To:
City Clerk
City of Laguna Hills
24035 El Toro Road
Laguna Hills, CA 92653
Via Email: [email protected]
Re: Planning Agency Hearing – January 27, 2026
Project at 24422 Avenida De La Carlota (TPM / SDP / PP / PUP No. 0166-2023) Dear Planning Agency Members,
I am the owner and resident of 24521 ChrisƟna Court, a single-family residence located downhill and across Los Alisos Boulevard from the project site at 24422 Avenida De La Carlota. My residence fronts ChrisƟna Court, and the rear of my property backs toward Los Alisos Boulevard, beyond which lies the project site. An exisƟng retaining wall located along my rear property line separates my property from Los Alisos Boulevard and the elevated project site.
I am submiƫng this leƩer to formally place my concerns into the administraƟve record regarding the proposed project and, in parƟcular, the applicant’s request for a determinaƟon that the project is exempt from review under the California Environmental Quality Act (CEQA).
1. Immediate and Site-Specific Impacts to My Property
My property is the only single-family residence in immediate proximity to the porƟon of the site proposed for new development. As I understand the proposal, the exisƟng medical and office building at 24422 Avenida De La Carlota would remain, and a new mulƟ-story residenƟal structure, approximately 65 feet in height, would be constructed on the exisƟng surface parking lot, which is the porƟon of the parcel closest to my residence.
This area of the site is located uphill and directly behind my home, across Los Alisos Boulevard, and would overlook my rear yard and rear-facing living spaces. Due to the site’s higher elevaƟon relaƟve to my residence, the proposed structure would be visually and physically amplified, creaƟng an overbearing mass behind my home. The elevaƟon differenƟal significantly magnifies impacts related to visual dominance, shadowing, and loss of privacy.
These impacts are not generalized; they are unique to my property due to the combinaƟon of proximity, topography, and the specific siƟng of the proposed structure within the parcel. The rear yard includes outdoor private-use areas, including a swimming pool, which would be directly overlooked by the proposed structure, resulƟng in a substanƟal loss of privacy.
2. Unusual Circumstances Precluding CEQA ExempƟon
Public Comments
January 27, 2026
Item 5.5.1
While the applicant has requested a CEQA exempƟon pursuant to Public Resources Code SecƟon 21080.66, CEQA provides that an otherwise applicable exempƟon does not apply where there is a reasonable possibility that a project will have a significant environmental effect due to unusual circumstances.
Here, those unusual circumstances include, but are not limited to:
ConstrucƟon of a 65-foot residenƟal structure on the porƟon of the site nearest a single-family residence
The elevaƟon differenƟal between the project site and my home, which amplifies visual, privacy, and shadow impacts
The short horizontal separaƟon between the proposed development area and my residence across Los Alisos Boulevard
The absence of meaningful buffers, step-backs, or transiƟonal design elements between the new structure and adjacent residenƟal use
The concentraƟon of impacts on one immediately adjacent homeowner, rather than impacts distributed broadly across the surrounding area
These site-specific condiƟons disƟnguish this project from typical infill development and warrant further environmental review rather than reliance on a categorical exempƟon.
3. ConstrucƟon, ExcavaƟon, and Subsurface Impacts
Because the exisƟng office building would remain in place and the proposed residenƟal structure would be constructed on the surface parking lot closest to my residence, the project raises reasonable quesƟons regarding how parking demand for both office and residenƟal uses will be accommodated on a constrained, sloped site, parƟcularly given the limited remaining surface area. This suggests the potenƟal need for structured or below-grade parking, which may require substanƟal excavaƟon and grading.
The exisƟng retaining wall located along my rear property line, which separates my property from Los Alisos Boulevard, is directly downhill from the proposed development area. I have previously reported cracking and signs of distress in this retaining wall to the City. Given the site’s slope, the proximity of the proposed construcƟon, and the likelihood of excavaƟon and heavy equipment use, further evaluaƟon of potenƟal vibraƟon, grading, and subsurface impacts is warranted prior to any determinaƟon that the project is exempt from CEQA.
Los Alisos Boulevard transiƟons to a bridge structure in the immediate vicinity of my residence and the project site, spanning Interstate 5. This contributes to elevated baseline vibraƟon and structural sensiƟvity in the area and further underscores the need for careful evaluaƟon of construcƟon-related vibraƟon and excavaƟon impacts.
My primary home office is located on the side of my residence closest to the project site and is occupied during normal weekday working hours. As a result, my home would funcƟon as a noise- and vibraƟon-sensiƟve receptor for the duraƟon of construcƟon acƟviƟes, further supporƟng the need for evaluaƟon of construcƟon noise, vibraƟon, and duraƟon impacts.
The residence is also occupied by a young child, and the proximity of the project site to the home raises addiƟonal concerns regarding exposure to construcƟon-related dust and parƟculate maƩer, supporƟng the need for evaluaƟon of air-quality impacts and dust-control miƟgaƟon measures.
4. Request for Further Study and ConƟnuance
Given the site-specific condiƟons described above, I respecƞully request that the Planning Agency decline to rely on a CEQA exempƟon for this project and require appropriate environmental review, including analysis of visual, privacy, shadow, construcƟon, air-quality, vibraƟon, and geotechnical impacts as they affect my property.
At a minimum, I request that this item be conƟnued to allow for:
Visual simulaƟons and line-of-sight analysis from my property at 24521 ChrisƟna Court Shadow studies accounƟng for elevaƟon differences
ConstrucƟon phasing, vibraƟon, excavaƟon, and dust-control analysis, including any below-grade parking
ConsideraƟon of design modificaƟons to reduce overbearing impacts on adjacent residenƟal uses
5. ReservaƟon of Rights
This leƩer is submiƩed to ensure that my concerns are fully documented in the administraƟve record. I respecƞully reserve all rights and remedies available under state and local law.
Thank you for your consideraƟon of these comments.
Sincerely,
Bruce Schilder
Property Owner
24521 ChrisƟna Court
Laguna Hills, CA 92653
(516) 477-5545
[email protected]