December 3, 2025
Subject: Support for El Niguel Country Club Maintenance Facility Improvement Project Dear Mayor and Members of the City Council,
As a long-time member of El Niguel Country Club and a proud resident of Laguna Niguel, I am writing again to express my strong support for the Club’s proposed project to build a new maintenance facility on its property.
I thank the Planning Commission for their unanimous approval of the Project Plan and El Niguel Country Club has been a valued part of our community for more than sixty years, providing open green space, recreation, and a welcoming environment that enhances the character of Laguna Niguel. The current maintenance facility is outdated and no longer will address these concerns while blending seamlessly with the natural surroundings of the golf course and neighboring properties.
The project design prioritizes environmental responsibility, improved water management, and reduced visual and noise impact. These upgrades will help ensure the Club can r —
well.
El Niguel has always demonstrated a commitment to stewardship, cooperation, and enhancement of our city’s natural beauty. I respectfully encourage the City Council to approve this important project so that the Club can continue its long tradition of being a positive and responsible community partner.
Thank you for your thoughtful consideration.
Jim Earley
Laguna Niguel, CA 92677
EMAIL to the LN City Council on the subject of the El Niguel CC Maintenance Project ApplicationLadies and Gentlemen of the LN City Council,I am writing to you on the matter currently before the City Council regarding the above. I have extensive knowledge of the above project (hereafter known as TCF) and its multitude o the environment and to our neighbors themselves. El Niguel Country Club (ENCC) has a and built projects in the very early 1960's by the original developer of what is now the City of Laguna Niguel. The current TCF building dates from that time with little to no upgrading for a variety of reasons. Today, the current TCF is disgracefully incapable of serving as an optimal working environment and just as limited to fuof ENCC.While ENCC has taken years to study all aspects of the TCF project and vet the upgrade plan and has devoted very considerable resources in combination with the City approval process, I understand that concerns about the project have been raised. - the street in question. Loud music noises and irregular hours of ENCC employees were also addresse - At 10 Fuel deliveries per year and weekly uniform delivery and occasional green waste pick-ups, this claim has been addressed as well. The above aside, and to the earlier point of optimal working conditions and mission readiness, I submit to you that an upgraded TCF -Replace an outdated facility with a modern and environmentally sound structure complying with all current codes and regulations. -Allow indoor equipment storage improving security and improved noise reduction. - -dependence on fuel deliveries and lowering noise levels). neighbors. The unique footprint of ENCC does not reasonably allow for an alternate site and the foresight of the early planners underscore the importance of maintaining the current location of an upgraded TCF . As Past President, current ENCC member, and multi- year Laguna Niguel resident since 1997, I urge the City Council to give the ENCC TCF he LN Planning
Commission have done previously.
Very Respectfully and Sincerely,
Brian Parker
ENCC President, 2023
Laguna Niguel, CA 92677
Cel:
I have been a member of El Niguel Country Club for 18 years, President of the club in 2022, and live on Paseo Del Campo, the 13th hole of the golf course. As a long time resident, I am writing to express my strong support for El Niguel Country Club's proposal to build a new Turf Care Facility. This project represents a thoughtful and responsible investment in maintaining the beauty and environmental quality of our community's golf course, while ensuring that operations are conducted safely and club's maintenance team. These hardworking employees play a vital role in preserving the golf course and surrounding landscaping, yet their current facility is outdated and no longer meets modern safety or operational standards. and maintain expensive equipment properly, handle materials responsibly and carry out alism and care they bring to their work every day.deliveries. I walk our neighborhood streets daily and would like to clarify a few important facts:1. The residents of the neighborhood, not El Niguel employees. (The speeding I have witnessed in my neighborhood are my neighbors in their Teslas!) El Niguel has always emphasized 2. There have been suggestions that the club has constant fuel truck deliveries. This is simply not true. Fuel deliveries occur only about 10 times a year which is minimal and poses no disruption or hazard to my neighborhood. I cannot recall the last time I saw a large truck driving through the Paseo streets heading toward El Niguel.
These concerns have nothing to do with this project, the rebuilding of the existing Turf Care Facility! This project is to replace an unacceptable worn out old building. Yet, two neighbors continue to basically blackmail the city and El Niguel in their e easement. They bought their homes fully aware of the easement and its use. The legality of the easement has been determined by the courts, yet these two residents continue to waste our time and money.
operations remain discreet, safe and respectful of our surrounding properties. The Planning Commission has unanimously approved this project. I urge the City Council to also approve this project and allow El Niguel Country Club to move forward. It is an important step in preserving the quality of our community's longest standing asset.
