone Clearance), as specified in Section 25.05.040(B)(2).
(c) The Director of Community Development is the approval authority for Administrative Design Review as specified in Section
25.05.040(B)(3).
(d) The Director of Community Development, at his or her sole discretion, is authorized to refer projects that are subject to Administrative Design Review or exempt from Design Review, as specified in Sections 25.05.040(B)(3) and 25.05.040(B)(2), to the Design Review Board or Planning Commission, as appropriate. In determining whether to make such a referral, the Director may consider whether the project:
i. Could alter significant physical characteristics within an unusually sensitive or highly visible area;
ii. May create impacts on surrounding properties, based on staff review of the project or issues identified in prior Design Review proceedings; or
iii. Presents other circumstances that, in the Director’s judgment, warrant review by the Design Review Board or
Planning Commission.
(e) Development Subject to Design Review, Exempt from Design Review (Zone Clearance), and Administrative Design Review may still require a Coastal Development Permit pursuant to the provisions of Chapter 25.07.
(B) Development Subject to Design Review, Exempt from Design Review (Zone Clearance), and Administrative Design Review.
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(1) Design Review. Design Review before the Design Review Board or Planning Commission, as appropriate, at a public hearing shall be required for the following projects:
(a) Demolition, alteration, or addition that constitutes a major remodel.
A landscape plan and an exterior lighting plan is required for such major remodel;
(b) All new buildings, except as otherwise provided in Section
25.05.040(B)(2) relating to ADUs and new primary dwelling units.
A landscape plan and an exterior lighting plan is required for new buildings under this subsection;
(c) Any improvement that exceeds a height of 15 feet, measured in accordance with the definition of “Height, building” in Chapter
25.08 (from the finished floor or from natural or finished grade, whichever is more restrictive or lower). A landscape plan and an exterior lighting plan is required for such improvement; (d) Major modifications, alterations, or other actions pertaining to historic resources that do not qualify for administrative approval under Section 25.05.040(B)(3);
(e) Any development in an environmentally sensitive area, unless a licensed professional has determined, subject to peer review, that the proposed development does not impact the environmentally sensitive area;
(f) Grading in excess of 20 cubic yards outside the building footprint, except as specified in Section 22.10.010(e);
(g) Retaining walls in excess of 5 feet in exposed height; (h) Clearing of native vegetation on undeveloped parcels and undeveloped portions of developed parcels, and native vegetation restoration plans, except for City required annual weed abatement and fuel modification;
(i) Shoreline and bluff protective devices;
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(j) Portable and in-ground swimming pools and spas more than 3 feet above adjacent, legal ground elevation, except for portable spas that do not exceed 600 gallons;
(k) New vehicular access to streets or alleys, including the widening of an existing driveway at the street to a width greater than the minimum required by Section 25.52.008(I)(2);
(l) Commercial or industrial parking and loading areas; (m) Permanent chain link or similar type of woven metal fences, and vinyl fences that do not simulate natural material;
(n) Trash storage or enclosures, except as provided in Section
25.05.040(B)(2) and Section 25.05.040(B)(3);
(o) Modification of a primary dwelling unit, which was approved in conformance with Chapter 25.13, that conflicts with the objective development and design standards set forth in Chapter 25.13. (p) Major Capital Improvement Project, which means a project undertaken by the City that is determined by the Community Development Director, in consultation with other affected department heads, to require review by the Planning Commission prior to approval by the City Council of design and/or construction documents, based on the project’s proposed scope in terms of environmental, aesthetic, and/or land use effects on the community.
Typical examples of a Major Capital Improvement Project include, but are not limited to, the following:
i. New or substantial alterations to parks, public buildings, community facilities, reservoirs, or bridges;
ii. New or substantial alterations to drainage structures which involve significant changes to grades, hillsides, habitats, or views;
iii. Street improvements which involve substantial expansion of right-of-way, removal of existing facilities, removal of significant vegetation (unless part of a fuel modification project or program) and/or major changes to community
character;
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iv. Design programs for city-wide features which are visible to the general public and contribute to community character, including but not limited to beach and park accessways, promenades, bridges, trails, and the City-owned property, where Festival of Arts and Pageant of the Masters is hosted. (2) Exempt from Design Review (Zone Clearance). The following types of projects shall require the issuance of zone clearance in compliance with Chapter 25.05.045, rather than design review. For avoidance of doubt, the zone clearance process shall not be used for any of the below projects that are in an environmentally sensitive area (unless a licensed professional has determined, subject to peer review, that the proposed development does not impact the environmentally sensitive area); such projects are subject to Design Review under (B)(1).
(a) Demolition, alteration, or addition that does not constitute a major remodel;
(b) An improvement that does not exceed a height of 15 feet, measured in accordance with the definition of “Height, building” in Chapter
25.08 (from the finished floor or from natural or finished grade, whichever is more restrictive or lower);
(c) In-kind replacement of improvements for repair and maintenance; (d) Interior modifications to existing structures that do not modify the exterior of such structures;
(e) Re-roofing of buildings or structures which do not result in white or light colored roofs, provided there are no changes to the dimensions, square footage, or roof pitch, and which will not result in glare through the use of materials, such as asphalt shingles or stainless steel, both at the determination of the Community Development Director;
(f) Annual weed abatement;
(g) Fuel modification project or program;
(h) Accessory dwelling units, only as set forth in Chapter 25.17; 204
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(i) Grading of 20 cubic yards or less outside the building footprint, except as specified in Section 22.10.010(e);
(j) Retaining walls 5 feet or less in exposed height;
(k) Hardscape that does not increase impervious surfaces, or that is proposed to comply with applicable fire prevention standards as determined by the Fire Official, and complies with all other applicable provisions of this chapter;
(l) Fences, walls and hedges that comply with Section 25.50.012 ("Fences, walls, hedges, latticework and screens"). For avoidance of doubt, this excludes permanent chain link or similar type of woven metal fences, and vinyl fences that do not simulate natural material, which are subject to design review under (B)(1);
(m) Decks, slabs, terraces, or patios elevated 3 feet or less above the adjacent, legal ground elevation;
(n) Landscaping of any vegetation, plants, bushes, or trees within the buildable area that is less than 15 feet at maintained height when measured from ground elevation adjacent to the location of the vegetation, plant, bush, or tree, provided that the plans identify and require that the landscaping is to be maintained at or below the heights reflected in the plans;
(o) Landscaping of any vegetation, plants, bushes, or trees in the rear or side yard at less than 6 feet at maintained height and in the front yard at less than 4 feet at maintained height when measured from the ground elevation adjacent to the location of the vegetation plant, bush, or tree, provided that the plans identify and require that the landscaping is to be maintained at or below the heights reflected in the plans;
(p) Artwork approved through the procedures outlined in Chapter 1.09 ("Art in Public Places");
(q) Trash storage within the side yard when screened from public view by a wall or fence at least 4 feet in height and does not impact required access for the property;
(r) Railings;
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(s) Skylights with operable automatic night shades;
(t) Portable and in-ground swimming pools and spas no more than 3 feet above adjacent, legal ground elevation, and portable spas that do not exceed 600 gallons;
(u) Water features;
(v) Mechanical equipment, including, but not limited to, air conditioners and pool/spa equipment, that meet the requirements of Section 7.25.130(c);
(w) Above-ground utility structures, which are below 4 feet in height when measured from adjacent, legal ground elevation, when incorporating colors, finishes, and landscaping to minimize visual impact, as determined by the Community Development Director, provided that the plans identify and require that the landscaping is to be maintained at or below the heights reflected in the plan and not to exceed the height of such above-ground utility structures; (x) Temporary on-grade removable accessory structures used as play sets, swing sets, other similar unenclosed recreation equipment, and storage sheds provided that:
i. the structure does not exceed 120 square feet in size, ii. the height is less than 12 feet above adjacent, legal ground elevation, and
iii. minimum required setbacks of the underlying zone are met unless it receives administrative design review approval; (y) Certain telecommunication facilities subject to the provisions of Chapters 11.06 and 25.55;
(z) New primary dwelling unit, only as set forth in Chapter 25.13; (aa) Modification of a new primary dwelling unit, which was approved in conformance with Chapter 25.13, that continues to meet the objective development and design standards set forth in Chapter
25.13. 206
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(bb) De Minimis Capital Improvement Projects. For purposes of this subsection, capital improvement projects undertaken by the City may be deemed de minimis and subject to zone clearance pursuant to the Zoning Code based on the project’s proposed scope in terms of environmental, aesthetic, and/or land use effects on the community, or are emergency projects determined by the
Community Development Director to be necessary to preserve the health, safety, or welfare of the community. Examples of de minimis capital improvement projects include but are not limited to the following:
i. Fuel modification project or program;
ii. Emergency projects;
iii. Roadway or trail improvements within existing rights-ofway; iv. Pipeline, such as storm drain and sewer, installation, repair and maintenance; minor alterations to utilities;
v. Alterations and repairs to parking lots;
vi. Small habitat restoration projects as defined in Section 15333 of the CEQA Guidelines;
vii. Sign replacements in the same size with similar materials, at the determination of the Community Development Director; viii. In kind replacement of improvements for repair and maintenance;
ix. Similar projects as determined by the Community
Development Director in consultation with other affected department heads.
(3) Administrative Design Review. Administrative Design Review before the Community Development Director or designee shall be required for the following projects and as set forth below:
(a) The following projects are subject to the administrative design review process. For avoidance of doubt, the administrative design review process shall not be used for improvements that are in an 207
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environmentally sensitive area (unless a licensed professional has determined, subject to peer review, that the proposed development does not impact the environmentally sensitive area); such improvements are subject to design review under (B)(1). i. Landscaping of any vegetation, plants, bushes, or trees within the buildable area that is 15 feet or higher at
maintained height when measured from the ground elevation adjacent to the location of the vegetation, plant, bush, or tree; ii. Landscaping of any vegetation, plants, bushes, or trees in the rear or side yard at 6 feet or higher at maintained height and in the front yard at 4 feet or higher at maintained height when measured from the ground elevation adjacent to the location of the vegetation plant, bush, or tree;
iii. Decks, slabs, terraces, or patios elevated more than 3 feet above the adjacent, legal ground elevation;
iv. Minor alterations to historic resources consisting of replacement or modification of doors and windows; the
addition of first floor porches and decks; the replacement of roofing material or building siding; minor improvements to landscaping, hardscape, walls, fences, arbors, and other landscape features; and similar minor site or building
alterations, provided that any such alteration has been reviewed for conformance with the Secretary of the
Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995, Weeks and
Grimmer), as amended from time to time, as determined by the Community Development Director, or other similar
generally accepted resource, as determined by the
Community Development Director;
v. Mechanical equipment, including, but not limited to, air conditioners and pool/spa equipment that do not meet the requirements of Section 7.25.130(C);
vi. Additional covered or tandem parking as specified in Section
25.52.012(G);
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vii. Decorative features such as fence posts, brick or stone columns which may extend up to twelve inches above the
maximum allowable height within the front yard;
viii. Revocable Encroachment Permits when not associated with a project requiring a Design Review Board or Planning
Commission decision;
ix. Re-roofing of buildings or structures which result in white or light colored roofs and which may result in glare through the use of materials, such as asphalt shingles or stainless steel, both at the determination of the Community
Development Director;
x. Roof alterations that change the dimensions, square footage, or roof pitch;
xi. Detached fireplaces;
xii. Skylights without operable automatic night shades; xiii. Telecommunication facilities subject to the provisions of Chapters 11.06 and 25.55 unless otherwise exempt;
xiv. Above-ground utility structures, which are four 4 or higher in height when measured from adjacent, legal ground
elevation;
xv. Trash storage located within the front yard setback, screened from public view by a wall or fence 4 feet in height (3 feet on a corner lot) and not impacting required access for the property;
xvi. Extensions of time for design review permits;
xvii. Minor Capital Improvement project, which means a project undertaken by the City that may be reviewed and approved administratively, based upon a determination by the
Community Development Director, in consultation with
other affected department heads, based on the project’s proposed scope in terms of environmental, aesthetic, and/or land use effects on the community. Typical examples of
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minor capital improvement projects include, but are not limited to the following:
1. Alterations to existing facilities resulting in exterior design changes;
2. Roadway or trail extensions within existing rightsof-way;
3. Replacement or renovation of damaged facilities or
structures resulting in exterior design changes;
4. Small additions to existing structures resulting in
exterior design changes;
5. Construction or demolition of small structures
resulting in site or building design changes; and
6. Slope and wall repair for public infrastructure.
(b) Except for decks, slabs, terraces, or patios elevated more than 3 feet above the adjacent, legal ground elevation (Section
25.05.040(B)(3)(a)(iii)) and minor alterations to historic resources (Section 25.05.040(B)(3)(a)(iv)), the Community Development Director may waive the requirement for a public hearing on a design review permit for the projects identified in Section
25.05.040(B)(3)(a), when no other entitlement is required, if all of the following occur:
i. Mailed Notice. The City shall mail or deliver notice to issue administrative design review permit not requiring a public hearing to all persons and agencies required to be notified Section 25.05.065 and with all of the information required in Section 25.05.065 at least ten days before the end of the public comment period. In addition, the notice of waiver of public hearing for the pending action shall contain all of the following:
1. A statement that a public hearing will be held upon
the written request of any person provided that such
request is received by the Department within fifteen
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(15) working days from the date of sending the
notice;
2. The date of the notice;
3. A statement that the project is appealable in
accordance with Section 25.05.070;
4. The final date to submit a request for a hearing;
5. The date the design review permit will be granted if there is no hearing;
6. A project description and a statement of why the
project qualifies for a waived public hearing;
7. A statement that failure by a person to request a
public hearing may result in the loss of that person's
ability to appeal any action taken by the City on such
design review application;
8. A statement that the project plans are available at the Community Development Department for inspection
during normal operating hours of the City.
ii. Publication of Notice. The City shall publish a notice to issue administrative design review permit not requiring a public hearing one time at least ten days before the end of the public comment period. Such notice shall contain all the
information required in subsections (B)(3)(b)(i)(1) through (B)(3)(b)(a)(8) of this section above Such notices shall be posted in three public places, including one at the project site, or in a newspaper with general circulation in the City. iii. If no request for public hearing is received by the Community Development Department within fifteen (15)
working days from the date of sending the notice pursuant to subsection (B)(3)(v)(ii) of this section, the permit is deemed approved.
iv. An appeal of a decision on an administrative design review application is subject to the provisions of Section 25.05.070. 211
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(c) Upon receipt of a request for a hearing, or in the Community Development Director’s discretion not to waive the public hearing requirement, the Community Development Department shall schedule the matter for a public hearing and issue notice of such hearing consistent with the provisions of Section 25.05.065 and shall be subject to the following process:
i. Staking Requirements for Administrative Design Review. If the Director of Community Development or his or her
designee otherwise determines that a project should be
staked, the staking requirements of subsections (C)(2) of this section shall be followed, except that the construction and certification of the staking shall be completed at least 14 calendar days prior to the public hearing.
ii. Deliberation and Action on Administrative Design Review Applications. The Director of Community Development or
his or her designee shall conduct a public hearing for the designated administrative design review projects. After consideration of all testimony and evidence presented at the public hearing and the Design Review Findings specified in subsection (I) of this section, the Director of Community Development or his or her designee shall either approve, conditionally approve, or deny the application in writing. An appeal of a decision on an administrative design review application is subject to the provisions of Section 25.05.070, and Section 25.07.016 when a coastal development permit is required.
(C) Application. Application for design review shall be made by a property owner or authorized agent. Applications shall contain such information as prescribed by the Director of Community Development.
(1) Early Neighbor Communication. The applicant shall communicate with owners of property within 300 feet of the applicant's property notifying them of the proposed project. Such communication should take place prior to deciding on a final design to help resolve potential conflicts.
Communication efforts shall include notification mailed to all property owners within 300 feet of the applicant's property. The noticing must be prepared and mailed by a professional listing service. Certification to the accuracy, completeness of the list, and date the notice was mailed is 212
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required to be provided by the company, along with a copy of the materials sent. Early neighbor communication must be completed prior to being scheduled for a hearing date. The following information shall be included in the early neighbor notification notice:
(a) Applicant contact information.
(b) Location of the proposed project.
(c) A description of the proposed project.
(d) Information on how to participate in the design review process. (2) Staking Requirements.
(a) A staking plan shall be prepared as specified on the most current zoning and design review submittal checklist. Staking poles and connecting ribbons, which accurately represent the full extent of the proposed structure, 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 design review 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 design review process because of a view consideration, privacy or other concerns that the design review authority determines is necessary to restake, the project shall be restaked and re-certified at least 14 calendar days prior to any subsequent public hearing.
(b) Staking poles shall be removed by the applicant within 20 calendar days after the City’s final decision on the design review application, after all local appeals are exhausted. The applicant's failure to remove the staking poles within the prescribed time period shall 213
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result in any remedies at law, including but not limited to code enforcement remedies.
(3) Biological Report Requirements. Prior to deliberation and action on a design review application, the applicant shall submit a biological report that is prepared by a professional in the fields of wildlife biology or botany for any proposal to clear native vegetation on undeveloped parcels that are located within or adjacent to areas designated high or very high value on the city's biological values maps and any other areas that contain environmentally sensitive habitat resources except for annual weed abatement and approved fuel modification programs.
(4) Fire Safety Standards Review. Prior to deliberation and action on a design review application for new construction and major remodels, the Fire Department or Building Division of the Community Development Department, as applicable, shall serve as the review authority for purposes of reviewing and approving or conditionally approving applications, including proposed fuel modification programs. Fuel modification programs or Alternative Materials and Methods (AM&Ms) requests, when determined necessary by the applicable review authority, are required for any parcel having an "FM"—Fuel Modification designation or Very High Fire Hazard Severity Zone on the City's Geographic Information Mapping system. The Cal Fire-designated Very High Fire Hazard Severity Zone is an overlay zone, and does not change the underlying zoning of Title 25. The review authority’s conditions of approval relating to public safety may not subsequently be modified by the design review authority without the review and approval of the Fire Department or Building Division of the Community Development Department, as applicable.
(D) Filing Fee. Prior to accepting an application, the Department of Community Development shall charge and collect a filing fee as determined by resolution of the City Council.
(E) Public Notice. Public notice shall be subject to the provisions of Section 25.05.065, except that if a Coastal Development Permit is required pursuant to Chapter 25.07, noticing for that type of permit shall instead be carried out through the public notice provisions of Section 25.07.014.
(F) Deliberation and Action on Applications.
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(1) The authorities responsible for reviewing and making decisions on design review applications under Section 25.05.040(B)(1) are as follows:
i. The design review board shall conduct a noticed public hearing on design review applications for all single-family or two-family developments, including associated public right-of-way improvements.
ii. The planning commission shall conduct a noticed public hearing on all other design review applications, including but not limited to: residential development of three-families or more, all projects located in the downtown specific plan area, all non-residential development, public works projects, and projects for which the planning commission is the
primary discretionary review authority, such as approval of a conditional use permit.
(2) Upon the conclusion of the public hearing on a design review application, and the consideration of all testimony and evidence presented at the public hearing, the approval authority shall approve, conditionally approve or deny the application. Determinations of design review applications shall be by majority vote of the voting members of the approval authority present. (3) The approval, conditional approval, or denial of design review applications by the approval authority shall be based upon the design review findings set forth in subsection (I) this section. Additional findings and review criteria are specified in Section 25.07.012(F) and (G) when an associated Coastal Development Permit is required. Additional review criteria contained in specific plans and/or zoning overlays shall apply to projects located in areas covered by any such specific plans and/or zoning overlays. (4) The approval, conditional approval or denial of design review applications by the approval authority shall be accompanied by written findings correlated with the design review findings set forth in subsection (I). Section
25.07.012(G) requires written findings to be made when approving or conditionally approving an associated Coastal Development Permit. (5) Written notice of the approval, conditional approval or denial of design review applications shall be provided to the applicant or authorized agent within 14 calendar days of the date of the decision of the approval authority. 215
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(6) Landscaping Conditions. The approval authority shall condition all landscaping approvals with maintained growth height limits for all vegetation that potentially impacts views. The landscaping shall be installed in accordance with the approved landscape plans. Thereafter, the landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, unless such plans are subsequently modified pursuant to Section 25.05.060. Certain landscaping is subject to zone clearance pursuant to subsection (B)(2) of this section and must be maintained at approved heights. (7) Applications for design review approval constitute applications for a "permit" as that term currently is used in California Government Code Section 65009(c)(1), and as hereafter may be amended.
