STAFF REPORT
Meeting Date:
September 22, 2026
CONSENT
19 SUBJECT: 31985 AND 31987 COAST HIGHWAY: RESOLUTION FOR APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 2026-0024, COASTAL DEVELOPMENT PERMIT 2026-0025, AND VARIANCE 2026-0026 FOR
DEMOLITION OF THE EXISTING STRUCTURES AND CONSTRUCTION OF A
NEW SINGLE-FAMILY RESIDENCE WITH A TWO-CAR GARAGE AND OTHER RELATED IMPROVEMENTS AT 31985 AND 31987 COAST HIGHWAY IN THE R-1, RESIDENTIAL LOW-DENSITY ZONE, AND CATEGORICAL EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303
RECOMMENDATION: It is recommended that the City Council:
1. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, DENYING THE APPEAL AND SUSTAINING THE DESIGN REVIEW BOARD’S APPROVAL OF DESIGN REVIEW 2026-0024, COASTAL DEVELOPMENT PERMIT 2026-0025, AND VARIANCE 2026-0026 FOR DEMOLITION OF
THE EXISTING STRUCTURES AND CONSTRUCTION OF A NEW SINGLE-FAMILY
RESIDENCE WITH A TWO-CAR GARAGE AND OTHER RELATED IMPROVEMENTS AT 31985 AND 31987 COAST HIGHWAY IN THE R-1, RESIDENTIAL LOW-DENSITY ZONE
SUBJECT TO IMPOSING MORE RESTRICTIVE CONDITIONS OF APPROVAL, AND
FINDING THE PROJECT CATEGORICALLY EXEMPT UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303”.
SUMMARY OF THE MATTER
On August 4, 2026, the City Council conducted a public hearing regarding the appeal of the Design Review Board’s approval of Design Review 2026-0024, Coastal Development Permit 2026-0025, and Variance 2026-0026 for the property located at 31985 and 31987 Coast Highway. The purpose of this item is to provide the City Council with an updated resolution denying the appeal and sustaining the Design Review Board’s approval, subject to imposing more restrictive conditions of approval, consistent with the additional analysis and findings by the City Council during the August 4, 2026 appeal hearing. While explained in more detail in the attached City Council Resolution, the added analysis and findings include further discussion on lowering the roof structure of the main residence by one additional foot as conditioned by the City Council and incorporating revisions related to the analysis of public views.
The previous staff report and attachments can be found at:
https://lagunabeachcity.primegov.com/Portal/Meeting?meetingTemplateId=975
FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.
APPEAL OF THE APPROVAL OF DR 2026-0024, CDP 2026-0025 AND VAR 2026-0026 AT 31985 AND 31987 COAST HIGHWAY
September 22, 2026
ENVIRONMENTAL ANALYSIS
Pursuant to the California Environmental Quality Act (CEQA), the Project is categorically exempt pursuant to State CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Here, the Project involves the demolition of existing structures and the construction of a single-family dwelling with an attached two-car garage with new vehicular access, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, and landscaping. Furthermore, the project is an allowed residential use in the R-1 zone.
Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The project site does not contain any environmentally sensitive areas except for being an oceanfront property. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway as it is proposed less than 3.6 feet above the curb along Coast Highway, which is a highway officially designated as a state scenic highway. The Project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The Project will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.
ATTACHMENTS
1. City Council Resolution
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:
Wendy Jung, Principal Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development