Sincerely,
December 3, 2025
Mr. Kesicbasian -I understand you are the person to contact with input relating to the El Niguel County Club proposal to be discussed at the Planning Hearing on October 14. I am currently out of town and expect to be back by that date, but if not, I wanted to document my support for the project. I also wanted to identify some of the reasons that it is not only desirable, but imperative, to complete this project. First, a little background that, although not directly related to the issue being discussed, may give some insight to how ENCC views its relations and obligations to the surrounding communities, and it informs my strong support for the project.Several years ago I served two terms on the ENCC Board of directors, and was President of the Club in 2012. A topic of multiple Board discussions was the poor condition of the “service shed”. It was composed of the Club’s oldest buildings, it was in very poor condition, expensive equipment had to be left outside because of a lack of covered space, which in turn caused work to start inefficiently, as equipment that was needed early in the morning was often blocked by equipment that had to be stored outside the night before. In addition, there was no decent room in which to have meetings, and there was only one bathroom. This was the support we gave the most important department in the Club. That was absurd, and we knew it, and we talked about it. But we only talked. El Niguel was a very different club 15 years ago. We were a nice club, with a very good golf couse layout, but we didn’t have a lot of money. Both entry fee to join and monthly dues were modest and the membership had no appetite for an assessment. The result was that we had an excellently designed, but marginally maintained golf course. I bought my house on #16 in 1998, and we loved looking out on the double fairways of #16 and #12. But it was disappointing that those fairways contained multiple types of grass that had different colors and grew at different rates. We lived in a house on a nice golf course that was associated with a slightly above average golf club.Since that time, ENCC has been able to hire the course superintendent from Riviera Country Club, and he has made major changes in the way the course is maintained. It is in immeasurably better condition now than it was before, and that has been reflected in a dramatic increase in the entry fee. My property value now benefits from being on a top-tier golf course that hosts important golf tournaments, and associated with a premier Club which has a waiting list to join. All neighbors of ENCC are receiving that same benefit.
The course maintenance department, which is primarily responsible with these upgrades that have helped the entire community, still works out of the oldest, most decrepit buildings we have. The only upgrade we have made is calling it a “turf care facility” instead of a “service shed”. About two years ago, the membership recognized that this was an intolerable situation and voted overwhelmingly to approve a very large assessment to make major upgrades to the working environment of this critical department. We (apparently naively) didn’t foresee any complaints from non-club members living nearby, since upon completion, the facility would be more attractive, better landscaped, and result in more efficient - and thus improved - golf course maintenance, all of which would further enhance the property values of the surrounding homes.
I am not currently on the Board, so I don’t have all the details of the objections to this project are, but if what I have heard is correct - speeding vehicles driven by ENCC employees, employees working in the middle of the night, constant semi-trailer deliveries - those can be easily proven false.
In summary, ENCC has always tried to be a “good neighbor”, and this project is no exception. The end result will be a more attractive, more efficient, safer facility which meets all codes and regulations and fully supports electrification, which will mean quieter, more environmentally friendly equipment
Charles McBrayer
Laguna Niguel, CA 92677
home, a small condominium on the El Niguel golf course. At that time the existing turf care facility was already built. To my knowledge, it has not ben materially improved for the past 55 years. I joined El Niguel CC in 1996 and served on the board of directors from 2003-2005 and as President in 2005. I am a retired U.S Marine Corps Lieutenant Colonel and 30 year business trial attorney, retired since 2014. I urge the City Council to approve the permit application for a new Turf Care Facility at ENCC. A primary concern is the welfare and safety of our employees who are entitled to a safe work space. The current facility is woefully inadequate and poses risks to all who work there.A second factor is the risk of losing our incredibly talented Course Superintendent. Matt Morton is a genius when it comes to golf course maintenance and improvement. Without Matt and his talent, the club risks declining course conditions, reduced playability and lost value. Those opposing this permit fail to consider the enhanced value of their property because The opponents should want to preserve and protect ENCC for their own self interests. Reduced property values result in reduced property taxes as well which impacts all city residentsThe Turf Care Facility will provide much needed protection to substantial machinery and equipment used for course maintenance. interests in these capital assets which are at risk without the new Turf Care Facility.
For these reasons, and others submitted by fellow members of ENC, the Planning Commission vote of approval should be adopted by the City Council.