(G) Design Guidelines. "Design Guidelines" is a publication that has been developed by the City to assist designers in understanding the Design Review criteria. These guidelines complement the zoning regulations provided for in this Title by providing conceptual examples of potential design solutions and design interpretations. The guidelines are general and may be utilized with flexibility in their application to specific projects.
(H) Design Review Criteria. The design review criteria are as follows:
(1) Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.
(2) Design Articulation. Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized.
Articulation techniques including, but not limited to, separation, offsets, terracing and reducing any one element of the structure into smaller components, may be used to reduce the appearance of mass. (3) Environmental Context. Development should preserve and, where possible, enhance the City's scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines, and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized except when necessary to balance other design review criteria.
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(4) General Plan Compliance. The development shall comply with all applicable policies of the general plan, including all of its elements, applicable specific plans, and the certified local coastal program. (5) Historic Preservation. Destruction, alteration, or other actions pertaining to historic resources must be consistent with Chapter 25.45. (6) Landscaping. Landscaping shall be incorporated as an integrated part of the structure's design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City's "Landscape and Scenic Highways Resource Document" should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.
(7) Lighting and Glare. Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g. skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.
(8) Neighborhood Compatibility. Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles. (9) Pedestrian Orientation. Commercial and mixed-use with commercial development design shall maintain, to the maximum extent possible, the existing pedestrian orientation and improve upon it, when feasible. Design techniques that support a pedestrian orientation may include articulated building masses, frequent building entrances, display windows near the sidewalk, outdoor activity spaces, and appropriate use of landscaping and lighting. Blank walls should be avoided, to the maximum extent feasible.
Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, 217
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and orientation to pedestrian access should be maximized to the extent feasible.
(10) Privacy. The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.
(11) View Equity. The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop. View equity is intended to balance preservation of views with the right to develop property. (I) Design Review Findings. In order to approve a design review permit application, the reviewing authority shall make all of the following findings:
(1) The proposed design of the project complies with all applicable provisions of the Laguna Beach Municipal Code, including any applicable specific plan; and
(2) The physical improvements and site developments are designed and located in a manner that achieves consistency with the design review criteria specified in Section 25.05.040(H).
(J) Appeals. Appeals of the design review authority are subject to the provisions of Section 25.05.070, and Section 25.07.016 when a Coastal Development Permit is required.
(K) Effective Date/Expiration Date.
(1) A Design Review decision shall become effective 14 calendar days after the date of the decision, unless appealed in accordance with Section 25.05.070. (2) Design Review approval shall lapse and become void two years following the effective date if the privileges authorized by design review are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion.
(3) The Director of Community Development or his or her designee may grant approval, through the administrative design review process, a two-year extension of time and, after that initial extension of time, a final one-year 218
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extension of time. Such time extensions shall be requested in writing by the applicant or authorized agent prior to the expiration of the beginning twoyear approval period or a subsequently approved extension of time. (4) Extension of Time Findings. An extension of time of the beginning twoyear approval period may be granted by through the administrative design review process, if each of the following findings can be made:
(a) The zoning codes or standards applicable to the circumstances of the originally approved design review have not materially changed; and (b) The neighborhood character has not changed so as to be materially inconsistent with the findings made when design review was originally approved.
(L) Reapplication Waiting Period. After denial of a project, no design review application for a project located on the same parcel or building site may be filed or accepted for filing for six months.
(M) The actual development allowed after the application of the design review findings and criteria will typically be less than the maximum designated by the general standards for the zone because of localized conditions identified during the design review process. A proposed development that has no variances from the Zoning Code does not have any presumptive development right or “entitlement.” SECTION 8. Code Amendment. Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to add Section 25.05.045 (Zone Clearance) to read as follows:
Section 25.05.045 (Zone Clearance)
(A) Purpose. Zoning clearance is the procedure used by the City to verify that a proposed use or structure complies with the activities allowed in the applicable zoning district and the development standards and other provisions of this Zoning Code.
(B) Applicability. Where this Zoning Code requires a zoning clearance as a prerequisite to establishing a use or structure, a zoning clearance shall be required at the time of the Department’s review of any of the following:
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(1) Initiation of a Use. A zoning clearance shall be obtained before the initiation or commencement of any use of land not requiring the construction of a structure.
(2) Change of Use. Whenever a use is proposed to be changed or intensified, whether or not the new or intensified use involves a new lessee, operator, or owner, a zoning clearance shall be obtained.
(3) Building Permit, Grading Permit, or Other Construction Permit. A zoning clearance shall be obtained before the City issues a new or modified building permit, grading permit, or other construction-related permit required for the alteration, construction, modification, moving, or reconstruction of any structure.
(C) Review and Approval
(1) The Community Development Department shall issue the zoning clearance after first determining that the request complies with all Zoning Code provisions and other adopted criteria and policies applicable to the proposed use or structure.
(2) An approval may be in the form of a stamp, signature, or other official notation on approved plans, a letter to the applicant, or other certification, at the discretion of the Community Development Director. (3) Appeals. The Department’s action on a zone clearance request may be appealed in accordance with Section 25.05.070.
(4) Coastal Development Permit. A coastal development permit may still be required in accordance with Chapter 25.07.
SECTION 9. Code Amendment. Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to add Section 25.05.060 (Subsequent Modification to Approved Permits) to read as follows:
Section 25.05.060 (Subsequent Modification to Approved Permits). (A) Subsequent Modification to Coastal Development Permits. (1) After a coastal development permit has been approved, modification of the approved plans and/or any conditions imposed, including additions or 220
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deletions, are subject to review in accordance with Chapter 25.07 (Coastal Development Permits), including Section 25.07.012(I) and Section
25.07.016(C).
(B) Subsequent Modification to Other Approved Permits.
(1) Development or a use authorized through an administrative use permit, variance, conditional use permit, temporary use permit, and design review permit issued by the City in compliance with the City’s Code shall be established only as approved by the review authority, and in compliance with any conditions of approval, except where a change to the project is approved in compliance with this section.
(2) Application. An applicant shall request a proposed change in writing and shall also furnish appropriate supporting information and materials explaining the reasons for the request.
(3) Minor Changes Approved by the Community Development Director without a Public Hearing.
(i) The Community Development Director may authorize minor changes to an approved permit without a public hearing, where the Director first finds that the changes:
a. Are consistent with the requirements of the City’s Zoning Code; and
b. Do not involve a feature of the project that was a basis for findings for an exemption, negative declaration, mitigated negative declaration, or environmental impact report for the project; and
c. Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval; and d. Do not result in an expansion or change in operational characteristics of the use; and
e. Do not alter the facts in support of the findings required by Section 25.07.012(G).
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(ii) The Director may choose to refer any requested change to the original review authority for review and final action.
(C) Changes to Other Permits Approved by the City.
(1) Changes Approved by Original Review Authority. A proposed change that does not comply with the criteria identified in subsection (B)(3) of this section (Minor Changes Approved by the Director without a Public Hearing) may only be approved by the original review authority for the project through a new permit application filed and processed in compliance with the application provisions of Chapter 25.05.
(2) Conditions. If a proposed change is approved by the reviewing body, all terms and conditions of the original approval shall remain in effect, unless specifically removed or modified by the reviewing body. If a proposed change is denied by the reviewing body, the terms and conditions of the original permit shall remain in effect.
SECTION 10. Code Amendment. Subsection (C) of Section 25.05.065 (Public Notice) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
Section 25.05.065 Public Notice.
. . .
(C) Content of Public Hearing Notices. All public hearing notices that are mailed, posted or published for a proposed project shall contain the information listed below.
(1) Time, date, address and location of the hearing;
(2) Name of the approval authority holding the hearing; (3) A description of the proposed development and its proposed location; (4) The environmental determination;
(5) The name, title, telephone and email address of a staff contact person; 222
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(6) All case numbers for the proposed development related project case numbers, and project name, if any;
(7) The project applicant’s name;
(8) A statement, if applicable, of whether the proposed project is located within the coastal zone and appeal procedure; see the coastal development permit noticing requirements specified in Section 25.07.014, and Section
25.07.020 for emergency coastal development permit.
SECTION 11. Code Amendment. Subdivision (E) of Section 25.05.065 (Public Notice) of Chapter 25.05 (Administration) of Title 25 (Zoning) is hereby amended to read as follows (additions shown in underline and deletion shown in strikethrough):
(E) Posting of Public Hearing Notices. Notice of a public hearing shall be posted in three public places within the City, including on the project site, not less than ten calendar days prior to the date of the public hearing for administrative use permit, conditional use permit, design review, general plan amendment (for specific property), heritage tree, revocation, rezone, street abandonment, subdivision (parcel or tentative tract map), temporary use permit (decided by the planning commission) and variance applications.
SECTION 12. Code Amendment. Section 25.05.070 (Appeals and Requests for Review of Decisions) is hereby repealed and replaced with the following:
Section 25.05.070 Appeals and Requests for Review.
(A) Purpose. It is the intent and purpose of this section to provide standardized procedures for appeals and requests for review with respect to planning and development applications and requests.
(B) Allowed Appeals.
(1) Community Development Director Decisions.
(i) Any decision by the Community Development Director or designee on a ministerial permit may be appealed to the Planning Commission or Design Review Board, as applicable, provided that the only allowed grounds for appeal shall be that the decision of the 223
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Community Development Director or designee has not complied with the applicable provisions of this Zoning Ordinance. Appeals of any determinations and requirements regarding coastal development permit processing, including exemptions, determinations relative to appealable development, etc. shall be as described in Chapter 25.07. (ii) Any decision by the Community Development Director or designee on a discretionary permit may be appealed to the Planning Commission or Design Review Board, as applicable. Appeals of any determinations and requirements regarding coastal development permit processing, including exemptions, determinations relative to appealable development, etc. shall be as described in Chapter 25.07. (2) Planning Commission and Design Review Board Decisions. Any decision rendered by the Planning Commission and Design Review Board may be appealed to the City Council. Similarly, any decision rendered by a board, committee, or commission appointed by the City Council will be processed in the same manner as set forth herein for the Planning Commission and Design Review Board decisions. Appeals of any determinations and requirements regarding coastal development permit processing, including exemptions, determinations relative to appealable development, etc. shall be as described in Chapter 25.07.
(3) Requests for Review. On its own initiative, the City Council may review any decision rendered by the Community Development Director, Planning Commission, or Design Review Board as follows:
(i) Decision to Review
a. One Council member may initiate review of a Community Development Director or Planning Commission/Design
Review Board decision, respectively, by filing a written request with the City Clerk, within 14 calendar days after the date of the decision.
b. The Council shall consider the “request for review” at its next regularly scheduled meeting.
c. If the Council votes to review the decision, a subsequent review hearing shall be scheduled to consider the merits of the review. Either action shall require an affirmative
majority of the legislative body vote.
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d. Where the City is the applicant or affected property owner, the City Manager may initiate proceedings for review of the decision or determination by written request to the City Clerk within 14 calendar days of the decision or
determination.
(ii) Applicant Notification. At the time the review body votes to initiate review, the applicant shall be informed of the aspects of the application and the decision that the review authority will consider. (iii) Notice of Hearing. Notice of the hearing shall be provided and the hearing shall be conducted in compliance with Section 25.05.065. (iv) A request for review shall not require any statement of reasons from the member(s) calling for review and therefore shall not represent support of or opposition to an application. No fee shall be required for a request for review. There shall be a presumption that the reason for the request is that the application may be of significant concern to the community or significant importance to the quality of life within the community and/or applicable land use policies and regulations. There shall be no inference or implication of bias or prejudgment due to a request for review being filed.
(C) Filing and Processing of Appeals.
(1) Form of Appeal and Timing.
(i) Appeals, other than City Council review, shall be submitted in writing and filed with the Community Development Department or City Clerk, as applicable, on a City application form, within 14 calendar days after the date the decision is rendered by the Community Development Director or Planning Commission/Design Review Board.
(ii) Appeals to the Planning Commission/Design Review Board and City Council shall include a statement specifying the basis for the appeal and the specific aspect of the decision being appealed. (2) Filing Fees.
(i) Appeals shall be accompanied by the filing fee set by the City Council’s Fee Resolution when the application is filed with the 225
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Community Development Department or City Clerk, as applicable.
No appeal shall be accepted or deemed filed unless such payment is made.
(ii) Where more than one appeal is allowed, and if more than one appeal is filed, then following the filing expiration date for appeals, the City Clerk shall prorate the required appeal fee among the total number of appeals and refund the excess amount paid by each appellant. (iii) The Community Development Director is authorized to waive the filing fee for appeals upon a showing of good cause.
(3) Effect of Filing. The filing of an appeal in compliance with this Chapter shall have the effect of suspending the effective date of the decision being appealed, and no further actions or proceedings shall occur in reliance on the decision being appealed except as allowed by the outcome of the appeal. (4) Notice to Applicant. If the appellant is not the applicant, a copy of the appeal shall be provided to the applicant within seven days of its filing. (5) Report and Scheduling of Hearing. When an appeal has been filed, the Community Development Director shall prepare a report on the matter. The City shall schedule the matter, in its sole discretion, within ninety (90) days of the filed appeal, for consideration by the appropriate appeal body identified in Section 25.05.070(B). All appeals shall be considered during public hearings with notice provided in compliance with subsection (C)(6).
The City may consolidate hearings on all timely filed appeals for the same project.
(6) Notice Requirements. Public notice of the hearing for the appeal or request for review shall be subject to the provisions of Section 25.05.065, except that the public notice for appeals of Coastal Development Permits shall be instead carried out through the public notice provisions of Section
25.07.014.
(7) Withdrawal of Appeal. Once filed, an appeal may only be withdrawn by a written request submitted to the Community Development Director, with the signatures of all persons who filed the appeal.
(D) Hearing on Appeal.
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(1) Upon the hearing of an appeal, the Planning Commission/Design Review Board, shall conduct a de novo hearing on the underlying application but shall be limited to the grounds specifically stated in the notice of appeal, if an appeal was filed. The Planning Commission/Design Review Board shall exercise its independent judgment as to the evidence. Nevertheless, there shall be a presumption that the decision or determination made by the approval authority was reasonable, valid, and not an abuse of discretion; and the appellant, if there is one, shall have the burden of proof of demonstrating otherwise by a preponderance of the evidence, including plans, presented. Abuse of discretion is established when (a) the agency has not proceeded in the manner required by law; (b) the order or decision is not supported by the findings; (c) the findings are not supported by evidence.
(2) Upon the hearing of an appeal or request for review, the City Council shall conduct a de novo hearing on the underlying application but shall be limited to the grounds specifically stated in the notice of appeal, if an appeal was filed. The City Council shall exercise its independent judgment as to such evidence. Nevertheless, there shall be a presumption that the decision or determination made by the approval authority was reasonable, valid, and not an abuse of discretion; and the appellant, if there is one, shall have the burden of proof of demonstrating otherwise by a preponderance of the evidence, including plans, presented. Abuse of discretion is established when (a) the agency has not proceeded in the manner required by law; (b) the order or decision is not supported by the findings; (c) the findings are not supported by evidence.
(3) Hearings are subject to the provisions of Section 25.07.016 when a coastal development permit is required.
(E) Action on Appeal.
(1) At the hearing, the appeal body shall conclude the proceedings with one of the following actions.
(i) Affirmation or Reversal. The appeal body may, by resolution, affirm, affirm in part and reverse in part, or reverse the action that is the subject of the appeal.
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(ii) Additional Conditions. When reviewing an appeal, the appeal body may adopt additional conditions of approval involving or related to the subject matter of the appeal.
(iii) Remand. The City Council may, but shall not be required to, remand the matter back to the Planning Commission/Design Review Board, as applicable, for further consideration. The Planning
Commission/Design Review Board, as applicable, shall not be allowed to remand the matter back to the Community Development Director.
(2) Deadlocked Vote.
(i) By Planning Commission/Design Review Board. In the event an appeal from an action of the Community Development Director results in a deadlocked vote by the Planning Commission/Design Review Board, the determination, interpreting decision, judgment, or similar action, the appeal shall be forwarded to the City Council for the City Council’s proceedings on the appeal, as specified in this Section.
(ii) By City Council. In the event that an appeal from an action of the Planning Commission/Design Review Board results in a deadlocked vote by the City Council, the action of the Planning
Commission/Design Review Board (or Community Development Director), as appropriate, shall become final.
SECTION 13. Code Amendment. Chapter 25.07.006 (Definitions) of Chapter
25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order of the existing list of definitions:
“Director of Community Development” and “Community Development Director” shall mean the Director of the Community Development Department at the City of Laguna Beach and his or her designee.
SECTION 14. Code Amendment. Subsection (B) of Section 25.07.008 (Exemptions) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby amended to as follows (additions shown in underline and deletion shown in strikethrough):
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(B) Record of Exemptions. Consistent with Section 25.07.014(A) of this chapter, the Community Development Director shall maintain a record of all development within the coastal zone that were exempted from the requirements of the coastal development permit process. This record shall be available on the City's website.
The record of exemption shall include the name of the applicant, the location of the project, and a complete description of the project. For exemptions issued for development that is appealable to the Coastal Commission, the Community Development Director shall also provide notification to the Executive Director of the Coastal Commission of any record of exemptions within seven (7) calendar days of the exemption determination or issuance.
SECTION 15. Code Amendment. Section 25.07.012 (Procedures) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby amended to add Subdivisions (J) and (K) to read as follows:
(J) Subsequent Modification to Approved Coastal Development Permits. (1) Development or a use authorized through a coastal development permit issued by the City in compliance with the City’s certified Local Coastal Program shall be established only as approved by the review authority, and in compliance with any conditions of approval, except where a change to the project is approved in compliance with this section. (2) Application. An applicant shall request a proposed change in writing, and shall also furnish appropriate supporting information and materials explaining the reasons for the request.
(3) Minor Changes Approved by the Community Development Director without a Public Hearing.
(i) The Community Development Director may authorize minor changes to an approved coastal development permit without a public hearing, where the Director first finds that the changes:
a. Are consistent with the requirements of the certified Local Coastal Program; and
b. Do not involve a feature of the project that was a basis for findings for an exemption, negative declaration, mitigated 229
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negative declaration, or environmental impact report for the project; and
c. Do not involve a feature of the project that was specifically addressed or was the subject of a condition(s) of approval for the project or that was a specific consideration by the applicable review authority in the project approval; and d. Do not result in an expansion or change in operational characteristics of the use; and
e. Do not alter the facts in support of the findings required by Section 25.07.012(G).
(ii) The Director may choose to refer any requested change to the original review authority for review and final action.
(4) Changes to Coastal Development Permits Approved by the City. (i) Changes Approved by Original Review Authority. A proposed change that does not comply with the criteria identified in subsection (J)(3) of this section (Minor Changes Approved by the Director without a Public Hearing) may only be approved by the original review authority for the project through a new permit application filed and processed in compliance with the application provisions of Chapter 25.07 (Coastal Development Review Procedures)
(ii) Conditions. If a proposed change is approved by the reviewing body, all terms and conditions of the original approval shall remain in effect, unless specifically removed or modified by the reviewing body. If a proposed change is denied by the reviewing body, the terms and conditions of the original permit shall remain in effect. (5) Amendments to Coastal Development Permits Approved by the Coastal Commission. Amendments to coastal development permits approved by the Coastal Commission within an area where the Coastal Commission continues to exercise original permit jurisdiction shall not be processed by the City and instead shall be processed by the Coastal Commission. (K) Staking Requirements.
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(1) A staking plan shall be prepared as specified on the most current zoning and coastal development permit submittal checklist. Staking poles and connecting ribbons, which accurately represent the full extent of the proposed structure, 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 as required, 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 review process and the reviewing body determines it is necessary to restake, the project shall be restaked and re-certified at least 14 calendar days prior to any subsequent public hearing.
(2) Staking poles shall be removed by the applicant within 20 calendar days after the final project decision. The applicant's failure to remove the staking poles within the prescribed time period shall result in any remedies at law, including but not limited to code enforcement remedies. (3) The Community Development Director may waive this requirement in writing in the Community Development Director’s sole discretion.
SECTION 16. Code Amendment. Section 25.07.026 (Local Coastal Program amendments) of Chapter 25.07 (Coastal Development Permits) of Title 25 (Zoning) is hereby repealed and replaced with the following:
(A) Purpose and Intent. The City Council may amend the Local Coastal Program when required by public necessity, convenience, and general welfare or protection of coastal resources, or where required by specific policies in the Local Coastal Program by following the procedure specified in this Chapter. For purposes of this Section, amendments of a certified Local Coastal Program includes, but is not limited to, any action by the City that authorizes the use of a parcel of land other than a use that is designated in the certified local coastal program as a permitted use of the parcel, except for temporary uses as defined in Section 25.05.035. Such amendments will not take effect until effectively certified by the Coastal Commission.