Lt.Col Christian F . Dubia, Jr.. USMCR(ret)
Laguna Niguel, CA 92677
Laguna Niguel City Council
30111 Crown Valley Parkway
Laguna Niguel, CA 92677
Re: Support for El Niguel Turf Care Facility PermitDear Mayor and Council Members,As a member of El Niguel Country Club and a Laguna Niguel resident, I strongly support approval of the Turf Care Facility renovation permit. The project will replace an outdated facility with a modern, code-compliant building that improves safety, appearance, and environmental performance for the club and surrounding neighborhood.electrical capacity to support electric maintenance equipment will reduce noise, on-site ng Commission has already unanimously approved the project after thorough review, and I respectfully ask Thank you for your consideration. Sincerely, Timothy McFadden Member, El Niguel Country ClubDear Councilmembers,I am writing in support of the proposed project currently before you and to respectfully This project will replace an outdated and aging facility with a modern and environmentally responsible structure. It will further provide a safe, comfortable, and up-to-date workplace
community as well. The upgraded electrical capacity will also support the transition to a noise, and minimize the need for on-site fueling.
environmental stewardship. It strengthens the shared environment for both the Club and the broader community.
Following a thorough review, the Planning Commission has already unanimously approved -
needed improvement to move forward.
Thank you for your consideration.
Sincerely,
Arne deWitt
Laguna Niguel,92677
Dear City Council Members,
I strongly support the proposed project to replace the aging facility with a modern, safe, and environmentally responsible building. This upgrade will not only improve safety and sustainability but also enhance the appearance of the neighborhood and provide a better Sincerely,
Joe Carson
Dear Mayor and Members of the City Council,I am writing as a Laguna Niguel resident, raising a family here and actively involved in local youth sports and community organizations as well as a member of El Niguel Country Club. I strongly support the reconstruction of our turf care and maintenance facility and This modernization is needed to replace an aging facility with one that is safer, more facility. -site fueling. Responsible long-term investment: The project enhances operational reliability and The Planning Commission has unanimously approved the project after a thorough review. I respectfully urge the City Council to do the same. Thank you for your consideration and for your continued support of projects that strengthen and enhance our community.
Dear Laguna Niguel City Council Members,I am writing to you as an equity member of El Niguel Country Club to express our family's support for the much needed El Niguel Country Club Maintenance Facility Project.The project replaces an outdated, aging facility with a modern, safe, and environmentally responsible structure.Equipment will be securely stored indoors, improving neighborhood appearance and reducing potential noise. use, lowering noise, and minimizing on-site fueling. shared environment for both the Club and surrounding community. The Planning Commission has already unanimously approved the project after a thorough review. Sincerely, Larry Folks Unfortunately, I am unable to attend the meeting, in person. However, thank you for allowing me to at least submit an email outlining my full support or the new Turf Care Facility.
In my opinion, it is our responsibility and duty to build a new facility. one no longer serves us for a multitude of reasons.
Building this new facility not only will properly assure we are to current loss of life and structural damages) and costly water damage issues (both internal and for our sprinklers), it will also reduce noise pollution. Furthermore, and just as importantly, it
community.
As you well know, the Planning Commission has already, unanimously, approved the project after thorough review.
Thank you for your time and consideration of my request.
Sincerely,
Tina LaRocca
To the City Council of Laguna Niguel,We are longtime residents of Laguna Niguel, having lived in this community for more than facility improvements contribute to the safety, beauty, and long-term stability of our city. It is in this spirit that we write to express our strong support for El Niguel Country Club’s permit application to renovate its more than 60-year-old maintenance yard.The maintenance yard has long been an essential part of the Club’s operations, yet its age and outdated design no longer meet modern standards for safety, environmental opportunity to replace aging infrastructure with a more functional, environmentally Club and its employees but also enhance the surrounding community by ensuring that operations are conducted to current environmental best practices. El Niguel Country Club has consistently shown itself to be a respectful neighbor and a positive contributor to Laguna Niguel. Its investment in updating this historic portion of its property demonstrates a continued commitment to maintaining high standards and being a responsible steward of the land. We believe the renovation is both necessary and -term wellbeing of the Club and the broader community.For these reasons, we respectfully urge the City Council to approve the permit application for the renovation of El Niguel Country Club’s maintenance yard. Thank you for your consideration and for your dedication to ensuring that Laguna Niguel remains a safe, vibrant, and well-maintained community.Sincerely,Mickey and Terry Clarke Dear Council Members,
As longtime members of El Niguel Country Club, and proud residents of the surrounding community for the last 30 years, we are writing to express our strong support for the proposed Turf Care Facility project. This much-needed improvement will replace an outdated and aging structure with a modern, safe, and environmentally responsible facility that will serve both the club and our neighborhood well for many years to come.