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(B) Application
(1) Proposals
(a) Initiation. An amendment to the Local Coastal Program may be initiated by:
(i) Resolution of Intention of the City Council;
(ii) Property owners, or their duly authorized agents, by filing a complete and verified application with the Community
Development Department for amendments to the LCP
involving their property.
(iii) Any person authorized to undertake a public works project or proposing an energy facility development may request to amend the local coastal program, if the purpose of the
proposed amendment is to meet public needs of an area
greater than that included within such certified local coastal program that had not been anticipated by the person making the request at the time the local coastal program was before the Coastal Commission for certification.
(b) Contents of Amendment Applications. The amendment application shall include:
(i) All policies, plans, standards, objectives, diagrams, drawings, maps, photographs, and supplementary data
related to the amendment in sufficient detail to allow review for conformity with the requirements of the Coastal Act.
Written documents should be readily reproducible. An
amendment application may also need to include, where
applicable, a readily identifiable public access component as set forth in California Code of Regulations Section 13512. (ii) The application shall be accompanied by a map drawn to scale showing the location of the property concerned and the location of all highways, streets and alleys, public easements or Offers to Dedicate Public Easements and all lots and parcels of land within a distance of 500 feet from the exterior boundaries of the property involved. The accuracy of such map shall be the responsibility of the applicant.
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(iii) A discussion of the amendment's relationship to and effect on the other sections of the certified LCP.
(iv) An analysis that meets the requirements of California Code of Regulations Section 13511 that demonstrates conformity with the requirements of Chapter 6 of the Coastal Act.
(v) Any environmental review documents, pursuant to CEQA, required for all or any portion of the amendment to the LCP. (vi) An indication of the zoning measures or implementation that will be used to carry out the amendment (unless submitted at the same time as the amendment to the Local Coastal
Program).
(c) Any application made pursuant to Paragraph (B)(1)(a)(ii) and (iii), above, shall be in writing and signed and verified by the owner of the land involved or by his authorized agent. If a person other than the owner makes the application, written authorization to act on behalf of the owner shall be submitted with such application. The application shall show or be accompanied by the legal description of the property for which the amendment is requested, and the street address or addresses, if any, or other common description of the premises.
(2) Review of Filing. An amendment to a certified LCP together with all necessary attachments and exhibits shall be deemed "submitted" after having been received and found by the Community Development Director to be in proper order and legally adequate to comply with this Section. The Community Development Director shall cause a date of receipt stamp to be affixed to all LCP submissions on the day they are so received and a stamp of the date of submittal on the day they are found to be properly submitted. (C) LCP Amendment Hearing and Notice. Upon receipt in proper form of an LCP amendment application, or upon receipt of a Resolution of Intention from the City Council, the Community Development Department shall set a public hearing before the Planning Commission.
(1) Notice of Public Hearings. Notice of public hearings shall be given at least ten (10) days prior to the hearing. Such notice shall state the nature of the proposed change, location of the affected area, and the time(s) and place(s) 233
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of the scheduled hearing(s) and for accepting comments on the proposed amendment.
(a) For Amendments to LCP, the notice shall be provided as follows:
(i) By mail to all of the following parties:
(1) Any member of the public who has so requested;
(2) Each local government contiguous with the area that is the subject of the Amendment;
(3) Local governments, special districts, or port or
harbor districts that could be directly affected by or
whose development plans should be considered in
the Amendment;
(4) Regional, state and federal agencies that may have an interest in or be affected by the amendment;
(5) Local libraries and media;
(6) The Coastal Commission.
(7) Any reference in this subchapter to "interested
parties" or "public agency" shall include the
aforementioned persons or groups.
(ii) By posting the draft amendment to the City’s website in a format that can be downloadable.
(iii) By placing a display advertisement of at least one-fourth page in newspaper having the greatest circulation within the area affected by the proposed action.
(b) Following a public hearing, the Planning Commission shall recommend approval, modification, or denial of the proposed amendment to the City Council. The recommendation shall be by resolution carried by the affirmative vote of not less than the majority of the entire Commission. It shall be transmitted to the City Council within forty (40) days after the rendering of a decision. Such decision is final and conclusive and may not be reconsidered except upon referral by the City Council.
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(2) Council Hearing and Notice. After receipt of the Planning Commission's recommendation, the City Council shall hold a public hearing and shall give notice in the same manner as required for the Planning Commission in this Section above.
(3) Council Decision. After the required hearing, the City Council shall take actions on the Amendment by resolution or ordinance, as applicable, to either approve, modify, or deny the proposed amendments. (D) Required Findings. Before approval of any LCP Amendment, the City Council must make the finding that such amendment meets the requirements of, and is in conformity with, the LCP and the policies of Chapter 3 the California Coastal Act. (E) Certification of Local Coastal Program Amendments.
(1) Submittal to Coastal Commission. Any amendment approved by the City shall be submitted to the Coastal Commission in accordance with Sections 30510, 30512, 30513 and 30514 of the Public Resources Code and Sections 13551 and 13552 of the California Code of Regulations.
(2) Effective Certification. An amendment to the Commission-certified Local Coastal Program shall not become effective after City Council adoption until the amendment is submitted pursuant to the requirements of Section 13551 et seq. of the California Code of Regulations and is effectively certified by the California Coastal Commission pursuant to the requirements of Section 13544 et seq. of the California Code of Regulations. (3) Amendments Pursuant to PRC 30515 (Public Works Project or Energy Facility Development). LCP Amendments approved by the Coastal Commission pursuant to Public Resources Code Section 30515 shall be effectively certified upon final action by the Coastal Commission.
SECTION 17. Code Amendment. Section 25.08.004 (Words beginning with “B.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order:
“Buildable Area” means the total area of the parcel minus the area of all required setbacks pursuant to the local zoning regulations.
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SECTION 18. Code Amendment. Section 25.08.010 (Words beginning with “E.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order:
“Environmentally Sensitive Area” has the same meaning as the term is defined in the Open Space and Conservation Element Policy 8-I, which is as follows: “Environmentally Sensitive Areas (ESA’s) as defined in Section 30107.5 of the California Coastal Act shall be identified and mapped on a Coastal ESA Map. The following areas shall be designated as Enviornmentally Sensitive Areas: Those areas shown on the Biological Resource Values Map in the Open Space/Conservation Element as “Very High” habitat value, and streams on the Major Watersheds and Drainage Courses Map which are also streams as identified on the USGS 7.5 Minute Quadrangle Series and any other areas which contain environmentally sensitive habitat resources as identified through an on-site biological assessment process, including areas of “High” and “Moderate” habitat value on the Biological Resources Values Map and areas which meet the definition of ESA’s in Section 30107.5 of the Coastal Act, including streams, riparian habitats, and areas of open coastal waters, including tidepools, areas of special biological significance, habitats of rare or endangered species, near-shore reefs and rocky intertidal areas and kelp beds.” “Environmentally Sensitive Area” also includes slopes of 30% or greater and other areas designated as an “Environmentally Sensitive Area” on a map adopted by resolution of the City Council.
SECTION 19. Code Amendment. Section 25.08.016 (Words beginning with “H.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to modify the definition for “Height, building” (additions shown in underline):
“Height, building” means one or more of the following:
(a) The vertical distance from any point on the finished roof surface, including any roof-mounted or rooftop appurtenance, to the finished floor surface of the lowest floor measured directly below or to the natural or finished grade, whichever is more restrictive or lower. If the entire lowest floor, measured from the finished floor surface of the floor above, is located completely below natural or finished grade, whichever is more restrictive, then the building height shall be measured to the top of the finished floor of the next level directly above that subterranean level; 236
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(b) For purposes of measuring the height above the front lot line, an applicant may have the option of measuring by one of the following two options:
(1) The vertical distance from the curb, street centerline or property line to the highest point of the roof, whichever is the applicable measurement as required under the specific chapters of this title. The elevation of the curb shall be taken on top of the curb at a point created by the intersection of the curb and a line perpendicular to and intersecting the midpoint of the front lot line. In the event, there is no curb, height shall be measured from the centerline of the street to the top of the roof. The elevation of the centerline of the street shall be taken at a point created by the intersection of the centerline and a line perpendicular to and intersecting the midpoint of the front lot line; or
(2) At every point along the curb or street center line. (c) For purposes of measuring the height above the rear lot line, the elevation of the rear lot line shall be taken at every point along the rear property line. (d) Exception: Provided they do not exceed a maximum height limit set forth in Chapter 25.51, and provided further that no structure in excess of the specified building height shall be used for additional living or floor space, the following items may be permitted to a height in excess of that permitted within a zone when approved by the design review board pursuant to the procedures and findings of Chapter 25.05 as applicable: structures for the sole purposes of housing elevators, 237
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stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, skylights, spires, flagpoles, broadcasting and receiving antennae and chimneys.
(e) For development proposed on the seaward side of Pacific Coast Highway, where topography allows, no structures shall be constructed above the finish elevation of Pacific Coast Highway at the right-of-way line.
SECTION 20. Code Amendment. Section 25.08.018 (Words beginning with “I.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definition in alphabetical order:
“Improvement” means any building, structure, feature, or object constituting a physical addition to real property or a structure on real property, or any part of such addition. Improvements include the construction of streets and all related appurtenances bridges, utilities, pedestrian ways, bikeways, trails, or landscaping and irrigation in connection with an approved development or public works project, whether involving the subdivision of land or not.
SECTION 21. Code Amendment. Section 25.08.022 (Words beginning with “L.”) of Chapter 25.08 (Definitions and Standards) in Title 25 (Zoning) is hereby amended to add the following definitions in alphabetical order:
“Landscaping” means an area devoted to or developed and maintained with native or exotic plantings, lawn, groundcover, gardens, trees, shrubs, and other plant materials, and associated decorative outdoor landscape elements.
“Landscape plans” means plans prepared to depict proposed landscaping and irrigation on a development site, which include a planting plan and an irrigation plan drawn to the same scale as the grading plan, that clearly and accurately identify specified plants, irrigation layout equipment, finish grades and drainage, specifications and construction details, plan sheet numbers, and drawing date of plans.
SECTION 22. Code Amendment. Subdivision (E)(1)(c) and (E)(1)(d) of Section
25.10.008 (Property development standards) of Chapter 25.10 (R-1 Residential Low Density Zone) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
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(E) Yards
. . .
(1) General Provisions
. . .
(c) The maximum lot area which may be occupied by habitable enclosed building space and covered off-street parking shall depend on lot size. For lots four thousand 4,000 square feet and under, site coverage shall not exceed forty-four percent; for lots greater than four thousand 4,000 square feet and less than 8,000 square feet, the maximum site coverage shall be calculated using the formula below; and for lots eight thousand 8,000 square feet and over, site coverage shall not exceed thirty-five 35 percent. The maximum site coverage percentage permissible on any residential lot shall be calculated using the following formula:
Building Site Coverage (%) = 35 + (8,000-A) x 9
4,000
Where A = lot area (square feet)
For example, if the lot area is six thousand six hundred twenty-five 6,625 square feet, the maximum allowable building site coverage would be calculated as follows:
Lot Area (A) = 6,625 square feet
Building Site Coverage (%) = 35 + (8,000-A) x 9
4,000
= 35 + (1,375) x 9
4,000
= 35 + 3.094
BSC (%) = 38.09
(d) The Design Review Board is authorized to modify the building site coverage requirement identified in subsection 25.10.008(E)(1)(c), above, upon a finding that shall only be modified by the design 239
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review board when it is necessary to preserve views, preserve privacy, reduce heights, or to maintain neighborhood development patterns. In no event shall the Design Review Board modify such requirement by more than five percentage points.
SECTION 23. Code Amendment. Subdivision (E)(3)(a)(2) of Section 25.10.008 (Property Development Standards) of Chapter 25.10 (R-1 Residential Low Density Zone) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(E) Yards
. . .
(3) Side Yard.
(a) The width of each side yard shall be not less than ten 10 percent of the average lot width, but in no case less than three 3 feet; except that when the average lot width is forty 40 feet or greater, no side yard shall be less than four 4 feet.
. . .
2) Side yards shall not be used for accessory buildings, clotheslines, air conditioning or pool equipment, the storage of trailers, boats, campers or other materials, or the regular or constant parking of automobiles or other vehicles, except for the required additional parking space when approved by the Design Review Board in accordance with Section 25.52.012(f).
SECTION 24. Code Amendment. Chapter 25.13 (Objective Development and Design Standards for New Primary Dwelling Units) is hereby added to Title 25 (Zoning) to read as follows:
25.13.010 Purpose
These Objective Development and Design Standards (ODDS) are established to:
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(A) Provide clear, objective, and measurable standards for qualifying new primary dwelling unit development throughout the City;
(B) Streamline the review of qualifying new primary dwelling unit projects to address housing needs of all income levels; and
(C) Maintain Laguna Beach’s architectural quality and diversity.
25.13.020 Applicability
(A) Alternative Permitting Pathway. This Chapter is intended as an optional alternative approval pathway for new primary dwelling units within a single-family residential zone in lieu of the discretionary permitting process described in Laguna Beach Municipal Code Section 25.05.040 which might apply to such projects. This Chapter applies to the development of new primary units within a single-family residential zone. It also may be used to approve additions or modifications to a new primary unit within a single-family residential zone previously approved under the provisions of this Chapter, provided that the additions and modifications comply with the development standards and design standards set forth by this Chapter. (B) Non-Compliance with Objective Standards. Projects that do not comply with all provisions of this Chapter may seek discretionary review and approval pursuant to the City’s development review process set forth in Section 25.05.040.
25.13.030 Relationship to Laguna Beach Municipal Code
(A) These objective development and design standards are additive to the requirements of the single-family residential zoning district in which the new primary dwelling unit project is proposed as set forth in the Laguna Beach Municipal Code Title 25 (Zoning) or any other provisions of the Laguna Beach Municipal Code. (B) Conflicts. Where the provisions of this Chapter conflict with the single-family residential zoning district requirements of the zoning district in which the new primary dwelling unit project is proposed as set forth in the Laguna Beach Municipal Code Title 25 (Zoning), the regulations of this Chapter prevail. (C) Major Remodels. A project that would constitute a major remodel does not constitute a new primary dwelling unit for purposes of this Chapter and is not eligible to proceed under this Chapter.
25.13.040 Administration
(A) Application Processing.
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(1) At the time of filing a permit application, the applicant shall state whether the process is to be processed in accordance with this Chapter. (2) A new primary dwelling unit project that meets the requirements in this Chapter is not subject to discretionary design review in accordance with Section 25.05.040 but may still require a discretionary coastal development permit in accordance with Chapter 25.07.
(3) Structures and site improvements proposed at the same time as the new primary dwelling unit, other than the new garage and landscaping authorized by this Chapter, may require discretionary design review in accordance with Section 25.05.040.
(B) Application Requirements.
(1) The Director of Community Development shall prescribe the form and scope of the application form in accordance with Section 25.05.015. (2) A complete permit application shall include all the materials listed on such application form, including the materials and information listed below:
(a) A landscape plan with mature growth height limits and maintenance schedules (type and frequency of pruning) for all vegetation. (b) An exterior lighting plan.
25.13.040 Objective Development Standards
(A) Building Height.
(1) The height of the new primary dwelling unit and new garage authorized by this Chapter shall not exceed a height of 15 feet, measured in accordance with the definition of “Height, building” in Chapter 25.08. (2) The new primary dwelling unit and new garage authorized by this Chapter shall not exceed a single story, measured in accordance with the definition of “Height, building” in Chapter 25.08.
(B) Yard Setbacks.
(1) Side Yards.
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(a) The side yard setbacks are at least 20% greater than the requirement imposed by the underlying zone.
(b) No redistribution of the required side yards shall be permitted. (2) Front and Rear Yards.
(a) The front and rear yard setbacks are at least 20% greater than the requirements imposed by the underlying zone.
(b) Reduced building setbacks in accordance with Section 25.50.004(E) shall not be permitted.
(3) Permitted Projections.
(a) Permitted projections into required yards in accordance with Section
25.50.008 shall be measured from the setbacks required by this Chapter.
(4) Special Subdivision Map Setback.
(a) In any case where a special subdivision map building setback applies, the building setback shall be at least 20% greater than that requirement.
(C) Maximum Floor Area for New Primary Dwelling Unit and New Garage. (1) New Primary Dwelling Unit.
(a) A new primary dwelling unit shall not exceed a gross primary unit floor area of 1,500 square feet.
(b) A new, second primary dwelling unit shall not exceed a gross primary unit floor area of 800 square feet.
(c) For purposes of this paragraph, “gross primary unit floor area” shall include all habitable floor area and all other enclosed building areas that are attached to the unit, including non-habitable mechanical and storage areas, but not including the garage.
(2) New Garage.
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(a) Each new primary dwelling unit shall have a new garage that accommodates two parking spaces that shall not exceed a gross garage floor area of 400 square feet
(b) For purposes of this paragraph, “gross garage floor area” shall include all enclosed building areas for the garage, including nonhabitable mechanical and storage areas. (3) For purposes of this paragraph, the “floor area” is calculated from the outside structural wall, including retaining walls when below grade. (D) Maximum Floor Area for the Lot.
(1) The maximum permitted gross floor area on a lot shall not exceed the floor area ratio set forth in Table A, based on the gross lot area. (2) For purposes of this paragraph, “gross floor area” means the areas that are attached or detached to the unit, including non-habitable mechanical and storage areas, but not including the garage.
(3) For purposes of this paragraph, the floor area is calculated from the outside structural wall, including retaining walls when below grade. (4) Notwithstanding (D)(1), above, a lot shall be permitted sufficient gross floor area to comply with mandatory state law, including to allow the following:
(a) First primary dwelling unit: the unit shall not exceed 1,500 square feet, provided that the unit complies with this Chapter. (b) Second primary dwelling unit: the unit shall not exceed 800 square feet, provided that the unit complies with this Chapter. (c) Accessory Dwelling Unit: the unit shall not exceed 850 square feet for studio or one bedroom and 1,000 square feet for two bedrooms, provided that the unit complies with Chapter 25.17.
(d) Junior Accessory Dwelling Unit: the unit shall not exceed 500 square feet, provided that the unit complies with Chapter 25.17. (E) Landscaping.
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(1) Buildable Area. Landscaping of any vegetation, plants, bushes or trees within the buildable area shall not exceed 15 feet at maintained height when measured from the adjacent, legal ground elevation.
(2) Rear and Side Yards. Landscaping of any vegetation, plants, bushes or trees within the rear and side yards shall not exceed a maintained height of 6 feet. (3) Front Yard. Landscaping of any vegetation, plants, bushes or trees within the front yard shall not exceed a maintained height of 4 feet on a non-corner lot and 3 feet on a corner lot.
(F) Lighting. Exterior lighting must be fully shielded and aimed downward. (G) Roof Decks.
(1) No new primary dwelling unit shall include a roof deck. (2) For purposes of this paragraph, a "roof deck" means a deck above the uppermost story of a building, with no access from interior living space at the same floor level.
Table A
Maximum Floor Area Ratio
Gross Lot Area (sq. ft.) Maximum Floor Area Ratio
0 – 2,499 0.60
2,500 – 2,999 0.50
3,000 – 3,499 0.43
3,500 – 3,999 0.38
4,000 – 4,499 0.34
4,500 – 4,999 0.31
5,000 – 5,999 0.28
6,000 – 6,999 0.25
7,000 – 7,999 0.22
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8,000 – 8,999 0.20
9,000 – 9,999 0.18
10,000 and over 0.17
25.13.040 Objective Design Standards
A new primary dwelling unit project authorized by this Chapter shall comply with objective design standards established by resolution of the City Council.
Code Amendment. Sections 25.15.002 (Intent and Purpose) and 25.15.004 (Design Criteria) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) in Title 25 (Zoning) are hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with renumbering and re-lettering to occur in numerical and alphabetical order:
Section 25.15.002 (Intent and Purpose)
The intent and purpose of this zone is to allow for low-intensity, residential development that addresses concerns for public health and safety and promotes the design criteria set forth in Section
25.15.004. All new development in this zone shall be sensitive to the hillside terrain and to the environmental constraints and shall provide for the conservation of existing natural open space lands, unique landforms, scenic hillsides and sensitive biological habitats. These environmental constraints include potential danger from fire, slope failure and erosion, as well as the difficulty of emergency evacuation. Protection of the physical environment, public views and aesthetic qualities associated with undeveloped lands is of critical concern in this zone. Low-intensity agricultural uses and passive, recreational uses are also appropriate for this zone.
Section 25.15.004 (Design Criteria)
The area included in the residential/hillside protection zone encompasses a substantial amount of the city's undeveloped hillsides. Not only does this land incorporate some of the most undisturbed physical environments in the city, it also supports many environmentally sensitive habitats. These included rare species of flora or fauna, significant watercourses, ridgelines and unique landforms such as rock outcroppings and caves. In addition, land within this zone typically contains physical conditions such as steep topography and geologically sensitive areas which amplify the environmental and safety concerns of this zoning district.
The following design criteria have been established to help ensure that future development proposals take the proper steps to avoid adverse impacts on these unique resources. In addition, all development proposals shall be subject to the zoning standards and design review procedures of this chapter and shall be strictly evaluated for conformance with the city's general plan, with particular emphasis on the open space and conservation element. As part of the environmental review process for any project, the city shall require detailed environmental studies to identify 246
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specific impacts, measures to avoid those impacts and, when allowable impacts are unavoidable, the necessary mitigation measures.
(A) To ensure compliance with the applicable General Plan policies, aAll development proposals shall be subject to the following criteria:
(1) Building Site. Development Buildings and other improvements should be located on a slopes of less than thirty percent and shall be situated such that they do not adversely impact any environmentally sensitive areas, and should minimize impacts to ridgelines, geologic hazard areas and unique landforms.
(2) Mass and Scale. The height and scale of the building(s) should respect the natural surroundings and unique visual resources by incorporating designs which minimize bulk and mass, follow natural topography and minimize visual intrusion on the natural landscape.
(3) Building Size. In addition to the mass and scale of the residence, the total square footage shall also be maintained at a size compatible with the open space characteristics of the hillsides. Residential designs should blend in with the surroundings, while minimizing their prominence to public view.
As such, larger lots shall not necessarily enable the development of correspondingly larger homes.
(4) Architectural Style. The architectural style, including materials and colors, should be compatible with the natural setting by encouraging designs which blend in with the surroundings.
(5) Grading. Development proposals should minimize grading of hillside areas by encouraging designs which follow the natural grade while maintaining a building mass and scale that is sensitive to topography. (6) Landscaping. The proposal should maintain native vegetation to the greatest extent possible and should include the provision of additional native vegetation to mitigate potential visual impacts and erosion concerns associated with the development proposal. Invasive plantings shall be prohibited.
(7) Fuel Modification. The development proposal should address the required fuel modification as part of the initial application and should integrate fuel modification provisions into the site plan in such a way as to minimize impact on existing native vegetation and areas of visual prominence. 247
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Alternative means to thinning and/or removal of native vegetation for fire hazard management such as minimizing the building envelope, and/or siting of the structure(s) away from hazard areas, and/or use of fire retardant design and materials are preferred where feasible. The fuel modification plan shall be in compliance with all Fire Department fuel modification requirements, and may qualify as development requiring a coastal development permit that is subject to the provisions of Chapter 25.07, including instances when such a plan constitutes development that is not exempt pursuant to Section 25.07.008 because it would impact environmentally sensitive habitat areas.
SECTION 25. Code Amendment. Subsection J (Fences and Walls) of Section
25.15.010 (Property development standards) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(J) Fences and Walls. All fences and walls shall be subject to the provisions of Section 25.50.012 as well as the following standards:
(1) Except as provided for in subsection (2) below, any fencing shall be located within one hundred 100 feet of the main dwelling principal structure. If no dwelling principal structure exists on the lot, a fence is not permitted. (2) Requests for security or safety fences which are not addressed in the Building Code may be exempt from the provisions of
subsection (1) abovebelow, subject to design review board approval which includes a finding that the fence is necessary for the preservation of public health, safety and welfare.
SECTION 26. Code Amendment. Subsection P (Open Space) of Section 25.15.010 (Property development standards) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) in Title 25 (Zoning) is hereby added to read as follows:
(O) Open Space. As a condition of approval of any new development in the "Residential/Hillside Protection" designation, the offer of a permanent open space easement over that portion of the property not used for physical development 248
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or service shall be required to promote the long-term preservation of these lands. Only consistent open space uses shall be allowed by the easements. Except for passive recreation, trails or trail-related rest areas, development shall not be allowed in this easement area. The offer of easement shall be in a form and content approved by the City and shall be recorded and run with the land, and shall be irrevocable for 21 years from recordation. The creation of homeowner's or other organizations, and/or the preparation of open space management plans may be required by the City to provide for the proper utilization of open space lands.
SECTION 27. Code Amendment. Section 25.15.012 (Required findings) of Chapter 25.15 (R/HP Residential/Hillside Protection Zone) of Title 25 (Zoning) is hereby repealed.
SECTION 28. Section 25.16.030 of the Laguna Beach Municipal Code (Authorization – Artist Occupancy Permit Required) is amended to read as follows (additions made in underline and deletions made in strikethrough):
The use and occupancy of an artist’s working and living unit shall be for artists and their household.
Each artist who proposes to occupy an artist working and living unit shall first obtain written confirmation from the community development director or his/her designee, that the type of proposed art work to be created is appropriate in the proposed zoning designation where the unit is located. A completed application for an artist occupancy permit may then be submitted to the community development department for review, and consideration, and decision by the artist review panel Community Development Director or his/her designee. In addition, each artist who may potentially occupy an artists working and living unit shall comply with not less than three of the following requirements when submitting a completed application:
(A) Submit evidence of a body of work, created in the last three years, as documented in support materials such as compact disks (CDs), slides, video and/or audio tapes, production photographs, scripts or works of fiction, non-fiction or poetry. Support materials shall be labeled with the artist’s name, date of work and any other required information;
(B) Submit evidence that the artist has formal training in the arts, as documented in a resume that summarizes such training;
(C) Submit evidence that the artist has presented his or her work in exhibition, performance, readings or comparable public programming, as documented in a resume, sample programs/invitations, catalogs, press clips or similar official documentation;
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(D) Submit three letters of recommendation from artists and/or arts professionals (such as curators, producers or teachers) who are recognized within the arts community and who will attest that the applicant is a working artist as defined below., consistent with the definition of “artist” as provided in this Chapter.
Upon submission of a complete application, artist review panel shall meet within thirty days to review the artist occupancy permit application and either approve or deny the application. The Community Development Director or his/her designee will review and either approve or deny an artist occupancy permit application within thirty days of submission of a complete application.
Any decision Decisions made by the Community Development Director or his/her designee artist review panel may be appealed in accordance with Section 25.05.070. Upon certification by the artist review panel approval of the application, the artist may submit tenant improvement plans to the community development department for any desired or necessary modifications to the unit for review and approval by the community development and the fire departments.
SECTION 29. Section 25.16.040 of the Laguna Beach Municipal Code (Definitions) is amended to read as follows (additions made in underline and deletions made in strikethrough). Except as amended, all other provisions of Section 25.16.040 shall remain in full force and effect:
"Artists' review panel" means a subcommittee, appointed by the city council, consisting of three members of the city's arts commission, one of whom shall be a working artist, established for the purpose of reviewing and certifying each artist who proposes to occupy an artist's working and living unit.
SECTION 30. Section 25.16.050 of the Laguna Beach Municipal Code (Minimum Requirements for Artists’ Working and Living Units) is amended to read as follows (additions made in underline and deletions made in strikethrough). Except as amended, all other provisions of Section 25.16.050 shall remain in full force and effect:
(A) Development Standards. The development standards of the applicable allowable zone identified in subdivision (1) shall be the development standards for an artist's working and living development project. In the event of a conflict between the development standards set forth in the applicable allowable zone and the standards 250
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in this chapter, the provisions of this chapter shall take precedence. All artists' working and living units shall be designed to comply with applicable building code standards. The type of art work created in an artists' working and living unit shall be consistent with allowable uses and compatible with requirements of the zoning district in which it is located. The city reserves the right to perform on-site inspections to determine compliance with this chapter, the artist occupancy permit and the conditional use permit.
. . .
(14) Future additions, modifications or enlargements of structures, and modification of sizes of floor areas designated as residential dwelling area and working space shall require review by the planning commission and the approval of an amendment to the conditional use permit. Any subsequent change in the approved type(s) of artist(s) and/or art work(s) shall require subsequent review in accordance with Section 25.16.030 by the artist review panel including artist certification.
SECTION 31. Code Amendment. Subsection B (Design Review) of Section
25.24.005 (Property development standards) of Chapter 25.24 (Lagunita Zone) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(B) Design Review.
(1) Intent and Purposes. The intent and purpose of this section is to establish design review standards and controls over private development in the Lagunita residential community. It is recognized that there are unique design aspects inherent in the Lagunita community that need to be preserved and enhanced, particularly with respect to preserving existing views and view corridors. The design criteria, as established herein, shall be utilized for all projects proposed within the Lagunita Zone. Prior to any discretionary review by the city, and to the extent permitted by law, the Lagunita Community Association shall conduct its own project review. The Association will submit a letter of comment to the city for its consideration prior to the design review board's review of the applicant's plans, to the extent permitted by law. The adoption of these design criteria will guide and ensure that all future growth contributes to preservation of the Lagunita community character.
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(a) All buildings, structures, and improvements shall be evaluated on criteria in Section 25.05.040, and on the following additional view preservation criteria: a prime consideration for the Design Review Board in reviewing development applications including its landscaping shall be the maintenance of views and view corridors.
For purposes of this chapter, a “view corridor” shall be defined as a vista or scenic field of vision enjoyed from a residence between and/or above other structures of buildings. Property development standards for the Lagunita Zone shall represent the maximum allowable building envelope. The actual development allowed might be less than that designated by the general standards for the Lagunita Zone because of localized conditions identified during the design review process.
SECTION 32. Code Amendment. Section 25.25.010 (Performance Standards/design criteria) of Chapter 25.25 (SLV, South Laguna Village Commercial Zone) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
The South Laguna Village commercial zone is located in close proximity to residential areas; commercial properties frequently share a functional and/or visual relationship with residential properties. It is therefore necessary for special attention to be placed on the compatible design and orientation of development in the South Laguna Village commercial zone. In conducting its review, the design review authority shall consider preservation of the character and integrity of residential areas and maintaining an appropriate visual and functional interrelationship between residential and commercial uses, by applying the standards and criteria set forth below. The following performance standards shall be used for the purpose of evaluating the development proposals in this zone. The standards are general in nature and are to be applied on a site-specific basis. They are intended to serve as a guide for achieving proper design and to supplement other design criteria used by the design review authority.
(A) New development shall be designed to be compatible with nearby residential areas.
This shall involve preservation of the character and integrity of residential areas and maintaining an appropriate visual and functional interrelationship between residential and commercial uses. Potentially intrusive design elements such as traffic circulation and light and glare shall be designed to avoid interference with the residential environment.
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(B) The height, scale, mass and bulk of buildings shall not be overbearing in relation to nearby residential structures. Height, scale, mass and bulk shall also be a function of their proximity to residential structures, with buildings in close proximity made to adhere to a similar scale of development. Potential view impediments shall also be considered.
(C) The first floor of buildings should be located at the grade of the adjacent Coast Highway public sidewalk, and the building frontage on Coast Highway should be utilized for retail uses.
(D) All parking facilities, including surface parking, tuck-under parking or parking structures, must be designed to maintain a pedestrian-friendly streetscape through screening, minimizing size, integrating the opening with the overall architecture, and using aesthetic amenities such as gates, landscaping and special paving. (E) Architectural styles and features shall be compatible with and complimentary to nearby residential structures to the extent commercial and residential structures share a visual relationship. All architectural planning and design should maintain and/or enhance the diverse architectural character of the South Laguna Village commercial zone. Rooflines shall be compatible with the historic character of the surrounding area. Gabled roofs are a defining feature of the zone, contribute substantially to the area’s character, and are strongly encouraged. (F) Landscaping shall be utilized and designed to help make commercial development more compatible with nearby residential areas to the extent practicable. Clustered, informal planting schemes are encouraged to reflect a natural, unstructured theme.
Landscape themes should include diversity in height, form, texture and color of plant material as well as a mixture of container sizes for particular plant types to achieve an informal theme. Existing landscape that enhances the scenic character of the zone should be preserved.
(G) Commercial signage shall be designed so as not to interfere with residential areas.
This shall involve the lighting, location, orientation and size of signs. (H) Every use shall operate in such a manner as to not be objectionable to adjacent residential neighborhoods.
SECTION 33. Code Amendment. Section 25.28.040 (Design criteria) of Chapter
25.28 (Institutional Zone) of Title 25 (Zoning) is hereby repealed. 253
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SECTION 34. Code Amendment. Section 25.35.070 (Design Review) of Chapter
25.35 (Specific Plan (Arch Beach Heights)) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with re-numbering and re-lettering to occur in numerical and alphabetical order:
Section 25.35.070 Design review.
(A) All new residences and accessory structures, and additions to existing residences and accessory structures, are subject to the design and review as per the zoning ordinance. The design review board shall be guided by the development standards set forth in Section 25.35.080 in addition to the normal design review criteria findings in Section 25.05.040.
(B) Design review shall be limited to those Projects requiring design review shall be subject to the standards set forth in Sections 25.35.080 and 25.40.005. Additional guidelines may be adopted by resolution of the city council, upon recommendation of the design review board, when such guidelines are deemed warranted. (C) In the event that a project is disapproved by the design review board, the design review board shall state in writing the subsections of Section 25.35.080 or
25.40.005, or the guidelines adopted by resolution of the city council, upon which such disapproval is based, and shall further state the reason disapproval of the project is justified by said subsections or guidelines.
SECTION 35. Code Amendment. Section 25.35.080 (Design Review development standards) of Chapter 25.35 (Specific Plan (Arch Beach Heights)) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with re-numbering and relettering to occur in numerical and alphabetical order:
25.35.080 (Design review development standards.)
(A) Intent and Purpose. It is the intent and purpose of this section to establish design review development standards and controls over public and private development in the Arch Beach Heights Tract. It is recognized that the area has specific design constraints relating to its visibility from the city below, historic development 254
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pattern and potential for fire. In this respect, it is the declared intent of the city that this section shall serve the following purposes:
(1) To establish standards and policies that will promote and enhance quality design, site relationships, and other aesthetic considerations of development in the Arch Beach Heights Tract.
(2) To improve and augment the controls now included in ordinances related to planning and building in order to promote development which is in the best interest of the public safety and welfare.
(3) To recognize the interdependence of land values and aesthetics and to implement these standards in the best interest of the city. (B) Standards.
(1) All designs shall demonstrate an individuality of design, which should be achieved primarily through a manipulation of the volume of the structure rather than by means of nonessential architectural details. (2) While individuality of design should be achieved, the thrust should be scaling down rather than duplication of existing bulk and size of existing structures.
(3) Lot coverage shall not exceed that specified in the zoning ordinance for R1 development. (4) All designs shall limit areas of large blank walls by carefully planned windows, porches, and smaller volumes.
(5) Harsh boxlike structures, and structures which make extensive use of glossy surfaces, or strong, glaring colors, shall be avoided.
(6) On downhill homes, all designs shall avoid vertical repetitive detailing which adds to the illusion of height.
(7) All designs shall minimize roof penetration by grouping all plumbing vents and ducts together.
(8) All vents, gutters, downspouts, louvers, exposed flashings, and service doors shall be treated as architectural design elements, and shall be painted to coordinate with the color scheme of the structure.
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(9) Roof decks should shall not be permitted above the uppermost story., nor should pParapets, walls, protective roof deck railings or and stair enclosures shall not exceed the roof height of the uppermost story, except as approved by design review.
(10) All exterior lighting should relate to the design of the structure, and the light emitted shall not adversely affect neighboring properties, exceed that reasonably necessary for security purposes, nor detract from the aesthetics of the property.
(11) All landscape plans shall address the functional aspects of landscaping such as drainage, erosion prevention, wind barriers, shade, sound absorption, dust abatement, and reduction of glare.
(12) Landscaping shall be used in front and rear yards to relieve solid, unbroken elevations and to soften continuous wall expanses.
(13) All designs shall incorporate the use of shrubbery and trees to reduce the appearance of height.
(14) The area between the underside of the building and finished grade should be completely enclosed, except as approved by design review. (15) There shall be provided a storage area for at least two garbage and trash containers, minimum forty-gallon capacity each, completely enclosed from view, easily accessible to the street. Such areas shall be protected by at least one-hour fire rating.
(16) A general storage area of at least 400 cubic feet, completely enclosed from view, shall be provided within each garage or carport, except as otherwise approved by design review.
(17) All developments should seek to minimize the difference between the natural grade and the finished project height by such methods as split level or stepping down the building along with the grade.
SECTION 36. All references to adopting a specific plan “pursuant to the authority of Article 9, Chapter 3, of Division 7 of the California Government Code” and “pursuant to the authority of Article Chapter 3 of Division 7 of the California Government Code” shall be repealed 256
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and replaced with the following language: “pursuant to the authority of Article 8 of Chapter 3 of Division 1 of Title 7 of the California Government Code.” SECTION 37. Code Amendment. Section 25.44.060 (Architectural design criteria) of Chapter 25.44 (Three Arch Bay Zone) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with re-numbering and relettering to occur in numerical and alphabetical order:
Section 25.44.060 Architectural design criteria Design Review Intent and Purpose. It is the intent and purpose of this section to establish design review standards and controls over private development in the Three Arch Bay residential community. It is recognized that there are unique design aspects inherent in the community appearance that need to be preserved and enhanced. These design criteria will be utilized for all projects in this zone reviewed by the city. Applicants should note that prior to city review, and to the extent permitted by law, the Three Arch Bay Community Association will conduct its own plan review. The Association will submit a letter of comment to the city for its consideration and review prior to city approval of the applicant's plans to the extent permitted by law. The adoption of these design criteria will guide and ensure that all future growth contributes to a preservation of the community character.
Findings. In order to approve a design review permit, the City’s reviewing authority must make the following findings in addition to the findings at LBMC Section 25.05.040(I):
(A) While individuality of architectural style should be achieved, the design should conform to the established small-scale building character which is sensitive to existing topography and view preservation.
(B) All designs shall protect the privacy and views of neighboring properties especially in side and rear yard areas by providing architectural relief from large blank walls by proper placement of windows, porches, architectural pop-outs and other similar features.
(C) The minimum roof pitch on any building or structure shall be 3:12. Flat roofs and roof decks are prohibited.
(D) Roof-mounted solar collectors shall not be visible from any street view; the solar collector shall not exceed the ridge elevation of the roof. 257
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(E) All development shall strive to be compatible with surrounding homes and the community with respect to architectural character, style, scale, mass and color. (F) Walls and fences should tie directly to the main building, enclosing only active use areas. Both wood and wrought iron fencing can be used when the material and color are compatible with the main building.
(G) All landscape and hardscape plans shall address the functional aspects of landscaping such as drainage, erosion prevention, wind barrier, shade, sound absorption, dust abatement and reduction of glare.
(1) Landscaping, as required, shall be provided in accordance with the community design and landscape guidelines as adopted by Resolution No. 89-104 and as hereafter amended.
(2) All residential and landscaping design shall preserve surrounding views of the ocean and, whenever possible, utilize trees and other vegetation to complement this viewshed.
SECTION 38. Code Amendment. Section 25.44.050 (Property development standards) of Chapter 25.44 (Three Arch Bay Zone) in Title 25 (Zoning) is hereby amended to add subsection M (Roof Pitch) to read as follows:
(M) Roof Pitch. The minimum roof pitch on any building or structure shall be 3:12.
Roof decks are prohibited.
(1) Roof Pitch Exception. To preserve identified neighborhood view corridors, the design review authority may approve a roof pitch of not less than 2.5:12.
SECTION 39. Code Amendment. Chapter 25.49 (Diamond/Crestview Specific Plan) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
Section 25.49.010 Intent and purpose.
The intent and purpose of this chapter is to establish a specific plan for the Diamond/Crestview area pursuant to the authority of California Government Code Sections 65450 et seq. It is recognized that there is a need for a comprehensive planning program to address the unique issues associated with the Diamond/Crestview area and that this need is best served through the 258
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establishment of a specific plan. The Diamond/Crestview Specific Plan contains goals, policies, and development standards and design guidelines.
Section 25.49.020 Description and application.
The specific plan covers a forty-one acre area of Tract 764 and is generally located west of Arch Beach Heights, north of the Loma Tract, east of Woods Cove and south of Bluebird Canyon. The physical boundaries of the specific plan area are delineated on Attachment D attached hereto.
Section 25.49.030 Development regulations.