The new facility has been thoughtfully designed to blend functionality with environmental stewardship. All maintenance equipment will be securely stored indoors, improving the overall appearance of the area and reducing potential noise. The updated design meets the surrounding neighborhood.
Importantly, the project will also upgrade electrical capacity to support a transition toward —reducing fossil fuel use, lowering operational
noise, and minimizing on-site fueling. These improvements demonstrate a meaningful commitment to sustainability and align with the City’s goals for responsible environmental practices.
—individuals who play a vital role in maintaining
the beauty and quality of El Niguel Country Club that we all enjoy. The aging facility has one bathroom, no safety showers, no break room, etc. These hard workers who beautify our entice people to the new housing development. It is a pillar of our community. already unanamiously approved. We appreciate this valuable initiative and support El our shared community.
Thank you for your consideration.
Sincerely,
PCounty and desperately needs to be replaced. Further delay prolongs the inequities that exist now. The project replaces an outdated, aging facility with a modern, safe, and environmentally responsible structure. . Equipment will be securely stored indoors, improving neighborhood appearance and reducing potential noise. reducing fossil fuel use, lowering noise, and minimizing on-site fueling. environment for both the Club and surrounding community. Debra Colbert To whom it may concern,
As a local resident of Laguna Niguel, I believe El Niguel Country Club to be one of the city’s greatest assets. Not only from the early years of the city’s life but continuing. El Niguel has brought jobs to the city and created a sense of community unlike any other. The building of the new maintenance facility will guarantee the longevity of ENCC and its commitment to helping the City of Laguna Niguel continue to thrive. The current structure is over 60 years old and in need of being replaced. This project improves safety of current and future employees, sustainability to the golf course, and maintains the shared environment for both the club members and community. El Niguel Country Club will continue to be a draw for people to move here and enjoy what
Thank you,
Director of Golf
www.elniguelcc.com
23700 Clubhouse Drive, Laguna Niguel, CA 92677
Dear Councilmembers,
I am writing to share my strong support for the proposed project to replace the Club’s aging facility with a modern, safe, and environmentally responsible building.
For many years, this facility has played a meaningful role in the maintenance of our beautiful golf community , but it is long overdue for an upgrade. This project is an opportunity not only to improve the Club’s operations, but also to enhance the overall look, safety, and environment of the neighborhood we all share.
The new facility will allow equipment to be stored indoors, creating a cleaner and quieter presence for nearby residents. It will also provide a safer, more comfortable, and more including a full sprinkler system—
cation, which means less fossil fuel use, reduced noise, and minimal on-site fueling going forward.
Taken together, these changes represent an investment in safety, sustainability, and quality -looking
leadership our city strives for.
The Planning Commission unanimously approved the project after a careful and thorough project to move ahead.
Thank you for your time, your service, and your thoughtful consideration.
Sincerely,
Laguna Niguel Ca 92677
Dr . Nadine A. Levinson
Cell:
Laguna Niguel, CA 92677
Letter To: Laguan Niguel City Hall, City Council Chambers From: Dr. Nadina A. Levinson
2012. I very much want what is best for Laguna Niguel residents and the City. This project proposed for the golf maintenance facility is essential. It is essential for the safety as well lowering of fossil fuels consumption.
I am sorry I cannot attend in person as I will be away or I would come and speak for the passage of the permit. I fail to understand what the neighbor opposition is about as this upgrade only improves safety, esthetics and diminution of noise for all: neighbors and El Niguel CC.
Thank you,
Dr. Nadine Levinson
To Whom it May Concern,current codes. By securing equipment indoors and upgrading electrical capunanimous approval from the Planning Commission. Please support this initiative to promote a safer, more sustainable environment for our community. Thanks,Jimmy Freeman Candy and I have been members at El Niguel since 1983. We purchased our home on the 10 th fairway in 1990. We fully support the rebuilding of the clubs maintenance facility. It’s hard for us to understand the folks protesting the project. The easement has been in place since the club opened.