All development regulations of the Diamond/Crestview Specific Plan area are contained within the text of the document. These regulations include goals, policies, and development standardsand design guidelines. All other ordinances and sections of the Laguna Beach Municipal Code shall also apply to the specific plan area, unless such standards are inconsistent with the provisions of the specific plan, in which case, the specific plan shall apply.
SECTION 40. Code Amendment. Section 25.45.004 (Definitions) of Chapter
25.45 (Historic Preservation) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
"Historic resource" means a property or structure that (1) is listed on the City's historic register, (2) is listed on the California Register of Historical Resources, (3) has been officially determined to be eligible for the California Register of Historical Resources by the State Historical Resource Commission, (4) is listed on the National Register of Historic Places, (5) has been officially determined to be eligible for the National Register of Historic Places by the National Park Service, or (6) the City is mandated by law to treat as a historic resource based on substantial evidence in light of the whole record. Generally, a resource shall be considered to be "historically significant" if the resource meets the criteria for listing on the California Register of Historical Resources. The absence of a fully executed and recorded written historic resource preservation agreement between a property owner and the City shall not, on its own, be considered conclusive evidence that the property is not listed on the City’s historic register.
SECTION 41. Code Amendment. Subsection B (Designation Procedures) of Section 25.45.006 (Historic register designation, criteria and procedures and removal from register) of Chapter 25.45 (Historic Preservation) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(B) Designation Procedures.
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(1) The property owner shall complete the application for the proposed designation as a historic resource and inclusion on the register on a form provided by the department, include all information required and file the application with the department.
(2) The Heritage Committee will review the application for designation. In its consideration of placement on the register, the Heritage Committee may request additional information and plans for any future planned changes to the structure. There shall be no application fee for placement on the register. (3) Recordation of a written historic resource preservation agreement between the City and the property owner, acknowledging the owner's obligations and responsibilities to ensure preservation of the historic character of the resource shall be filed after the property is designated by the Heritage Committee for inclusion on the register. If the owner has applied for incentives, the recordation shall not occur until the owner's request, or the incentive has been acted upon. This agreement shall be recorded with the County and will apply to any subsequent owners. A property approved for the Register shall not be formally designated until the property owner executes the preservation agreement, and it is recorded with the County.
SECTION 42. Code Amendment. Subsection (A) of Section 25.45.008 (Incentives to properties on the city’s historic register) of Chapter 25.45 (Historic Preservation) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(A) Parking. The following benefits are subject to Design Review Board approval, except when a conditional use permit is required for the project, in which case the City Council Planning Commission shall be the final approval authority, with a recommendation from the Planning Commission.
SECTION 43. Code Amendment. Section 25.45.010 (Procedures for alteration of an historic resource) of Chapter 25.45 (Historic Preservation) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough) with renumbering and re-lettering to occur in numerical and alphabetical order:
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(A) Review. Prior to the issuance of a building permit to remodel or alter any historic resource, City staff shall review the proposed changes to determine if the proposal is consistent with the design review criteria, the Secretary of the Interior's Standards (SOIS) or the City's Local Design Guidelines. Interior changes shall not be reviewed unless the changes will alter a character defining features of the historic resource or if the interior area is publicly accessible. (B) If the project is found to be consistent with the SOIS or the City's Local Design Guidelines, but otherwise requires design review pursuant to Section 25.05.040(B), the Heritage Committee shall make a recommendation to the approval authority prior to design review. Repair or replacement of existing materials with in-kind or historically appropriate materials, in the same location, does not require design review approval. Minor alterations may be subject to Section 25.05.040 (B)(3). (C) If staff believes the project is not consistent with the SOIS and/or the City's Local Design Guidelines, then after the appropriate environmental documentation has been prepared pursuant to CEQA, design review shall be required. The Heritage Committee shall make a recommendation to the approval authority prior to design review.
(D) Historic Resource Assessment Report. If an historic resource assessment has not been prepared for the property, the Heritage Committee or the design review authority may require that an historic resource assessment, paid for by the City, be prepared prior to the review of the project to evaluate the project impacts to the property.
(E) Environmental Determination. During its review, the design review authority will adopt the appropriate environmental determination pursuant to CEQA. An historic resource assessment may be required to evaluate a project's potential environmental impact. Projects that comply with the SOIS and the local design guidelines may be eligible for a categorical exemption.
(F) Pre-construction Meeting. Prior to the issuance of a building permit, a preconstruction meeting shall occur and shall consist of the property owner, contractor, inspector assigned to inspect the structure, a City staff member, the project architect/designer and historic monitor (if required). This meeting will be used to convey the obligations and responsibilities of the property owner and his or her contractors and architects in protecting and avoiding destruction of the identified historic fabric that is to be retained.
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(A) Any action pertaining to a historic resource that qualifies for Administrative Design Review pursuant to Section 25.05.040(B)(3) may be approved administratively pursuant to the procedures set forth in that section, provided that such approval shall be based on finding that the proposed action is consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995, Weeks and Grimmer), as amended from time to time, as determined by the Community Development Director, or other similar generally accepted resource, as determined by the Community Development Director, in addition to other required findings. Before the project is scheduled for Administrative Design Review pursuant to Section 25.05.040(B)(3), Heritage Committee must review the project and make a recommendation on the project.
(B) Major modifications, alterations, or other actions pertaining to historic resources that do not qualify for Administrative Design Review shall require approval of a design review permit pursuant to Section 25.05.040(B)(1). Before the project is scheduled before the Design Review Board or Planning Commission, as appropriate, the Heritage Committee must review the project and make a recommendation on the project.
(C) Historic Resource Assessment. To evaluate whether a property is a historic resource or whether a project has effects on a historic resource, the Community Development Director may require a historic resource assessment report as follows:
(1) The Community Development Director may require a historic resource assessment report, paid for by the City, be prepared prior to the review of the project to evaluate whether the property is a historic resource. (2) The Community Development Director may require a historic resource assessment report, paid for by the applicant, be prepared prior to the review of the project to evaluate the impacts of the project on the historic resource. (D) Pre-construction Meeting. Prior to the issuance of a building permit, a preconstruction meeting shall occur and shall consist of the property owner, contractor, inspector assigned to inspect the structure, a City staff member, the project architect/designer and historic monitor (if required). This meeting will be used to convey the obligations and responsibilities of the property owner and his or her contractors and architects in protecting and avoiding destruction of the identified historic fabric, as defined in California Code of Regulations, Title 14, Division 3, Chapter 11.5, Appendix A, as amended from time to time, that is to be retained.
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SECTION 44. Code Amendment. Section 25.45.012 (Historic property disclosure) of Chapter 25.45 (Historic Preservation) of Title 25 (Zoning) shall be amended to read as follows:
Section 25.45.012 Historic property disclosure.
(A) Agent Disclosure. If a property has been included in the register, the owner of the property or the owner's representative shall, in any real property transaction, provide the buyer of the property with notice informing the buyer of the property's listing on the register. Distribution of a current Real Property Report issued pursuant to Section 14.76.090 of this code to the buyer shall satisfy the requirements of this subsection.
(B) Penalty. Any person who violates the provisions of subsection (A) of this section shall be subject to the penalties and remedies specified in Section 14.76.090 of this code.
SECTION 45. Code Amendment. Subsection (B)(6) of Section 25.50.012 (Fences, Walls, Hedges, Latticework and Screens) of Chapter 25.50 (General Yard and Open Space Provisions) of Title 25 (Zoning) is hereby amended as follows (deletion shown in strikethrough):
(6) Pedestrian entry features which only includes arbors, arched entries, arcades or finials may exceed the maximum allowable fence height in any yard subject to design review as provided for in Section 25.05.040 and the following standards:
(a) The maximum height shall not exceed 8 feet;
(b) The maximum pedestrian entry width shall not exceed 6 feet; (c) The maximum width of each side of the pedestrian entry for which there is proposed an architectural transition from the nominal fence height shall not exceed 3 feet.
SECTION 46. Code Amendment. Subsection (G) of Section 25.52.006 (Special provisions) of Chapter 25.52 (Parking Requirements) of Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
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(G) Incentives. The City CouncilPlanning Commission may approve a conditional use permit, and a coastal development permit when required, upon recommendation by the approval authority, to reduce the parking standards required under this chapter where the proposed use provides for and promotes the use of alternative modes of transportation such as ride-sharing, carpools, vanpools, public transit, bicycle and walking; and where the reduced parking requirement will not adversely impact public access to beaches, parks, open spaces, and trails and one or more of the following conditions apply:
(1) The proposed use is a very low or low income, disabled, or senior housing project;
(2) The proposed use is a sidewalk cafe having outdoor seating available to restaurant customers, and when the outdoor seating is located on public property or right-of-way, to the general public as well, which contributes positively to the local pedestrian environment. The parking reduction may be granted on a temporary or seasonal basis and shall be limited to a maximum of five spaces; and
(3) The proposed use incorporates innovative parking solutions, such as a shuttle service program provided by the entity whose parking requirement has been reduced. Any proposed innovative parking solution shall provide parking mitigation measures at an equivalent ratio to the parking spaces required by Section 25.52.012(G) for the proposed intensification of use.
An innovative parking solution shall be described in a detailed program which includes, but is not limited to, the number of otherwise required parking spaces that will not be provided, a detailed description of the proposed innovative solution, a detailed description of how the innovative solution provides an equivalent ratio to the number of parking spaces that would have been required without the innovative solution, and a detailed description of how the proposed solution is expected to offset impacts from the reduction in required parking spaces, supported by studies and/or examples. An example of a program for innovative parking solutions might include, but not be limited to, a shuttle service program provided by the entity whose parking requirement has been reduced that indicates the number and capacity of shuttle vehicles, the range of shuttle services, where shuttle vehicles are stored and the hours of shuttle service operation. At the discretion of the Director of Community Development, peer review of such a program may be required and paid by the applicant.
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A parking study shall be prepared by a qualified engineer, retained by the entity whose parking requirement has been reduced, that reviews efficiencies, effectiveness and/or problems of the approved innovative parking solutions at one year and at five years from the date of their approval; and the study shall be provided to the City for review and assessment.
This Subsection 25.52.006(G)(3) shall expire five years from the date of effective certification of LCP-5-LGB-19-0139-1. If innovation solutions have been implemented pursuant to this section, and the required engineered parking studies demonstrate the effectiveness of those innovative parking solutions, a Local Coastal Program amendment may be requested to retain this subsection for an extended period. Such an LCPA shall include all necessary supporting documentation with submittal of the LCP amendment request.
SECTION 47. Code Amendment. Subdivision (D) of Section 25.54.010 (Signs permitted on private property) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(D) Master Sign Programs. A master sign program shall be submitted for review and approval in relation to new office or shopping center construction or substantial façade improvements of an existing office or shopping center, when either contain four or more businesses or uses prior to the issuance of any sign permits. (See the master sign program submittal requirements in Section 25.54.018(A).) In order to assure aesthetic compatibility, the approval authority Planning Commission may establish whatever conditions are deemed necessary to maintain appropriate design, continuity and harmony of the signage for the site.
SECTION 48. Code Amendment. Subdivisions (E), (F), and (G) of Section
25.54.018 (General Permit Procedures) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
(E) Signs Eligible for Administrative Approval. Except for luminous tube signs, signs may be eligible for administrative review and approval by the director of community development, if they meet the following criteria. At the discretion of the director, such signs may be referred to the appropriate approval authority the Planning Commission for review. Eligible signs include:
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(1) Signs in compliance with an approved master sign program; (2) Signs that meet all of the following conditions:
(a) The sign(s) must meet all applicable design standards as set forth in this chapter, including but not limited to Section 25.54.010 and Tables 1 and 2 at the end of this chapter;
(b) The sign(s) shall must not cause the total signage to exceed the maximum allowable sign area for the site; and
(c) The letter or font height must shall not exceed eight fourteen inches. (3) Temporary signs which comply with the requirements of Section 25.54.020.
Temporary signs or temporary sign programs for city council approved special events are not eligible for administrative approval. (4) Replacement of signs previously authorized by a sign permit provided that the sign meets all applicable design standards as set forth in this chapter, including but not limited to Section 25.54.010 and Tables 1 and 2 at the end of this chapter.
(5) Signs that are not eligible for Administrative Approval shall be considered by the Planning Commission.
(F) Appeals of a Determination by the Community Development Director. Any person disagreeing with a determination of the Community Development Director or Planning Commission shall have the right to appeal in accordance with the appeal provisions in Section 25.05.070to the appropriate approval authority. The appeal must be filed within ten business days after such determination and shall be heard at the next regular meeting of the appropriate approval authority. (G) Creativity Encouraged. Except for the community development department director, the approval authority The Planning Commission may, at his or her its discretion, grant permits for signs not otherwise in conformance with this chapter up to a twenty-five percent increase in allowable sign area or height, if it finds the sign design to be extraordinarily creative and significantly contributing to the charm and character of Laguna Beach.
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SECTION 49. Code Amendment. Subdivision (A) of Section 25.54.026 (Arts Organizations) of Chapter 25.54 (Sign Regulations) in Title 25 (Zoning) is hereby added to read as follows:
25.54.026 Arts and cultural organizations
(A) Signs, Façade Changes and Sign Programs for Arts and Cultural Organizations. It is recognized that certain public benefit non-profit arts and cultural organizations, specifically such as the Festival of Arts, the Sawdust Festival, the Art-A-Fair, the Laguna Playhouse, the Laguna Art Museum and the Laguna College of Art and Design, conduct annual or ongoing special events which have special needs in terms of the audience or patrons they serve which may not be adequately addressed by the sign requirements applicable to private commercial enterprises. (B) Criteria. The above a Arts organizations and cultural organization may apply for and receive approval for sign permits or sign programs, including façade changes, from the planning commission in accordance with the provisions of this section.
The proposed plans for a sign, façade change or sign program must: (1) specify the size and design for each sign or façade change; (2) the maximum display term; and (3) the location of each sign. The planning commission has complete discretion for these specifications, regardless of the other provisions of this chapter. The approved signs, façade changes or sign programs shall minimize clutter, be compatible with the village character of Laguna Beach, reflect an integration with the site's surroundings, promote the purpose and mission of the arts organization and not significantly differ from the historic pattern of the arts and cultural organization's signage and façade presentation.
(C) Administrative Approval. The planning commission may authorize administrative approval by the director of community development for new signs or changes to existing signs subject to and in accordance with an approved sign program. The planning commission may establish special criteria for such administrative approvals by the director when it approves an arts and cultural organization's sign program.
(D) Commercial Events. Signs for any type of private commercial events located at an arts and cultural organization's site shall require separate sign permits and be subject to the requirements of this chapter.
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SECTION 50. Code Amendment. Subdivision (H) of Section 25.55.006 (Permits Required) of Chapter 25.55 (Wireless Communication Facilities) is hereby added to read as follows:
Section 25.55.006 (Permits Required)
In addition to the permit requirements described below, the permit requirements of Chapter 25.07 Coastal Development Permits remain applicable except when inconsistent with federal law. . . .
(H) Exemptions. Wireless Communications Facilities owned and operated by the City or other local or regional public agency do not require a permit under this Chapter.
Such exempt wireless communications facilities shall fully comply with other applicable requirements of the Laguna Beach Municipal Code.
SECTION 51. Code Amendment. Section 25.56.011 (Major Remodels) is hereby added to Chapter 25.56 (Nonconforming Buildings, Lots, and Uses) of Title 25 (Zoning) to read as follows:
Section 25.56.011 (Major Remodels)
Whenever modifications to an existing building or structure constitute a major remodel, the construction shall be classified as a new building or structure subject to the current development standards of the subject zone, and all requirements applicable to the construction of a new building or structure including undergrounding requirements, required dedication of on- and off-site improvements, and payment of new development fees.
SECTION 52. Code Amendment. Chapter 25.58 (Amendments to General Plan) is hereby added to Title 25 (Zoning) to read as follows:
Chapter 25.58 (Amendments to General Plan)
25.58.010 Purpose
The purpose of this chapter is to establish procedures for making changes to the General Plan, as provided for in applicable law when there are reasons to do so. These circumstances include, without limitation, changes in applicable law, in the public interest, property owner interest, 268
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opportunities that were unanticipated at the time of General Plan adoption or the last amendment, or as required by State law.
25.58.020 Applicability
(A) The procedures of this chapter apply to all proposals to change the content of the General Plan.
(B) The City Council, by resolution, shall establish and from time to time amend a schedule of fees imposed for any initiation or application to change the content of the General Plan.
25.58.30 Initiation of Amendments
(A) Request. A request to initiate an amendment to the General Plan may be submitted by an applicant or the City. This request must occur before the City processes any applications associated with the request to amend the General Plan. (B) Initiation Factors. The following factors must be considered by the City Council for the initiation of a non-City applicant’s proposed General Plan amendment:
(1) The amendment proposed appears to be consistent with the Guiding Principles and Goals of the General Plan;
(2) The amendment proposed appears to have minimal to no material effect on the community or the General Plan;
(3) The amendment proposed provides additional public benefit to the community as compared to the existing land use designation or policy; (4) Public facilities appear to be available to serve the affected site, or their provision will be addressed as a component of the amendment process; or (5) The amendment proposed is required under other rules or regulations. (C) Public Hearing. The City Council will consider, deliberate, and act upon the initiation of all proposed General Plan amendments at a duly noticed public hearing.
If the General Plan Amendment request is not initiated, then the General Plan Amendment application will not be processed by the City. (D) Expiration. If a request to initiate a General Plan Amendment is approved by City Council, a General Plan Amendment application must be submitted within two years from the date of initiation. If no application for a General Plan Amendment is submitted within this time period, the approved initiation shall expire, become null and void, and shall not be subject to an extension. 269
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25.58.040 Planning Commission Hearing and Recommendation (A) Hearing. Following City Council initiation and project processing by the City, the Planning Commission must conduct a duly noticed public hearing. (B) Recommendation to Council. Following the public hearing, the Planning Commission must make a written recommendation on the adoption or amendment of the General Plan or any Element thereof based on the findings listed below. A recommendation for approval must be made by a resolution carried by an affirmative vote of not less than a majority of the Planning Commission membership in accordance with California Government Code Section 65354. The Director must promptly transmit to the City Council the Planning Commission’s written recommendation, together with any maps, charts, studies, or other materials, including any required environmental analysis. (C) Required Findings. The Planning Commission must make all of the following findings in its recommendation to the City Council:
(1) The amendment is consistent with the guiding principles and goals of the General Plan.
(2) The amendment is deemed to be in the public interest.
25.58.050 City Council Hearing and Action
(A) Council Hearing. Before acting upon any proposed General Plan Amendment, the City Council must hold a duly noticed public hearing.
(B) Council Action. After the conclusion of the hearing, the City Council may approve, modify, or deny the proposed General Plan amendment. If the Council proposes any substantial modification not previously considered by the Planning Commission during its hearings, the proposed modification must first be referred back to the Planning Commission for its recommendation. (C) Required Findings. The City Council must make all of the following findings to amend the General Plan:
(1) The amendment is consistent with the guiding principles and goals of the General Plan.
(2) The amendment is deemed to be in the public interest. 270
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SECTION 53. Section 21.08.030 (Lot Line Adjustments exempted.) of Chapter
21.08 (Subdivisions) in Title 21 (Plats and Subdivisions) is hereby amended as follows (additions shown in underline and deletion shown in strikethrough):
Section 21.08.030 (Lot Line Adjustments exempted.)
(A) In accordance with Section 66412(d) of the California Government Code, a lot line adjustment between two or more existing building sites, or between parcels of land contained within an existing building site, where the land taken from one building site is added to an adjacent building site, or where interior parcel lines are eliminated for the purpose of consolidation, and where a greater number of parcels than originally existed is not thereby created, is exempt from this Chapter, provided the lot line adjustment is approved by the City Council of the City of Laguna Beach and observes the following requirements:
(1) The project site described in the proposal consists of legal building sites as defined in Title 25 (Zoning) of this code;
(2) The proposal does not create one or more building site(s); (3) Any land taken from one site will be added to an adjacent site and no additional sites will result from the lot line adjustment; (4) The project complies with the requirements of the California Environmental Quality Act;
(5) The proposal is consistent with the general plan;
(6) The parcels proposed to be adjusted by the lot line adjustment comply with all applicable zoning regulations or, in the case of existing, legal nonconforming lots, do not significantly or adversely increase the extent of such nonconformity;
(7) The lot line adjustment, in and of itself, will not result in the need for additional improvements and/or facilities;
(8) The proposal does not include any lots or parcels created illegally; (9) The project does not impair any existing access, create a need for new access, impair any existing easements or create a need for any new easements serving any adjacent lots or parcels.
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(B) Application. Lot line adjustment applications shall be filed by the legal owner(s) on a form prescribed by the Director of Community Development and submitted with a fee as established by resolution of the City Council. Since the forms, if approved, must be filed for record with the Orange County recorder they shall be drawn in a clear, legible, and professional manner using conventional surveying or civil engineering techniques. An acceptable current title report, excerpt or lot book report that verifies the legal ownership of the parcels under consideration shall be submitted.
(C) Approval Authority. All lot line adjustments are considered development and therefore require a Coastal Development Permit in the Coastal Zone. Other permits may also be required.
(1) An application for a lot line adjustment shall be reviewed in conjunction with whatever other permits are required for the project in the underlying zone; the approval authority for the lot line adjustment shall be the same as the approval authority for the permits required by the underlying zone or other City rule or policy.
(2) In the case where the project only requires a lot line adjustment and a coastal development permit, the project applications may be approved or denied by the Director of Community Development. The Department of Community Development shall set a public hearing date before the Director of Community Development or designee and noticing shall be provided in accordance with the requirements of Section 25.05.065 and Section
25.07.014.
(D) Recording. Any failure to file for the record an approved lot line adjustment form within ninety days from the date of approval by the City Council Director of Community Development, or from the date of a final decision, whichever is later, shall result in a termination of approval unless prior to expiration an application for extension not to exceed an additional ninety days is submitted in writing for approval by the Director of Community Development.
SECTION 54. Code Amendment. Section 22.10.010 (Permits required) of Chapter
22.10 (Permit Required) of Title 22 (Excavating, Grading, and Filling) is hereby amended to add subsection (e)(6) to read as follows:
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(e) Exceptions. A grading permit shall not be required for any of the following conditions, but in all other respects the provisions of this title shall apply:
. . .
(6) Backfill for a swimming pool if authorized by a valid building permit.
SECTION 55. Effective Date and Extension; 10-Day Report. This urgency ordinance is adopted under the provisions of Government Code Sections 36937 and 65858, and shall take effect immediately upon its passage by a four-fifths vote of the City Council. The urgency ordinance shall remain in effect for 45 days from its adoption. If this urgency ordinance is proposed to be extended, the City Council shall issue a written report not less than 10 days prior to the scheduled expiration in accordance with Government Code section 65858(d).
SECTION 56. HCD Submittal. In accordance with Government Code Section 66326, the City Clerk is directed to submit a copy of this Ordinance to the California Department of Housing and Community Development within 60 days after adoption.
SECTION 57. Publication. The City Clerk directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.
SECTION 58. Custodian of Records. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at 505 Forest Avenue, Laguna Beach, CA 92651.
SECTION 59. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this 273
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Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.
ADOPTED this _____ day of ____________, 2026.
Mark Orgill, Mayor
Ann Marie McKay, City Clerk
APPROVED AS TO FORM:
____________
Megan Garibaldi, City Attorney
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, do hereby certify that the foregoing Ordinance No. XXXX was introduced at a regular meeting of the City Council on _______________, 2026, and was finally adopted at a regular meeting of the City Council of said City held on _______________, 2026, by the following vote:
AYES: COUNCILMEMBER(S):
NOES: COUNCILMEMBER(S):
ABSTAIN: COUNCILMEMBER(S):
ABSENT: COUNCILMEMBER(S):
City Clerk, City of Laguna Beach, CA
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STAFF REPORT
Meeting Date:
July 21, 2026
NON APPEAL
16 SUBJECT: PUBLIC HEARING RELATIVE TO PLACING THE ANNUAL SEWER SERVICE
CHARGE FOR SEWER SERVICES ON THE PROPERTY TAX ROLL FOR
FISCAL YEAR 2026/27
RECOMMENDATION: It is recommended that the City Council:
1. City Council finds that this item is not subject to California Environmental Quality Act (“CEQA”) pursuant to Sections 15273 and Public Resources Code Section 21080(b)(8) because the sewer service fees are necessary and reasonable to fund the administration, operation, maintenance, and improvements of the City’s sewer system and will not result in the expansion of the sewer system;
2. Conduct a public hearing concerning the placement of the Annual Sewer Service Charge on the property tax roll for Fiscal Year 2026/27; and
3. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, ESTABLISHING RATES FOR THE ANNUAL SEWER SERVICE CHARGE FOR SEWER SERVICES FOR FISCAL YEAR 2026/27”.
SUMMARY OF THE MATTER
On June 29, 2021, the City Council adopted Resolution No. 21.053 approving the annual sewer service charges for Fiscal Years 2020/21 through 2025/26. The approved rates included an annual increase of 6% for Fiscal Years 2021/22 through 2025/26 (Attachment 2). A new wastewater rate study is currently underway. Therefore, staff is recommending no change to the Annual Sewer Service Charge collected for Fiscal Year 2026/27. The purpose of this noticed public hearing is to confirm the report prepared by the City’s consultant, Koppel & Gruber Public Finance, and to seek City Council approval to request the Orange County Auditor-Controller place the Annual Service Charge on the property tax roll for Fiscal Year 2026/27. The Sewer Assessment Roll Report (“Report”) prepared by the Consultant identifies each parcel subject to the sewer service assessment for Fiscal Year 2026/27 (Exhibit A of Attachment 1). The Report includes total assessments of $11.7 million levied on 8,244 parcels.
DISCUSSION
In June 2026, the City entered into a three-year agreement with Koppel & Gruber Public Finance to compute and prepare the Sewer Assessment Roll Report (Exhibit A of Attachment 1) for the collection of the Annual Sewer Service Charge for Fiscal Year 2026/27. The rate schedule used to compute these assessments are the same as the rates used for the Annual Sewer Service Charge collected for Fiscal Year 2025/26:
Residential Rates
Annual Charge
per Unit
Single Family Units $1,022.94
Condominiums $1,006.08
Apartments (2 Units) $ 903.50
Apartments (3 or More Units) $ 829.03
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PUBLIC HEARING RELATIVE TO PLACING THE ANNUAL SEWER SERVICE CHARGE FOR SEWER SERVICES ON THE PROPERTY TAX ROLL FOR FISCAL YEAR 2026/27 July 21, 2026
Commercial Rates
Charge per
100 cubic feet of
water consumption
Minimum
Annual Charge
Per Parcel
Commercial-Light $ 5.70 $1,005.01
Commercial-Medium $ 8.74 $1,005.01
Commercial-Heavy $12.61 $1,005.01
Notification of this public hearing was published in The Los Angeles Times on July 10, 2026, and July 17, 2026.
FINANCIAL ANALYSIS
The revenue for the Annual Sewer Service Charge is recorded in the City’s Wastewater Enterprise Fund (#137).
ENVIRONMENTAL ANALYSIS
This item is exempt from CEQA review under Public Resources Code Section 21080(b)(8) and State CEQA Guidelines Section 15273 because the sewer service fees are necessary and reasonable to fund the administration, operation, maintenance, and improvements of the City’s sewer system and will not result in the expansion of the sewer system.
ATTACHMENTS
1. Resolution Approving Sewer Assessments for Fiscal 2026/27 (Pgs. 3-6) Exhibit A - Modifications to the Fiscal Year 2026-27 Budget (Pgs. 7-118)
2. Resolution No. 21.053 Approving Sewer Rates for Fiscal Years 2021/22 through 2025/26 (Pgs. 119-121) Submitted By: .Michelle Bannigan Approved: .David A Kiff Michelle Bannigan, Director of
Finance
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Michelle Bannigan, Director of Finance Patrick Donegan, Assistant City Attorney 2 of 409
RESOLUTION NO 26.XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, ESTABLISHING RATES FOR
THE ANNUAL SEWER SERVICE CHARGE FOR SEWER
SERVICES FOR FISCAL YEAR 2026/27
WHEREAS, the City of Laguna Beach (“City”) provides sewer services to customers within the City’s service area and charges a sewer service charge (“the Annual Sewer Service Charge”) to operate the City’s sewer system; and
WHEREAS, City Council of the City of Laguna Beach has elected to annually collect the Annual Sewer Service Charges on the property tax roll pursuant to California Health and Safety Code Section 5473; and
WHEREAS, on June 29, 2021, the City Council considered the Annual Sewer Service Charges for Fiscal Years 2020/21 through 2025/26 during its regular public meeting; and WHEREAS, the City did not receive protests from a majority of property owners or customers of records, and adopted Resolution No. 21.053 to adopt the Annual Sewer Service Charges for Fiscal Years 2020/21 through 2025/26; and
WHEREAS, the City now wishes to collect the Annual Sewer Service Charge on the property tax roll for Fiscal Year 2026/27; and
WHEREAS, the City prepared a Sewer Assessment Roll Report (“Report”) containing a description of each parcel for real property subject to the Annual Sewer Service Charge and the amount of the Annual Sewer Service Charge to be imposed on each such parcel for Fiscal Year 2026/27 (which is the based on the same rates used to compute the Annual Sewer Service Charge collected for Fiscal Year 2025/26), which report is available for public inspection and incorporated herein by reference as Exhibit A.; and
Attachment 1
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WHEREAS, on July 21, 2026, following the publication of notice as required by law, the City Council held a full and fair public hearing with respect to the Report, and at such hearing the City Council heard and considered all protest and objections to the Report; and WHEREAS, the City Council desires to approve the Report and to submit the Annual Sewer Service Charge described herein to the County of Orange Tax Collector for collection on the Fiscal Year 2026/27 property tax roll.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The foregoing recitals are true and correct and incorporated herein by this reference. All protests and objections are hereby overruled by the affirmative vote of the members of the City Council voting in favor of the adoption of this Resolution.
SECTION 2. The Annual Sewer Service Charge for Fiscal Year 2026/27 established by this Resolution is exempt from CEQA review under Public Resources Code Section 21080(b)(8) and State CEQA Guidelines Section 15273 because the sewer service fees are necessary and reasonable to fund the administration, operation, maintenance, and improvements of the City’s sewer system and will not result in the expansion of the sewer system.
SECTION 3: The City Council reviewed the Annual Sewer Service Charge Report for Fiscal Year 2026/27 during the City Council meeting held on July 21, 2026.
SECTION 4: The City of Laguna Beach hereby imposes and levies no increase in the rates used to compute the Annual Sewer Service Charge for Fiscal Year 2026/27.
SECTION 5: Passage of this Resolution shall constitute a levy of an Annual Sewer Service Charge on each parcel connected to the City’s sanitary sewer system until such time as the rates for the sewer charge are otherwise revised by a subsequent Resolution of the City Council. 4 4 of 409
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SECTION 6. Pursuant to the authority of the California Health and Safety Code Section 5473, the Finance Director or their designee shall file the Sewer Assessment Roll Report for Fiscal Year 2026/27 (Exhibit A) with the County of Orange Auditor-Controller.
SECTION 7. In the event the City cannot or does not complete the actions required to collect the Annual Sewer Service Charge against a parcel for a fiscal year on the property tax roll, the Finance Director may collect such sewer charge for that year with respect to that parcel by mailing a bill to the owner of the parcel. Any Annual Sewer Service Charge billed in this manner shall be due and payable upon presentation, but no earlier than December 1 of the fiscal year or paid within thirty (30) days of the due date, then on the first day of each calendar month thereafter, a late fee of ten percent (10%) of the delinquent amount shall be added and become due. If any such Annual Sewer Service Charge remains outstanding at the time the Report is prepared for a subsequent fiscal year, the delinquent Annual Sewer Service Charge (and accrued late fees) may be included on such Report and collected on the property tax roll along with the Annual Sewer Service Charge for that fiscal year.
SECTION 8. If any section, subsection, subdivision, sentence, clause, or phrase in this Resolution or any part thereof is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Resolution or any party thereof. The City Council hereby declares that it would have adopted each section, irrespective of the fact that any one or more subsections, subdivisions, sentences, clauses or phrases be declared unconstitutional, invalid or ineffective.
SECTION 9. The documents and materials associated with this Resolution that constitute the record of proceedings on which the City Council’s findings and determinations are based are 5 5 of 409
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located at 505 Forest Avenue, Laguna Beach, California 92651. The custodian of these documents is the City Clerk for the City of Laguna Beach.
SECTION 10. The City Clerk shall attest as to the adoption and execution of this Resolution and cause the same to be maintained in the permanent records of the City.
ADOPTED this 21st day of July 2026.
____________________________________
Mark Orgill, Mayor
ATTEST:
Ann Marie McKay, City Clerk
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on July 21, 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
City Clerk, City of Laguna Beach, CA
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City of Laguna Beach
Sewer Assessment
County Fund Number E8055
Assessment Roll
Fiscal year 2026/2027
Summary
Number of parcels levied: 8,244 Total levy: $11,665,047.36 Details
APN Levy APN Levy
053-091-01 $1,022.94 053-091-02 $1,022.94
053-091-03 $1,022.94 053-091-04 $837.46
053-091-05 $1,022.94 053-091-06 $1,022.94
053-091-07 $1,022.94 053-091-08 $1,022.94
053-091-09 $1,022.94 053-091-10 $1,022.94
053-091-15 $1,022.94 053-091-18 $1,022.94
053-091-19 $1,022.94 053-091-20 $1,022.94
053-091-21 $1,022.94 053-091-22 $1,022.94
053-091-23 $1,022.94 053-091-24 $1,022.94
053-091-25 $1,022.94 053-091-26 $1,022.94
053-091-30 $1,022.94 053-092-01 $1,022.94
053-092-02 $1,022.94 053-092-03 $1,022.94
053-092-07 $1,022.94 053-092-08 $1,022.94
053-092-10 $1,022.94 053-092-12 $1,022.94
053-092-13 $1,022.94 053-092-14 $1,022.94
053-092-15 $1,022.94 053-092-16 $837.46
053-092-17 $1,022.94 053-092-20 $1,022.94
053-092-22 $1,022.94 053-092-23 $1,022.94
053-092-24 $1,022.94 053-092-25 $1,022.94
053-092-26 $1,022.94 053-092-27 $1,022.94
053-092-28 $1,022.94 053-092-35 $1,022.94
053-092-36 $1,022.94 053-092-38 $1,022.94
053-092-39 $1,022.94 053-092-40 $1,022.94
7 EXHIBIT A
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APN Levy APN Levy