We urge the council to approve the project as soon as possible Thank You
Fred and Candy Pieracci
Laguna Niguel
I am writing in support of your Planning Commission approval of the El Niguel turf care facility, and ask that the council do the same. Approval by you will allow the country club to upgrade the facility and also enhance neighborhood and community safety. I ask that you support approval.thank you Gary Schneider Dear City Council,We have been members of El Niguel CC for over 36 years and feel strongly our maintenance facility needs to be updated and approved by the city. The improvement's will provide a safer facility for the employees, environmentally responsible, and will enhance the neighborhood with less noise and less visibility of the structure, etc.Sincerely,Terry and Susan Schleede The project replaces an outdated, aging facility with a modern, safe, and environmentally responsible structure.. Equipment will be securely stored indoors, improving neighborhood appearance and reducing potential noise. lowering noise, and minimizing on-site fueling. environment for both the Club and surrounding community. . The Planning Commission has already unanimously approved the project after a thorough review. Your participation, both in person and in writing, will have a meaningful impact. Thank you for your continued support. Best, Bill Carpou The project will replace an outdated, aging facility with a modern, safe, and environmentally responsible structure. All equipment will be securely stored indoors, improving the neighborhood’s appearance and reducing potential noise. The new facility will noise, and minimizing the need for on-site fueling. environment for both the Club and our neighbors. The Planning Commission has already unanimously approved the proposal after a thorough and careful review. I respectfully ask the City Council to approve our permit. Many thanks, George Saad To Laguna Niguel City Council:My wife and I have been members of ENCC CountryClub since 2007 and we live on the 13th hole along Paseo Del Campo.We fully support the rebuilding of the turf care facility and ask the city council to approve this project.We empathize with those of you who have followed this proposal for years now and have suffered from annoying delays caused primarily by two home owners whose homes are located on the easement which predates their home purchases. We are hoping we may finally see an approval for the long needed and extremely valuable upgrade of our turf care facility. It is clear now that the “easement homeowners” have exhausted their opportunities to keep this important project from commencing and it is finally time to end their annoying obstructions.Thank you for your attention and efforts to expedite this proposal.Sincerely,Tom Sheffield Attn: City Council
Thank you for your time in hearing El Niguel Country Clubs need for an updated Turf Care Facility. My wife Cheryl and I are in full support of this facility. living in Laguna Niguel is because of the maintenance that the city does to keep our community safe and beautiful. At El Niguel CC, it was established in the 1960’s and is in need of several items to keep it the crown jewel of golf in Laguna Niguel. The most important item is the turf care facility. The need for this facility to be updated for employee safety, equipment care, safe storage for chemicals and fuel, etc. is important for the liability of the club and the safety for the community. My wife and I could not attend the meeting but we ask that the Council please support this project.
Thank you again for your attention to this project!
Curt and Cheryl LaBarre
Laguna Niguel, Ca. 92677
The Turf Care Facility renovation project has been designed with careful consideration of all factors including safety, employee comfort, sustainability, and neighbor impact. As a a responsible,
ethical, and pragmatic manner. That's why I fully support it.
Best regards,
Tom Buday
To Whom it May Concern,
Please accept this communication as notice of my support for the proposed renovation project of the turf care facility at El Niguel Country Club. As both a resident and a business owner in the city of Laguna Niguel I whole heartedly believe this project to be in the best interest of the city and its residents as well as the members and employees of El Niguel. This project will replace an aging and outdated structure with a new facility that is modern, safe, and environmentally responsible. The new facili The upgraded
will reduce fossil fuel usage, lower noise levels, and minimize the need for on-site fueling. simultaneously promoting sustainability and enhancing the shared environment of the club and surrounding community.
Please feel free to contact me with any questions or concerns regarding this letter of support.
Laguna Niguel CA 92677
Laguna Niguel City CouncilI am a member of the El Niguel Country Club and I am writing to strongly request that you approve the permit for the renovation of our Turf Care Facility. I served on the clubs Board of Directors from 2012-2014 and during that time we realized the need to remodel our Turf Care Facilities.for a few neighbors is ridiculous. The improvements we plan to make will reduce fossil fuel use, lower noise and minimize on-site refueling. The overall appearance will be greatly improved. At the same time our employees need an updated work environment that improves safety and comfort. The Planning Commission has already approved the plans and I ask you as the City Council to follow their lead and approve our plans.Thank you,Steve Gex Dear Laguna Niguel City Council,I hope this note finds you all well.I live on Paseo del Campo and I am writing to express my support for the El Niguel turf care facility.Our current facility is outdated and has been in need of replacement for some time. The new upgraded facility will meet all of the new building and fire code requirements as well as provide a safe and respectable place for our turf team to work.The upgraded electrical infrastructure will allow for more electrified equipment that in turn will reduce our use of fossil fuels and lower the noise burden for our neighbors.Overall, this project just makes sense, it promotes safety, sustainability and enhances the esthetics which will be a benefit to our neighbors. The planning commission has already unanimously approved the project after a thorough review.I respectfully ask that the City Council affirm the permit. I sincerely appreciate your support in this matter and all that you all do for the residents of Laguna Niguel. I can’t imagine a better place to live. Best regards, Johnson King Facility. I am both a resident of Laguna Niguel and a member of El Niguel Country Club. fuel nce both the Club
and surrounding neighborhoods.