053-092-41 $1,022.94 053-092-44 $1,022.94
053-092-47 $1,022.94 053-092-49 $837.46
053-092-50 $1,022.94 053-092-51 $1,022.94
053-092-52 $1,022.94 053-092-53 $1,022.94
053-092-61 $1,022.94 053-092-64 $1,022.94
053-092-65 $837.46 053-092-68 $1,022.94
053-092-69 $1,022.94 053-092-70 $1,022.94
053-092-71 $837.46 053-092-73 $1,022.94
053-092-74 $1,022.94 053-092-77 $1,022.94
053-092-78 $1,022.94 053-092-79 $1,022.94
053-101-07 $1,022.94 053-101-08 $1,022.94
053-101-09 $1,022.94 053-101-10 $1,022.94
053-101-11 $1,022.94 053-101-12 $1,022.94
053-101-13 $1,022.94 053-101-14 $1,022.94
053-101-15 $1,022.94 053-101-16 $1,022.94
053-101-17 $1,022.94 053-101-18 $1,022.94
053-101-19 $1,022.94 053-101-20 $1,022.94
053-101-21 $1,022.94 053-101-22 $1,022.94
053-101-23 $1,022.94 053-101-24 $1,022.94
053-101-25 $837.46 053-101-26 $1,022.94
053-101-27 $1,022.94 053-101-28 $1,022.94
053-101-29 $1,022.94 053-101-30 $1,022.94
053-102-01 $837.46 053-102-02 $1,022.94
053-102-03 $1,022.94 053-102-04 $1,022.94
053-102-05 $1,022.94 053-102-06 $1,022.94
053-102-07 $1,022.94 053-102-08 $1,022.94
053-102-09 $1,022.94 053-102-10 $1,022.94
053-102-11 $1,022.94 053-102-12 $1,022.94
053-102-13 $1,022.94 053-102-14 $1,022.94
053-102-15 $1,022.94 053-102-16 $1,022.94
053-102-17 $1,022.94 053-102-18 $1,022.94
053-102-19 $1,022.94 053-102-20 $1,022.94
053-102-21 $1,022.94 053-103-02 $1,022.94
053-103-03 $1,022.94 053-103-06 $1,022.94
053-103-07 $1,022.94 053-103-10 $1,022.94
053-103-11 $1,022.94 053-103-13 $1,022.94
053-103-14 $1,022.94 053-103-15 $1,022.94
8 8 of 409
APN Levy APN Levy
053-103-16 $1,022.94 053-103-17 $1,022.94
053-103-18 $1,022.94 053-103-19 $1,022.94
053-103-20 $1,022.94 053-103-21 $1,022.94
053-103-22 $1,022.94 053-103-23 $1,022.94
053-103-24 $1,022.94 053-103-25 $1,022.94
053-104-01 $1,022.94 053-104-02 $1,022.94
053-104-03 $1,022.94 053-104-04 $1,022.94
053-104-09 $1,022.94 053-104-11 $1,022.94
053-104-12 $1,022.94 053-111-03 $1,022.94
053-111-07 $1,022.94 053-111-08 $1,022.94
053-111-09 $1,022.94 053-111-10 $1,022.94
053-111-11 $1,022.94 053-111-12 $837.46
053-111-13 $1,022.94 053-111-14 $1,022.94
053-111-15 $1,022.94 053-111-16 $1,022.94
053-111-17 $1,022.94 053-111-18 $1,022.94
053-111-19 $1,022.94 053-111-20 $1,022.94
053-111-21 $1,022.94 053-111-22 $1,022.94
053-111-23 $1,022.94 053-111-24 $1,022.94
053-111-25 $837.46 053-111-26 $1,022.94
053-111-27 $1,022.94 053-111-28 $837.46
053-111-29 $1,022.94 053-111-30 $1,022.94
053-111-31 $1,022.94 053-111-32 $1,022.94
053-111-33 $1,022.94 053-111-34 $1,022.94
053-111-35 $1,022.94 053-111-37 $1,022.94
053-111-39 $837.46 053-111-40 $1,022.94
053-112-03 $1,022.94 053-112-04 $1,022.94
053-112-05 $1,022.94 053-112-06 $1,022.94
053-112-07 $1,022.94 053-112-08 $1,022.94
053-112-09 $1,022.94 053-112-10 $1,022.94
053-112-11 $1,022.94 053-112-12 $1,022.94
053-112-13 $1,022.94 053-112-14 $1,022.94
053-112-15 $1,022.94 053-112-16 $1,022.94
053-112-17 $1,022.94 053-112-18 $1,022.94
053-112-19 $1,022.94 053-112-22 $1,022.94
053-112-23 $1,022.94 053-112-24 $1,022.94
053-112-25 $1,022.94 053-112-26 $1,022.94
053-112-27 $1,022.94 053-112-32 $1,022.94
9 9 of 409
APN Levy APN Levy
053-112-33 $1,022.94 053-112-34 $1,022.94
053-112-35 $1,022.94 053-112-36 $1,022.94
053-112-37 $1,022.94 053-112-38 $1,022.94
053-112-41 $1,022.94 053-112-42 $1,022.94
053-112-43 $1,022.94 053-112-44 $1,022.94
053-112-45 $1,022.94 053-112-46 $1,022.94
053-112-47 $1,022.94 053-112-51 $1,022.94
053-112-53 $1,022.94 053-112-55 $837.46
053-112-56 $1,022.94 053-112-57 $1,022.94
053-112-58 $1,022.94 053-112-59 $1,022.94
053-112-61 $1,022.94 053-112-62 $1,022.94
053-112-63 $1,022.94 053-112-64 $1,807.00
053-112-65 $1,807.00 053-121-02 $1,807.00
053-121-03 $2,487.08 053-121-06 $1,807.00
053-121-09 $6,632.24 053-121-15 $1,807.00
053-121-16 $1,807.00 053-121-17 $2,487.08
053-121-19 $4,145.14 053-121-20 $1,111.50
053-122-02 $1,807.00 053-122-03 $2,487.08
053-122-04 $1,807.00 053-122-05 $1,807.00
053-122-06 $1,022.94 053-122-07 $1,807.00
053-122-08 $1,807.00 053-122-09 $1,005.00
053-122-13 $1,022.94 053-122-14 $1,807.00
053-122-15 $1,022.94 053-122-16 $1,807.00
053-122-17 $1,807.00 053-122-18 $1,022.94
053-122-19 $1,807.00 053-122-20 $1,807.00
053-122-21 $1,022.94 053-122-22 $1,022.94
053-122-23 $1,807.00 053-122-24 $4,145.14
053-122-27 $1,022.94 053-122-28 $7,970.88
053-123-01 $1,807.00 053-123-02 $1,807.00
053-123-03 $1,022.94 053-123-04 $1,022.94
053-123-05 $1,807.00 053-123-06 $1,022.94
053-123-07 $1,807.00 053-123-08 $1,022.94
053-123-10 $1,807.00 053-123-15 $1,807.00
053-123-16 $1,807.00 053-123-17 $2,487.08
053-123-18 $1,807.00 053-123-19 $1,807.00
053-123-20 $1,807.00 053-123-21 $1,807.00
053-123-22 $1,022.94 053-123-24 $1,807.00
10 10 of 409
APN Levy APN Levy
053-123-25 $1,807.00 053-123-26 $1,022.94
053-123-27 $1,022.94 053-123-28 $2,487.08
053-123-29 $1,005.00 053-123-30 $1,005.00
053-124-01 $1,807.00 053-124-02 $1,807.00
053-124-03 $1,807.00 053-124-04 $1,807.00
053-124-05 $1,022.94 053-124-06 $1,807.00
053-124-07 $1,022.94 053-124-08 $1,022.94
053-124-09 $4,145.14 053-124-10 $1,022.94
053-124-12 $1,022.94 053-124-13 $1,022.94
053-124-14 $1,005.00 053-124-15 $1,005.00
053-124-16 $1,807.00 053-124-17 $1,807.00
053-124-18 $1,022.94 053-124-19 $1,022.94
053-124-20 $2,487.08 053-124-21 $1,022.94
053-124-22 $2,487.08 053-124-23 $1,807.00
053-124-25 $837.46 053-124-26 $1,807.00
053-124-27 $3,492.10 053-124-28 $2,487.08
053-125-01 $2,487.08 053-125-02 $837.46
053-125-04 $1,807.00 053-125-05 $1,022.94
053-125-06 $1,807.00 053-125-07 $1,807.00
053-125-08 $1,807.00 053-125-09 $1,022.94
053-125-10 $1,807.00 053-125-11 $1,807.00
053-125-14 $2,011.08 053-125-15 $1,022.94
053-125-16 $1,005.00 053-125-17 $3,316.12
053-125-18 $1,807.00 053-125-20 $1,807.00
053-125-21 $837.46 053-125-22 $1,022.94
053-125-23 $837.46 053-125-24 $1,807.00
053-125-25 $1,022.94 053-125-26 $3,316.12
053-125-27 $1,807.00 053-125-28 $1,807.00
053-125-29 $1,005.00 053-125-30 $1,807.00
053-125-31 $1,807.00 053-126-01 $2,487.08
053-126-02 $1,022.94 053-126-03 $1,022.94
053-126-04 $1,022.94 053-126-05 $1,022.94
053-126-07 $1,807.00 053-126-08 $1,022.94
053-126-09 $1,807.00 053-126-10 $2,487.08
053-126-11 $1,005.00 053-126-12 $1,022.94
053-126-13 $1,022.94 053-126-14 $1,005.00
053-126-17 $1,022.94 053-126-18 $2,487.08
11 11 of 409
APN Levy APN Levy
053-126-19 $1,807.00 053-126-20 $1,807.00
053-126-32 $1,807.00 053-126-35 $1,807.00
053-126-36 $1,807.00 053-126-37 $1,807.00
053-126-38 $1,807.00 053-126-39 $3,316.12
053-126-40 $1,022.94 053-126-41 $1,022.94
053-126-42 $1,807.00 053-131-02 $1,022.94
053-131-04 $1,022.94 053-131-05 $1,022.94
053-131-07 $1,022.94 053-131-08 $1,022.94
053-131-09 $1,022.94 053-131-10 $1,022.94
053-131-11 $1,022.94 053-131-13 $1,022.94
053-131-15 $837.46 053-131-19 $1,022.94
053-131-22 $1,022.94 053-131-23 $1,022.94
053-131-27 $1,022.94 053-131-28 $1,022.94
053-131-30 $1,022.94 053-132-47 $1,022.94
053-132-48 $1,022.94 053-132-50 $1,022.94
053-132-51 $1,022.94 053-132-52 $1,022.94
053-132-53 $1,022.94 053-132-54 $1,022.94
053-132-55 $1,022.94 053-132-56 $1,022.94
053-132-57 $1,022.94 053-132-58 $1,022.94
053-132-59 $1,022.94 053-132-61 $1,022.94
053-132-65 $1,022.94 053-132-68 $1,005.00
053-133-01 $1,022.94 053-133-02 $1,022.94
053-133-03 $1,022.94 053-133-05 $1,022.94
053-133-06 $1,022.94 053-133-07 $1,022.94
053-133-08 $1,022.94 053-133-09 $1,022.94
053-133-10 $1,022.94 053-134-01 $1,022.94
053-134-02 $1,022.94 053-134-04 $1,022.94
053-134-07 $7,053.18 053-134-09 $1,807.00
053-134-10 $1,022.94 053-134-11 $1,022.94
053-134-12 $1,022.94 053-134-13 $1,022.94
053-134-14 $1,022.94 053-134-15 $1,022.94
053-134-16 $1,022.94 053-134-17 $1,022.94
053-134-18 $1,022.94 053-134-19 $1,022.94
053-135-01 $1,022.94 053-135-02 $837.46
053-135-03 $837.46 053-135-05 $1,022.94
053-135-06 $1,022.94 053-135-07 $1,022.94
053-135-08 $1,022.94 053-135-09 $1,022.94
12 12 of 409
APN Levy APN Levy
053-141-02 $1,022.94 053-141-03 $1,022.94
053-141-04 $1,022.94 053-141-05 $1,022.94
053-141-06 $1,022.94 053-141-07 $1,022.94
053-141-08 $1,022.94 053-141-13 $1,022.94
053-141-14 $1,022.94 053-141-15 $1,807.00
053-141-17 $1,022.94 053-141-22 $1,022.94
053-141-25 $1,022.94 053-141-31 $1,022.94
053-141-32 $1,022.94 053-142-01 $1,022.94
053-142-02 $1,022.94 053-142-03 $1,022.94
053-142-04 $1,022.94 053-142-05 $1,022.94
053-142-06 $1,022.94 053-142-07 $1,022.94
053-142-08 $1,022.94 053-142-09 $837.46
053-142-10 $1,022.94 053-142-11 $1,022.94
053-142-12 $1,022.94 053-142-16 $1,022.94
053-142-17 $1,022.94 053-142-19 $1,022.94
053-143-01 $1,022.94 053-143-02 $1,807.00
053-143-03 $1,807.00 053-143-04 $1,807.00
053-143-05 $1,807.00 053-143-06 $1,807.00
053-143-07 $1,807.00 053-143-08 $1,022.94
053-143-10 $3,316.12 053-143-11 $3,165.10
053-143-12 $1,005.00 053-143-13 $1,022.94
053-143-15 $1,807.00 053-143-16 $1,807.00
053-143-17 $1,807.00 053-143-18 $1,807.00
053-143-19 $1,807.00 053-143-21 $1,022.94
053-143-22 $1,807.00 053-143-23 $2,487.08
053-143-24 $1,807.00 053-143-25 $1,807.00
053-143-26 $1,807.00 053-143-27 $1,807.00
053-144-01 $1,807.00 053-144-02 $1,022.94
053-144-03 $1,807.00 053-144-04 $1,807.00
053-144-05 $1,807.00 053-144-06 $1,807.00
053-144-07 $1,807.00 053-144-08 $1,807.00
053-144-09 $4,145.14 053-144-10 $2,487.08
053-144-11 $1,022.94 053-144-12 $5,150.16
053-144-13 $2,673.32 053-144-14 $1,022.94
053-144-15 $1,807.00 053-144-16 $3,316.12
053-144-17 $1,807.00 053-144-18 $1,807.00
053-144-19 $1,807.00 053-144-20 $1,022.94
13 13 of 409
APN Levy APN Levy
053-144-21 $1,807.00 053-144-22 $1,807.00
053-144-23 $1,807.00 053-144-24 $1,807.00
053-144-25 $1,022.94 053-151-02 $1,005.00
053-151-03 $1,005.00 053-151-04 $1,005.00
053-151-05 $4,156.36 053-151-06 $1,022.94
053-151-07 $1,022.94 053-151-08 $1,807.00
053-151-09 $1,807.00 053-151-10 $1,022.94
053-151-11 $1,022.94 053-151-12 $1,022.94
053-151-13 $1,022.94 053-151-14 $1,022.94
053-151-15 $1,022.94 053-151-16 $1,022.94
053-151-17 $1,807.00 053-151-18 $1,022.94
053-151-19 $1,807.00 053-152-01 $1,005.00
053-152-02 $3,017.16 053-152-03 $10,953.36
053-152-04 $1,022.94 053-152-05 $1,022.94
053-152-06 $1,022.94 053-152-07 $1,022.94
053-152-08 $1,022.94 053-152-09 $1,022.94
053-152-10 $1,022.94 053-152-11 $1,022.94
053-152-12 $1,022.94 053-152-13 $1,022.94
053-152-14 $1,022.94 053-153-01 $1,807.00
053-153-02 $1,005.00 053-153-03 $1,022.94
053-153-06 $1,807.00 053-153-09 $1,807.00
053-153-11 $1,807.00 053-153-12 $1,022.94
053-153-13 $1,807.00 053-153-14 $2,487.08
053-153-17 $1,022.94 053-153-19 $8,715.26
053-153-20 $1,022.94 053-153-21 $1,022.94
053-154-03 $1,022.94 053-154-04 $1,022.94
053-154-05 $1,022.94 053-154-07 $2,487.08
053-154-08 $1,807.00 053-154-09 $2,487.08
053-154-10 $1,005.00 053-154-11 $2,487.08
053-154-12 $1,807.00 053-154-17 $8,206.86
053-154-18 $3,316.12 053-155-01 $1,005.00
053-155-02 $1,022.94 053-155-03 $2,487.08
053-155-04 $2,487.08 053-155-05 $1,022.94
053-155-06 $1,022.94 053-155-07 $1,022.94
053-155-08 $1,022.94 053-155-09 $1,807.00
053-155-10 $1,022.94 053-155-11 $1,807.00
053-155-13 $1,807.00 053-155-14 $1,807.00
14 14 of 409
APN Levy APN Levy
053-161-01 $2,487.08 053-161-02 $2,487.08
053-161-03 $1,022.94 053-161-04 $2,487.08
053-161-05 $1,022.94 053-161-06 $1,022.94
053-161-07 $1,022.94 053-161-09 $1,022.94
053-161-10 $1,022.94 053-161-11 $1,022.94
053-161-12 $1,022.94 053-161-13 $1,022.94
053-161-14 $1,022.94 053-161-15 $1,022.94
053-161-16 $1,022.94 053-161-17 $1,022.94
053-161-18 $1,022.94 053-161-19 $1,022.94
053-161-20 $1,022.94 053-161-21 $1,022.94
053-161-23 $1,022.94 053-161-24 $1,022.94
053-161-25 $1,022.94 053-161-26 $1,022.94
053-161-27 $1,022.94 053-161-29 $1,022.94
053-161-30 $1,022.94 053-162-02 $1,022.94
053-162-03 $1,022.94 053-162-04 $1,807.00
053-162-06 $1,807.00 053-162-07 $1,807.00
053-162-08 $1,807.00 053-162-11 $1,022.94
053-162-13 $3,316.12 053-162-14 $1,022.94
053-162-15 $1,022.94 053-162-16 $1,022.94
053-162-17 $1,807.00 053-162-18 $1,022.94
053-162-19 $1,022.94 053-301-03 $837.46
053-301-04 $1,022.94 053-301-05 $1,022.94
053-301-06 $1,022.94 053-301-13 $1,022.94
053-301-14 $837.46 053-301-16 $1,022.94
053-301-17 $1,022.94 053-301-18 $1,022.94
053-301-19 $1,022.94 053-301-23 $1,022.94
053-301-26 $1,022.94 053-301-29 $1,022.94
053-301-31 $6,632.24 053-301-32 $6,632.24
053-301-35 $1,022.94 053-301-42 $1,022.94
053-301-43 $1,022.94 053-301-44 $1,022.94
053-301-45 $1,022.94 053-301-46 $1,022.94
053-301-47 $1,022.94 053-301-48 $1,022.94
053-301-49 $1,022.94 053-301-50 $1,022.94
053-301-51 $1,022.94 053-301-52 $1,022.94
053-301-55 $1,022.94 053-301-57 $1,022.94
053-301-59 $1,022.94 053-301-60 $1,022.94
053-301-61 $1,022.94 053-301-62 $1,022.94
15 15 of 409
APN Levy APN Levy
053-301-70 $1,022.94 053-301-71 $1,022.94
053-301-72 $1,022.94 053-301-73 $1,022.94
053-302-01 $1,022.94 053-302-02 $837.46
053-302-03 $1,022.94 053-302-04 $1,022.94
053-302-05 $1,022.94 053-302-06 $1,022.94
053-302-07 $1,022.94 053-302-08 $1,022.94
053-302-09 $1,022.94 053-302-10 $1,022.94
053-302-11 $1,022.94 053-302-12 $1,022.94
053-302-13 $1,022.94 053-316-01 $1,022.94
053-316-03 $1,022.94 053-316-04 $1,022.94
053-316-07 $1,022.94 053-316-08 $1,022.94
053-316-09 $1,022.94 053-316-10 $1,022.94
053-316-11 $1,022.94 053-316-12 $1,022.94
053-316-13 $1,022.94 053-316-14 $1,022.94
053-316-15 $1,022.94 053-316-16 $1,022.94
053-316-18 $1,022.94 053-316-19 $1,022.94
053-317-01 $1,022.94 053-317-02 $1,022.94
053-317-03 $1,022.94 053-317-04 $1,022.94
053-317-05 $1,022.94 053-317-06 $1,022.94
053-317-07 $1,022.94 053-317-08 $1,022.94
053-317-09 $1,022.94 053-317-10 $1,022.94
053-317-11 $1,022.94 053-318-01 $1,022.94
053-318-02 $1,022.94 053-318-03 $1,022.94
053-318-04 $1,022.94 053-318-05 $1,022.94
053-318-06 $1,022.94 053-318-07 $1,022.94
053-318-08 $1,022.94 053-318-09 $1,022.94
053-318-10 $1,022.94 053-318-11 $1,022.94
053-318-12 $1,022.94 053-318-13 $1,022.94
053-318-14 $1,022.94 053-318-15 $1,022.94
053-318-16 $1,022.94 053-318-17 $1,022.94
053-318-18 $1,022.94 053-319-01 $1,022.94
053-319-02 $1,022.94 053-319-03 $1,022.94
053-319-04 $1,022.94 053-319-05 $1,022.94
053-319-06 $1,022.94 120-561-07 $1,022.94
120-561-08 $1,022.94 120-561-09 $1,022.94
120-561-18 $1,022.94 120-561-24 $1,022.94
120-561-25 $1,022.94 120-561-26 $1,022.94
16 16 of 409
APN Levy APN Levy
120-561-27 $1,022.94 120-561-28 $1,022.94
120-561-29 $1,022.94 120-561-32 $1,022.94
120-561-35 $1,022.94 120-561-38 $1,807.00
495-021-06 $3,670.80 495-021-07 $1,005.00
496-012-03 $14,686.48 496-012-04 $1,022.94
496-012-05 $4,974.18 496-012-08 $2,487.08
496-012-09 $4,974.18 496-012-10 $7,461.26
496-012-11 $14,093.50 496-012-12 $11,606.42
496-012-14 $4,145.14 496-012-15 $4,974.18
496-012-16 $1,807.00 496-012-19 $1,022.94
496-012-20 $1,005.00 496-012-21 $1,005.00
496-012-22 $1,005.00 496-012-23 $1,005.00
496-012-24 $1,005.00 496-012-26 $1,005.00
496-012-27 $4,463.94 496-012-31 $1,613.10
496-012-34 $14,778.14 496-013-01 $1,005.00
496-021-01 $1,005.00 496-021-02 $35,106.24
496-021-14 $37,066.34 496-031-01 $1,807.00
496-031-02 $1,807.00 496-031-03 $1,022.94
496-031-04 $3,316.12 496-031-05 $1,807.00
496-031-06 $2,487.08 496-031-07 $1,022.94
496-031-08 $2,487.08 496-031-09 $1,674.92
496-031-10 $1,807.00 496-031-11 $4,145.14
496-031-12 $4,145.14 496-031-13 $1,807.00
496-031-14 $7,461.26 496-031-15 $1,807.00
496-031-16 $1,807.00 496-031-18 $1,807.00
496-031-19 $1,022.94 496-031-20 $2,487.08
496-031-21 $1,022.94 496-031-22 $1,022.94
496-031-23 $1,022.94 496-032-01 $1,022.94
496-032-02 $1,022.94 496-032-03 $1,022.94
496-032-04 $1,022.94 496-032-05 $2,487.08
496-032-06 $2,487.08 496-032-07 $2,487.08
496-032-08 $3,316.12 496-032-09 $1,807.00
496-032-10 $2,487.08 496-032-13 $1,022.94
496-032-14 $3,316.12 496-032-15 $1,022.94
496-032-16 $1,807.00 496-032-17 $1,022.94
496-032-18 $1,022.94 496-032-19 $2,487.08
496-032-20 $2,487.08 496-032-21 $1,807.00