Thank you to the City Council for their consideration and support of improvements to our community.
Best,
Michael Tsujimoto
To Whom it May Concern,
Please accept this communication as notice of my support for the proposed renovation project of the turf care facility at El Niguel Country Club. As both a resident and a business owner in the city of Laguna Niguel I whole heartedly believe this project to be in the best interest of the city and its residents as well as the members and employees of El Niguel. This project will replace an aging and outdated structure with a new facility that is modern, safe, and environmentally responsible. The new facili The upgraded
will reduce fossil fuel usage, lower noise levels, and minimize the need for on-site fueling. simultaneously promoting sustainability and enhancing the shared environment of the club and surrounding community.
Please feel free to contact me with any questions or concerns regarding this letter of support.
Scott Holmes
Partner/Wealth Manager
CA insurance License #0E52655
Laguna Niguel, CA 92677
Dear Members of the Laguna Niguel City Council,
The proposed renovation of the El Niguel Country Club Turf Care Facility will replace an outdated, aging structure with a modern, safe, and environmentally responsible building. • All turf-care equipment will be stored indoors, improving the appearance of the surrounding area and helping to reduce operational noise. maintain the course.
ncing
fossil fuels, lowering noise levels, and minimizing on-site fueling needs. shared environment for both El Niguel Country Club and the broader community. • The Planning Commission has already conducted a comprehensive review of the project and unanimously approved it.
the community.
Thank you for your time and consideration
Steven Valcourt
Laguna Niguel, CA 92677
SUBJECT:
Immediate Request for City Attorney Review and Closed-Session Consideration (Gov. Code §§54956.9 and 54956.8) – SP 96-37A01 (El Niguel Country Club – Turf Care Facility)
Submitted by:
Paseo Streets Safety Coalition
Representing 82+ Residents Across the Paseo Streets Neighborhood Designated Contact Email: [email protected] December 10, 2025
City Attorney Scott C. Smith
City Council
City Manager Tamara Letourneau
30111 Crown Valley Parkway
Laguna Niguel, CA 92677
The Paseo Streets Safety Coalition respectfully submits this correspondence to request immediate City Attorney review and Closed-Session consideration under Government Code §§54956.9 and 54956.8, due to material procedural irregularities, fire-life-safety risks, and factual inconsistencies related to SP 96-37A01 (El Niguel Country Club – Turf Care Facility).
These concerns directly affect the integrity of the City’s administrative record and the safety of an entire residential community.
1. Appeal Filed October 27 – No Follow-Up by City
The Coalition filed its appeal on October 27, 2025, received confirmation of filing, a payment receipt, and later an invoice on November 26.
After that:
No City staff member contacted the Coalition for 44 days.
This is despite the Mayor’s October 21 City Council meeting promise, on public record, that staff would be in touch with the residents.
No inquiries.
No clarification requests.
No engagement whatsoever.
This constitutes a procedural defect that undermines due process for 82+ affected residents.
2. Hearing Notice Sent by Mail Only; Misidentified Appellant The City’s public hearing notice:
• was dated November 26,
• was sent solely by U.S. Mail,
• was received November 28 due to the Thanksgiving holiday delay, • and improperly identified a single elderly homeowner as the “Appellant.” This is incorrect.
The appeal was filed by the Paseo Streets Safety Coalition, representing 82+ residents, and the City was explicitly instructed to use the Coalition’s designated email for all communications.
The misidentification:
• is material,
• misdirects procedural rights,
• creates administrative confusion,
• and places an elderly homeowner in an inappropriate position of obligation.
3. First City Contact Occurred Today (12/10/25)
Today—one day before the hearing—the City contacted an elderly resident, again incorrectly identifying her as the appellant.
This does not cure 44 days of silence.
Instead, it confirms:
• the City did not review the appeal file carefully,
• the City misunderstood the appellant,
• and the City has not complied with basic procedural norms.
4. Fire-Life-Safety Risks Are Substantial and Documented The Coalition has compiled extensive documentation showing:
• A fully enclosed easement measuring only 9′8″ at its narrowest point—far below the required 20-foot clearance under CFC §503.2.1.
The narrowest point governs legal compliance.
• Two elderly homeowners (ages 78 and 85) live immediately adjacent to the easement—dramatically increasing hazard exposure.
• Heavy commercial use, including fuel tankers, continues to occur in this enclosed corridor.
Notably: a tanker was filmed entering the easement on 11/25/25. • High-risk vehicle activity was documented on 11/27 at 4:53 a.m., demonstrating ongoing hazard and lack of mitigation.
• Planning staff stated on 10/14/25 that “OCFA approval has been received” and CEQA exemptions were “vetted”—yet no approval letter, no report, no CEQA documentation, and inconsistent statements about withheld documents have ever been provided.
These conditions create immediate fire-life-safety risks and significant municipal liability.
5. Planning Commission Record Contains Material Misstatements During the October 14, 2025 Planning Commission hearing, Planning Manager Katie Crockett stated:
• CEQA exemptions had been vetted, and
• OCFA had approved the project.
The record demonstrates that neither statement is supported by released documentation.
No CEQA analysis was provided.
No OCFA SR277407 report was released.
A City Council hearing cannot proceed based on an administrative record containing such omissions and inaccuracies.
6. ENCC Communications Occurred Before Residents Received Notice On November 25, ENCC notified its membership that it was “working closely with the City regarding the hearing process.”
This occurred before any resident received the City’s mailed hearing notice, which was dated November 26 and delivered November 28 due to the holiday.
ENCC did not claim to know the hearing date.
However, the timing demonstrates:
• the applicant received communications ahead of impacted residents, • residents were disadvantaged by delayed mail notice, and • the City’s communication practices were inconsistent and not evenly applied.
These discrepancies warrant Closed-Session review under Gov. Code §54956.9.
7. Supplemental Appeal Will Be Submitted Separately
The Coalition will be submitting its Supplemental Appeal, necessitated by:
1. the City’s November 26 hearing notice, and
2. the City’s complete lack of communication for 44 days.
During this period the Coalition acquired substantial new evidence affecting:
• fire-life-safety compliance,
• CEQA obligations,
• hazardous-site disclosure requirements, and
• procedural validity of the October 14 approval.
The Supplemental Appeal will be transmitted under separate cover and must be added to the administrative record before any action is taken.
8. Public Accountability and Legal Rights
The Coalition will continue taking all actions permitted under California law to ensure safety, transparency, and proper environmental and procedural review.
This includes continued transmittal of materials to:
• State Fire Marshal
• CEQA Clearinghouse
• CalEPA
• CPUC Fire-Risk Governance
• Regional Water Quality Control Board
• Other relevant oversight and safety agencies
The Coalition will also ensure that the broader Laguna Niguel community is informed of how this matter has been handled.
9. Request for Immediate Closed-Session Review
Given the cumulative procedural defects, factual discrepancies, communication failures, and public-safety implications, the Coalition respectfully requests that the City Attorney:
1. conduct an immediate legal review,
2. evaluate potential exposure under Government Code §54956.9, and
3. place this matter on Closed Session under §§54956.9 and 54956.8.
Proceeding with the December 11 hearing without addressing these issues risks rendering any action procedurally invalid.
Respectfully submitted,
Paseo Streets Safety Coalition
Representing 82+ Residents of the Paseo Streets Neighborhood Designated Contact: [email protected]
Paseo Streets Safety Coalition
Laguna Niguel, CA
[email protected]
December 11, 2025
To:
California State Fire Marshal
CalFire
CEQA Clearinghouse – Office of Planning and Research
California Attorney General, Environmental Division
Orange County Grand Jury
Re: Request for Immediate State Review – Fire-Safety Failures, CEQA Deficiencies, Procedural Irregularities, and Unauthorized Construction Activity – El Niguel Country Club (SP 96-37A01)
The Paseo Streets Safety Coalition submits this request for immediate oversight regarding substantial fire-safety deficiencies, CEQA violations, hazardous-materials activity, and procedural irregularities surrounding the City of Laguna Niguel’s handling of SP 96-37A01. The City’s recommendation to deny the appeal was drafted and published before any communication with the appellant occurred, raising concerns about the integrity of the review process.
I. Fire-Safety Deficiencies and Physical Impossibility of Access Compliance The project relies on a narrow, private residential enclosed easement situated between two elderly homeowners, whose homes experience the direct impacts of daily commercial activity. This corridor measures approximately 9 feet 8 inches at its narrowest point.
• California Fire Code requires a minimum 20-foot clear width for fire apparatus access (CFC §503.2.1).
• The City adopted a 24-foot access requirement in 2023. • OCFA standards typically require approximately 26 feet of clear width at hydrant locations.
Statements from ENCC’s maintenance manager indicate that OCFA was requiring a pressurized water line and potentially a hydrant in this same corridor, despite no fire- access plan or approval in the record. No fire-safety analysis, no fire-flow documentation, no turn-radius study, and no OCFA approval appear in the administrative record. OCFA correspondence provided to residents references “intellectual property” restrictions and “system glitches,” confirming that required fire documentation was not released.