17 17 of 409
APN Levy APN Levy
496-032-22 $2,487.08 496-032-23 $1,807.00
496-032-24 $2,487.08 496-033-01 $1,022.94
496-033-02 $837.46 496-033-03 $1,807.00
496-033-04 $2,487.08 496-033-05 $1,807.00
496-033-06 $1,807.00 496-033-07 $1,807.00
496-033-08 $1,807.00 496-033-09 $1,022.94
496-033-10 $1,807.00 496-033-11 $2,487.08
496-033-12 $1,022.94 496-033-13 $1,022.94
496-033-14 $1,022.94 496-034-01 $2,487.08
496-034-02 $1,022.94 496-034-03 $1,807.00
496-034-04 $1,022.94 496-034-05 $1,022.94
496-034-06 $1,022.94 496-034-07 $2,487.08
496-034-08 $1,807.00 496-034-09 $1,022.94
496-034-10 $4,145.14 496-034-11 $2,487.08
496-035-01 $1,022.94 496-035-02 $1,022.94
496-035-03 $1,807.00 496-035-04 $1,022.94
496-035-05 $1,807.00 496-035-06 $3,316.12
496-035-07 $4,974.18 496-035-08 $3,316.12
496-035-09 $3,316.12 496-035-10 $2,487.08
496-035-11 $4,974.18 496-036-01 $1,807.00
496-036-02 $1,022.94 496-036-03 $1,807.00
496-036-05 $1,807.00 496-036-06 $1,022.94
496-036-07 $1,022.94 496-036-08 $4,145.14
496-036-09 $2,487.08 496-036-10 $3,316.12
496-036-11 $8,290.30 496-036-12 $7,461.26
496-041-03 $1,022.94 496-041-04 $1,022.94
496-041-09 $1,022.94 496-041-10 $1,022.94
496-041-11 $1,022.94 496-041-12 $1,022.94
496-041-13 $1,807.00 496-041-14 $1,022.94
496-041-15 $1,022.94 496-041-16 $1,022.94
496-041-26 $1,022.94 496-041-27 $1,022.94
496-041-28 $1,022.94 496-041-29 $1,022.94
496-041-30 $1,022.94 496-041-31 $1,022.94
496-041-32 $1,022.94 496-041-33 $1,022.94
496-041-34 $1,022.94 496-041-35 $1,022.94
496-041-36 $1,022.94 496-041-37 $1,022.94
496-041-38 $1,022.94 496-041-39 $1,022.94
18 18 of 409
APN Levy APN Levy
496-041-40 $1,022.94 496-041-41 $1,022.94
496-041-42 $1,022.94 496-041-43 $1,022.94
496-041-45 $1,022.94 496-041-48 $1,022.94
496-041-52 $1,022.94 496-041-53 $1,022.94
496-041-55 $1,022.94 496-071-02 $1,022.94
496-071-03 $1,022.94 496-071-04 $1,022.94
496-071-05 $1,022.94 496-071-07 $1,022.94
496-071-10 $1,022.94 496-071-11 $837.46
496-071-12 $1,022.94 496-071-13 $1,022.94
496-071-14 $1,022.94 496-071-15 $1,022.94
496-071-16 $1,022.94 496-071-17 $1,022.94
496-071-18 $1,022.94 496-071-19 $1,022.94
496-071-20 $1,022.94 496-071-21 $1,022.94
496-071-26 $1,022.94 496-071-27 $1,022.94
496-071-28 $1,022.94 496-071-30 $1,022.94
496-071-31 $1,022.94 496-071-32 $837.46
496-071-34 $9,948.36 496-081-01 $2,487.08
496-081-02 $1,305.30 496-081-03 $21,080.88
496-081-04 $6,655.68 496-081-05 $6,752.18
496-081-06 $18,763.68 496-081-07 $1,022.94
496-081-08 $6,632.24 496-082-01 $2,052.00
496-082-02 $1,005.00 496-082-04 $1,005.00
496-082-05 $1,005.00 496-082-06 $8,814.38
496-082-07 $2,011.08 496-082-08 $20,725.74
496-082-09 $3,316.12 496-082-10 $6,632.24
496-082-11 $4,974.18 496-091-01 $1,022.94
496-091-02 $837.46 496-091-03 $5,803.20
496-091-04 $1,022.94 496-091-05 $1,807.00
496-091-06 $2,487.08 496-091-07 $4,145.14
496-091-08 $1,807.00 496-091-09 $1,807.00
496-091-10 $2,487.08 496-091-11 $4,145.14
496-091-12 $3,316.12 496-091-13 $1,022.94
496-091-14 $2,487.08 496-091-15 $1,807.00
496-091-16 $1,807.00 496-091-17 $1,807.00
496-091-18 $1,807.00 496-091-19 $1,022.94
496-091-20 $1,022.94 496-091-21 $1,807.00
496-091-24 $1,807.00 496-091-25 $2,487.08
19 19 of 409
APN Levy APN Levy
496-092-01 $1,022.94 496-092-02 $1,807.00
496-092-03 $2,487.08 496-092-04 $2,487.08
496-092-05 $2,487.08 496-092-06 $1,022.94
496-092-07 $1,022.94 496-092-08 $1,807.00
496-092-09 $1,022.94 496-092-10 $2,487.08
496-092-11 $1,022.94 496-092-12 $1,807.00
496-092-13 $1,807.00 496-092-14 $3,316.12
496-092-15 $1,807.00 496-093-01 $1,022.94
496-093-02 $1,022.94 496-093-03 $1,022.94
496-093-04 $2,487.08 496-093-05 $2,487.08
496-093-06 $1,807.00 496-093-07 $1,022.94
496-093-08 $1,022.94 496-093-09 $1,022.94
496-093-10 $1,807.00 496-093-11 $1,022.94
496-093-12 $3,316.12 496-093-13 $2,487.08
496-093-14 $4,145.14 496-093-15 $4,974.18
496-093-16 $2,487.08 496-093-17 $4,974.18
496-093-19 $3,316.12 496-093-20 $12,370.40
496-093-21 $1,022.94 496-093-22 $22,383.80
496-093-23 $3,316.12 496-094-01 $3,316.12
496-094-02 $4,974.18 496-094-03 $1,022.94
496-094-04 $3,316.12 496-094-05 $5,803.20
496-094-07 $1,807.00 496-094-08 $4,974.18
496-094-09 $6,632.24 496-094-10 $5,803.20
496-094-11 $4,974.18 496-094-12 $3,316.12
496-094-13 $1,022.94 496-094-14 $6,632.24
496-094-15 $2,487.08 496-094-16 $2,487.08
496-094-17 $2,487.08 496-094-18 $4,145.14
496-094-19 $2,487.08 496-094-21 $4,145.14
496-094-22 $14,093.50 496-094-24 $4,974.18
496-094-25 $6,632.24 496-111-01 $1,022.94
496-111-02 $1,022.94 496-111-03 $1,022.94
496-111-04 $1,022.94 496-111-05 $1,807.00
496-111-07 $1,022.94 496-111-10 $1,807.00
496-111-11 $2,487.08 496-111-12 $3,316.12
496-111-14 $1,807.00 496-111-15 $1,658.70
496-111-17 $1,807.00 496-111-18 $1,005.00
496-111-19 $1,807.00 496-111-20 $1,022.94
20 20 of 409
APN Levy APN Levy
496-111-21 $2,011.08 496-111-24 $1,022.94
496-111-25 $1,022.94 496-111-28 $1,022.94
496-121-01 $1,807.00 496-121-02 $1,807.00
496-121-03 $1,807.00 496-121-04 $2,487.08
496-121-05 $2,487.08 496-121-06 $4,145.14
496-121-07 $4,974.18 496-121-08 $4,145.14
496-121-09 $1,022.94 496-121-10 $4,145.14
496-121-13 $1,022.94 496-121-14 $1,179.90
496-121-15 $5,150.16 496-121-16 $2,487.08
496-121-17 $1,022.94 496-121-18 $12,428.28
496-121-19 $8,290.30 496-121-20 $4,974.18
496-121-21 $1,005.00 496-121-22 $2,011.08
496-122-03 $5,803.20 496-122-05 $3,316.12
496-122-06 $1,807.00 496-122-08 $4,145.14
496-122-09 $4,974.18 496-122-10 $4,974.18
496-122-11 $5,803.20 496-122-12 $25,144.34
496-122-13 $1,005.00 496-122-14 $12,611.42
496-122-15 $3,017.16 496-122-16 $1,005.00
496-122-17 $1,005.00 496-122-18 $1,005.00
496-122-19 $5,979.18 496-122-20 $2,487.08
496-122-21 $1,005.00 496-131-01 $1,807.00
496-131-02 $1,807.00 496-131-03 $1,807.00
496-131-05 $1,022.94 496-131-06 $1,022.94
496-131-07 $1,022.94 496-131-08 $1,807.00
496-131-09 $1,807.00 496-131-10 $1,807.00
496-131-11 $1,807.00 496-131-12 $1,807.00
496-131-13 $1,022.94 496-131-14 $3,316.12
496-131-15 $1,022.94 496-131-16 $1,022.94
496-131-17 $2,487.08 496-131-18 $1,807.00
496-131-19 $1,807.00 496-131-21 $1,807.00
496-131-22 $1,807.00 496-131-23 $1,807.00
496-131-24 $1,807.00 496-131-25 $1,807.00
496-131-26 $1,807.00 496-131-27 $1,807.00
496-131-28 $1,022.94 496-132-01 $1,022.94
496-132-02 $1,807.00 496-132-03 $2,487.08
496-132-04 $1,807.00 496-132-05 $1,807.00
496-132-06 $1,807.00 496-132-07 $1,807.00
21 21 of 409
APN Levy APN Levy
496-132-08 $1,807.00 496-132-09 $2,487.08
496-132-10 $1,807.00 496-132-11 $1,807.00
496-132-12 $4,974.18 496-132-13 $1,807.00
496-132-14 $8,360.36 496-132-15 $13,264.48
496-132-16 $1,807.00 496-132-17 $1,807.00
496-132-18 $1,022.94 496-132-19 $1,807.00
496-133-06 $12,622.60 496-133-07 $38,750.52
496-134-01 $2,487.08 496-134-03 $837.46
496-134-04 $1,022.94 496-134-05 $1,022.94
496-134-06 $1,022.94 496-134-07 $1,022.94
496-135-02 $837.46 496-135-03 $1,022.94
496-136-02 $1,022.94 496-136-03 $1,807.00
496-136-04 $1,022.94 496-136-06 $1,022.94
496-136-07 $1,807.00 496-136-08 $1,022.94
496-136-09 $1,022.94 496-136-10 $1,022.94
496-136-11 $837.46 496-136-12 $5,803.20
496-136-14 $3,316.12 496-136-15 $4,974.18
496-136-16 $2,487.08 496-136-17 $2,487.08
496-136-18 $2,487.08 496-136-19 $1,807.00
496-136-20 $2,487.08 496-136-22 $2,487.08
496-136-23 $1,022.94 496-136-24 $2,487.08
496-136-27 $1,022.94 496-136-28 $1,022.94
496-141-02 $1,022.94 496-141-03 $1,022.94
496-141-04 $1,022.94 496-141-05 $1,022.94
496-141-06 $1,022.94 496-141-07 $1,022.94
496-141-08 $1,022.94 496-141-09 $837.46
496-141-10 $1,022.94 496-141-11 $1,022.94
496-141-12 $1,022.94 496-141-13 $1,022.94
496-141-14 $1,807.00 496-141-15 $1,022.94
496-141-17 $1,807.00 496-141-18 $1,022.94
496-141-19 $1,022.94 496-141-20 $1,022.94
496-141-21 $1,022.94 496-141-22 $1,022.94
496-151-01 $1,022.94 496-151-02 $1,022.94
496-151-03 $1,022.94 496-151-04 $1,807.00
496-151-05 $1,022.94 496-151-06 $1,022.94
496-151-07 $1,022.94 496-152-01 $1,022.94
496-152-02 $1,022.94 496-152-03 $1,022.94
22 22 of 409
APN Levy APN Levy
496-152-04 $1,022.94 496-152-05 $1,022.94
496-152-06 $1,807.00 496-152-07 $1,022.94
496-152-08 $1,022.94 496-152-09 $1,022.94
496-152-10 $1,022.94 496-152-11 $837.46
496-152-12 $1,022.94 496-152-13 $1,022.94
496-152-14 $1,022.94 496-152-15 $1,022.94
496-152-16 $1,022.94 496-152-17 $1,022.94
496-152-18 $1,022.94 496-152-19 $1,022.94
496-153-01 $1,022.94 496-153-02 $1,022.94
496-153-03 $1,022.94 496-153-04 $837.46
496-153-05 $1,807.00 496-153-06 $1,807.00
496-153-07 $1,022.94 496-153-08 $1,022.94
496-153-09 $1,022.94 496-153-10 $1,022.94
496-153-11 $1,022.94 496-153-12 $837.46
496-153-13 $1,022.94 496-153-14 $1,022.94
496-153-16 $1,022.94 496-153-17 $1,022.94
496-153-18 $1,022.94 496-153-19 $1,022.94
496-153-20 $1,022.94 496-153-22 $1,022.94
496-153-23 $837.46 496-153-24 $1,022.94
496-153-25 $1,022.94 496-153-26 $1,022.94
496-154-05 $1,022.94 496-154-06 $837.46
496-154-07 $1,022.94 496-154-08 $1,022.94
496-154-09 $1,022.94 496-154-10 $1,022.94
496-154-11 $2,487.08 496-154-12 $1,022.94
496-154-13 $1,807.00 496-154-14 $1,022.94
496-154-15 $1,022.94 496-154-16 $1,022.94
496-154-17 $1,022.94 496-154-18 $1,022.94
496-154-19 $837.46 496-154-20 $1,022.94
496-154-21 $1,807.00 496-154-22 $1,022.94
496-154-23 $1,022.94 496-154-24 $1,022.94
496-154-25 $1,022.94 496-154-26 $1,022.94
496-154-27 $1,022.94 496-154-28 $1,022.94
496-154-29 $1,807.00 496-154-30 $1,022.94
496-154-31 $1,022.94 496-154-32 $1,022.94
496-155-01 $1,807.00 496-155-02 $1,022.94
496-155-03 $1,022.94 496-155-04 $1,022.94
496-155-05 $1,022.94 496-155-06 $1,022.94
23 23 of 409
APN Levy APN Levy
496-155-07 $1,022.94 496-155-08 $1,022.94
496-155-09 $837.46 496-155-10 $1,022.94
496-155-11 $1,022.94 496-155-12 $1,022.94
496-155-13 $1,022.94 496-155-14 $2,487.08
496-155-15 $1,022.94 496-155-16 $1,022.94
496-155-17 $1,022.94 496-155-18 $1,022.94
496-155-19 $1,022.94 496-155-20 $1,022.94
496-155-21 $1,022.94 496-155-22 $1,807.00
496-155-23 $1,022.94 496-155-24 $1,022.94
496-155-25 $1,022.94 496-155-26 $1,022.94
496-155-27 $1,022.94 496-155-28 $1,022.94
496-155-29 $1,022.94 496-155-30 $1,022.94
496-155-31 $1,022.94 496-161-01 $1,022.94
496-161-02 $1,022.94 496-161-03 $1,022.94
496-161-04 $837.46 496-161-06 $1,022.94
496-161-07 $1,022.94 496-161-08 $1,022.94
496-161-09 $837.46 496-161-10 $837.46
496-161-11 $1,022.94 496-161-12 $1,022.94
496-161-13 $1,022.94 496-161-14 $1,807.00
496-162-01 $1,807.00 496-162-02 $1,807.00
496-162-03 $1,022.94 496-162-04 $1,022.94
496-162-05 $1,022.94 496-162-06 $1,022.94
496-162-07 $1,022.94 496-162-08 $1,022.94
496-162-09 $1,022.94 496-162-10 $1,022.94
496-162-11 $1,022.94 496-162-12 $1,022.94
496-162-13 $1,022.94 496-162-14 $1,022.94
496-162-15 $1,022.94 496-162-16 $1,807.00
496-162-17 $1,022.94 496-162-18 $1,674.92
496-162-19 $1,022.94 496-162-20 $1,022.94
496-162-21 $1,022.94 496-162-22 $1,022.94
496-162-23 $1,022.94 496-162-24 $1,022.94
496-162-25 $1,022.94 496-162-26 $1,022.94
496-162-27 $1,022.94 496-162-28 $1,807.00
496-162-29 $1,022.94 496-162-30 $1,022.94
496-163-01 $1,022.94 496-163-02 $1,022.94
496-163-03 $1,022.94 496-163-04 $1,022.94
496-163-05 $1,022.94 496-163-06 $1,022.94
24 24 of 409
APN Levy APN Levy
496-163-07 $1,022.94 496-163-08 $1,022.94
496-163-09 $837.46 496-163-10 $1,807.00
496-163-11 $1,807.00 496-163-12 $1,022.94
496-163-13 $1,674.92 496-163-14 $1,022.94
496-163-15 $1,022.94 496-163-16 $1,022.94
496-163-17 $1,022.94 496-163-18 $1,022.94
496-163-19 $1,022.94 496-163-20 $1,022.94
496-163-21 $1,022.94 496-163-23 $1,022.94
496-163-24 $1,022.94 496-163-25 $1,022.94
496-163-26 $1,022.94 496-164-01 $1,022.94
496-164-02 $1,022.94 496-164-03 $1,022.94
496-164-04 $1,022.94 496-164-05 $1,022.94
496-164-06 $1,022.94 496-164-07 $837.46
496-164-08 $1,022.94 496-164-09 $1,022.94
496-164-10 $1,022.94 496-165-01 $1,022.94
496-165-03 $1,022.94 496-165-04 $1,022.94
496-165-07 $1,022.94 496-171-01 $1,022.94
496-171-02 $1,022.94 496-171-03 $1,022.94
496-171-04 $1,022.94 496-171-05 $1,022.94
496-171-06 $1,022.94 496-171-07 $1,022.94
496-171-08 $837.46 496-171-09 $1,022.94
496-171-10 $1,022.94 496-171-11 $2,487.08
496-171-12 $1,807.00 496-171-13 $1,022.94
496-171-14 $1,022.94 496-171-15 $1,022.94
496-171-16 $1,022.94 496-171-17 $1,022.94
496-171-18 $1,022.94 496-171-19 $1,022.94
496-171-20 $1,022.94 496-171-21 $1,807.00
496-171-22 $1,022.94 496-171-23 $1,022.94
496-171-24 $1,022.94 496-171-25 $1,022.94
496-171-26 $1,022.94 496-171-27 $1,022.94
496-172-01 $1,022.94 496-172-02 $1,807.00
496-172-03 $1,022.94 496-172-04 $1,022.94
496-172-05 $1,022.94 496-172-06 $1,022.94
496-172-07 $1,022.94 496-172-08 $1,022.94
496-172-09 $1,807.00 496-172-10 $1,807.00
496-172-11 $1,807.00 496-172-12 $1,022.94
496-172-13 $1,022.94 496-172-14 $1,022.94
25 25 of 409
APN Levy APN Levy
496-172-15 $1,022.94 496-172-16 $3,316.12
496-173-01 $2,487.08 496-173-02 $1,022.94
496-173-03 $1,807.00 496-173-04 $2,487.08
496-173-05 $1,022.94 496-173-06 $1,022.94
496-173-07 $1,807.00 496-173-08 $1,807.00
496-173-09 $1,807.00 496-173-10 $1,807.00
496-173-11 $1,807.00 496-173-12 $1,807.00
496-173-13 $1,807.00 496-173-14 $1,674.92
496-173-15 $1,807.00 496-173-16 $1,807.00
496-174-01 $1,807.00 496-174-02 $2,487.08
496-174-03 $1,807.00 496-174-04 $1,022.94
496-174-05 $1,807.00 496-174-08 $1,022.94
496-174-09 $1,022.94 496-174-10 $3,316.12
496-174-11 $1,005.00 496-175-01 $1,022.94
496-181-01 $1,022.94 496-181-02 $1,807.00
496-181-03 $9,948.36 496-181-04 $4,145.14
496-181-05 $2,487.08 496-181-06 $3,316.12
496-181-07 $4,145.14 496-181-08 $3,316.12
496-181-09 $1,022.94 496-181-10 $6,632.24
496-181-11 $1,022.94 496-181-12 $2,487.08
496-181-13 $1,807.00 496-182-01 $3,492.10
496-182-02 $1,807.00 496-182-03 $1,807.00
496-182-06 $3,017.16 496-182-07 $4,145.14
496-182-08 $2,487.08 496-182-09 $2,487.08
496-182-10 $2,487.08 496-182-12 $1,807.00
496-182-13 $1,807.00 496-182-14 $1,022.94
496-182-15 $2,487.08 496-183-01 $1,807.00
496-183-02 $1,022.94 496-183-04 $7,461.26
496-183-06 $4,145.14 496-183-09 $9,948.36
496-184-01 $2,487.08 496-184-02 $2,487.08
496-184-03 $4,145.14 496-184-04 $3,316.12
496-184-05 $2,487.08 496-184-06 $1,807.00
496-184-07 $1,022.94 496-191-07 $1,022.94
496-191-08 $1,022.94 496-191-09 $1,022.94
496-191-10 $1,022.94 496-191-11 $1,022.94
496-191-12 $1,022.94 496-191-13 $1,022.94
496-191-14 $1,022.94 496-191-16 $837.46
26 26 of 409
APN Levy APN Levy
496-191-17 $1,022.94 496-191-18 $1,022.94
496-191-19 $1,022.94 496-191-20 $1,022.94
496-191-21 $1,022.94 496-191-22 $1,022.94
496-191-23 $1,022.94 496-191-24 $1,022.94
496-191-25 $1,022.94 496-191-26 $1,022.94
496-191-27 $1,022.94 496-191-28 $1,022.94
496-191-31 $1,022.94 496-191-32 $1,022.94
496-191-33 $1,022.94 496-191-34 $1,022.94
496-191-35 $1,022.94 496-191-36 $1,022.94
496-201-07 $1,022.94 496-201-08 $1,022.94
496-201-09 $1,022.94 496-201-10 $1,022.94
496-201-11 $1,022.94 496-201-12 $1,022.94
496-201-13 $1,022.94 496-201-14 $1,022.94
496-201-15 $1,022.94 496-201-16 $1,022.94
496-201-17 $1,022.94 496-201-18 $1,022.94
496-201-19 $1,022.94 496-201-20 $1,022.94
496-201-22 $1,022.94 496-201-26 $1,022.94
496-201-27 $1,022.94 496-201-29 $1,022.94
496-201-30 $1,022.94 622-081-01 $1,022.94
622-081-02 $837.46 622-081-03 $1,022.94
622-081-04 $1,022.94 622-081-05 $837.46
622-081-06 $837.46 622-081-07 $1,022.94
622-081-08 $1,022.94 622-081-09 $1,022.94
622-081-10 $837.46 622-081-11 $837.46
622-081-12 $1,022.94 622-081-13 $1,022.94
622-081-14 $1,022.94 622-081-15 $1,022.94
622-081-16 $1,022.94 622-081-17 $1,022.94
622-081-18 $1,022.94 622-081-19 $1,022.94
622-081-20 $1,022.94 622-081-21 $1,022.94
622-081-22 $1,022.94 622-081-23 $1,022.94
622-081-24 $837.46 622-081-25 $1,022.94
622-081-26 $1,022.94 622-081-27 $837.46
622-081-28 $837.46 622-081-29 $1,022.94
622-081-30 $837.46 622-081-31 $1,022.94
622-081-32 $837.46 622-081-33 $1,022.94
622-081-34 $837.46 622-081-35 $1,022.94
622-081-36 $1,022.94 622-081-37 $1,022.94
27 27 of 409