II. Hazardous-Materials Activity in a Residential Corridor The same enclosed easement is used daily for commercial operations and hazardous- vehicle access, including gasoline tankers (at least bi-monthly), chemical delivery trucks, green-waste vehicles, uniform-service trucks, vendor vehicles, and employee vehicles.
These activities occur immediately adjacent to two elderly homeowners and have produced structural vibration impacts.
No hazardous-materials disclosure appears in the NOE or staff report, despite CEQA requirements to evaluate the transport and handling of flammable or hazardous materials in residential areas.
III. CEQA Deficiencies and Invalid Notice of Exemption (NOE) The Notice of Exemption is materially inaccurate, incomplete, and inconsistent with the application, staff report, Planning Commission agenda, and City Council agenda. • The NOE states that no footprint expansion is proposed, though project materials show differing and enlarged structural and operational footprints. • The NOE omits haul activity of up to 36 haul-truck trips per day disclosed in the City’s technical memo.
• The NOE omits daily commercial activity, hazardous-materials transport, residential adjacency, and fire-access constraints.
• No wildfire analysis appears, despite proximity to a High Fire Hazard Severity Zone. • The NOE incorrectly asserts that CEQA Guidelines §15300.2 exceptions do not apply. • Reliance on Class 2 and Class 4 exemptions is improper given operational intensification, hazardous-materials use, and incomplete technical documentation.
The NOE fails CEQA’s requirement for an accurate, stable, and finite project description.
IV. Unapproved Geotechnical Review Concealed in Permit Record Permit history for B24-0143 shows a geotechnical review fee processed yet marked “NOT APPROVED – 02/06/24.” No geotechnical findings appear in the public record.
This undisclosed “not approved” status contradicts staff representations that the project was fully evaluated. Advancing a project without an approved geotechnical review violates CEQA and local safety requirements.
V. Unauthorized Pre-Approval Construction Activity
Residents possess date-stamped photographic documentation of trenching and ground disturbance within the residential easement in March 2025:
• before CEQA review,
• before any OCFA approval,
• before issuance of any grading or trenching permits,
• before Planning Commission consideration.
Such activity constitutes unlawful pre-commitment under CEQA and violates building and fire-code provisions. It confirms implementation began before environmental review.
VI. Improper OCFA-Related Communications with an Elderly Easement Owner ENCC’s maintenance manager informed an elderly homeowner—who owns part of the easement—that OCFA was requiring a pressurized water line and hydrant installation in the easement. This occurred 3/2025:
• before any fire-access plan existed,
• before CEQA review,
• without any written OCFA directive,
• and without City disclosure to the appellant.
This raises significant concerns regarding unauthorized pre-approval activity and missing fire documentation.
VII. Procedural Irregularities, Misidentification of Appellant, Improper Fee Handling, and Predetermination
• The appeal was filed October 27, 2025.
• No communication occurred from the City for 44 days.
• Staff instead contacted an elderly resident who delivered the appeal – however, listed the resident as the appellant on the official notice. All items have come from the Appellant, The Paseo Streets Safety Coalition.
• On December 10, staff again contacted this elderly resident and referred to her in writing as “the appellant,” in the hearing notice, singling out an elderly homeowner. . • On December 5—nearly one week before the hearing—the City published a recommendation to deny the appeal and deny the appeal refund, before contacting the appellant or reviewing missing documentation.
• The City accepted a paid appeal fee but provided no corresponding service, communication, or procedural engagement, then issued an additional fee request without identifying any completed work.
These actions reflect significant procedural irregularities and undermined the fairness of the quasi-judicial process.
VIII. HFHSZ Conditions / Wildfire Exposure
CalFire mapping identifies the surrounding area as High Fire Hazard Severity Zone. No evaluation of wildfire exposure, evacuation constraints, ignition hazards, or hazardous- materials interaction appears in the record despite residential adjacency and restricted access.
IX. Redaction and Exhibit Handling
Public-facing exhibits are attached. Additional exhibits—including OCFA correspondence referencing “intellectual property” restrictions and “system glitches,” permit-history documents, and date-stamped photographs—have been provided directly to state agencies due to sensitive content. Personal information should be redacted under PRA standards.
X. Request for Immediate Oversight
Given the deficiencies described—fire-safety failures, CEQA violations, unapproved geotechnical review, unauthorized construction activity, hazardous-materials transport, predetermination, and procedural irregularities—the Coalition respectfully requests immediate review and corrective action.
Additional exhibits have been provided directly to state agencies.
Respectfully,
Paseo Streets Safety Coalition
[email protected]