Dana Point planning commission approves series of coastal permits, ADU and water‑line upgrades

Dana Point Planning Commission on Oct. 13 approved a set of coastal development and site permits including a bluff setback deviation in Monarch Bay, an attached accessory dwelling unit in Capistrano Beach, demolition and reconstruction at Perth Bay, a new elevated home on Beach Road that requires an administrative setback modification, and two coastal permits for South Coast Water District water‑line and fireflow upgrades across the city.

The approvals were unanimous. There were no public comments on any of the items; staff presented project findings and recommended approval in each case.

The commission approved Coastal Development Permit CDP25‑0002 for work at 39 Monarch Bay Drive, which includes converting an existing detached 748‑square‑foot garage into a home gym, constructing a new 836‑square‑foot three‑car garage at the front of the property, removing unpermitted bluff‑face elements (wood deck, fire pit, fountain) and a requested coastal bluff edge setback deviation from 40 feet to 25 feet. Project planner Garrett (project planner) told commissioners staff reviewed the applicant’s geotechnical report and concurred with the requested deviation. Architect Morris Skindarian told the commission, "Garrett did a fine job working with us ... and we agree with the conditions that they've proposed and the removal of the three items that were constructed prior to my owner's occupation of the site." Commissioner Dhingra and Commissioner Bowen both said their initial concerns about reducing bluff setbacks were addressed by the supporting documents; the commission adopted the draft resolution and carried the permit.

The commission next approved Site Development Permit SDP25‑0007 (listed in staff materials as SCP/SDP 25‑0007) to allow a 1,125‑square‑foot second‑story attached accessory dwelling unit at 34582 (Kai) Naranha in the Capistrano Beach community. Senior planner Alyssa Gonzales told the commission the application was submitted Feb. 5, 2025 and is subject to the city's ADU ordinance (Ordinance No. 2306); the project includes demolition of a nonconforming detached garage and construction of a conforming attached two‑car garage. Commissioners said the design brings the property into conformance with zoning and they could make the findings; the commission approved the site development permit.

The commission approved Coastal Development Permit CDP25‑0001 to demolish an existing two‑story home at 23762 Perth Bay and construct a new roughly 2,993‑square‑foot two‑story home with an attached 479‑square‑foot garage. Planning manager Kurt Nelson described the lot as approximately 4,000 square feet in the PRD‑3/RSF‑7 zone and explained that the proposal relies on previously established setbacks consistent with surrounding development under Dana Point zoning code section 9.05.0.06; commissioners found the proposal compatible with neighborhood character and adopted the resolution.

On Beach Road (35125 Beach Road) the commission approved a trio of entitlements — Coastal Development Permit (CDP 20‑4‑23 as listed in staff materials), Site Development Permit SDP20‑411 and an Administrative Modification of Standards (AMS 20) — for a new 4,133‑square‑foot two‑story beachfront house with a 563‑square‑foot attached carport, a 296‑square‑foot roof deck and elevated access. Senior planner Danny Giametti explained the lot is narrow (34 feet, 6 inches at the front), lies in the FP‑3 floodplain overlay and within the coastal appeals area, and that a site‑specific wave run‑up study established a future base flood elevation (FBFE) of 22 feet; the structure is designed to start 18 inches above that FBFE and uses caisson foundations and breakaway panels where required. Giametti said design changes were made in response to recent California Coastal Commission feedback, including replacing an enclosed garage with a carport and removing or minimizing horizontal obstructions to wave action. Commissioners described the design as consistent with the Local Coastal Program and approved the entitlements along with the administrative modification to allow stairways and landings to encroach into the side setbacks to provide elevated access.

Finally, the commission adopted two coastal permits (listed in staff materials as CDP20‑512 and CDP25‑0017) submitted by South Coast Water District authorizing potable, recycled and fire‑flow pipeline improvements in multiple coastal locations: (1) roughly 4,500 feet of 12‑inch recycled water main on Dela Bispo between Park Lantern and Stonehill plus 300 feet of 4‑inch recycled main in Quail Run; (2) approximately 4,300 feet of 8‑inch recycled main in the Selva/Ritz‑Carlton area and a new PRV (pressure‑reducing valve) station on Miguel Shores property; (3) decommissioning and relocation of an existing PRV near PCH and Dana Point Harbor Drive and installation of about 190 feet of 12‑inch main to connect those streets; and (4) a separate CDP for fireflow improvements near the Laguna Cliffs Marriott involving about 700 feet of 12‑inch and 200 feet of 8‑inch potable main on Terrace Lantern to improve fireflow capacity and provide redundant feed. Senior planner Giametti said most work is in public right‑of‑way, pipelines will be buried 5–15 feet, and private‑property work (PRV and easements) is being coordinated with landowners; commissioners approved both water‑system permits.

Votes at a glance

• CDP25‑0002 (39 Monarch Bay Drive) — Adopted; vote: unanimous (all commissioners present). • SDP25‑0007 (34582 Kai Naranha) — Adopted; vote: unanimous. • CDP25‑0001 (23762 Perth Bay) — Adopted; vote: unanimous. • CDP 20‑4‑23 / SDP20‑411 / AMS20 (35125 Beach Road) — Adopted; vote: unanimous. • CDP20‑512 and CDP25‑0017 (South Coast Water District — citywide recycled/water/fireflow upgrades) — Adopted; vote: unanimous.

Why it matters: several projects involve development in the city's coastal overlay and are in the California Coastal Commission appeals area; the Beach Road project in particular was approved with flood‑elevation measures and breakaway design elements that staff said were informed by recent Coastal Commission guidance. The water‑system projects aim to shift irrigation customers from potable to recycled water, increase system capacity and provide redundant fire‑flow supply to key shoreline properties, including the harbor and a resort.

No appeals or further public testimony were recorded at the meeting. The Planning Commission adjourned to its next regular meeting on Oct. 27, 2025, at 6 p.m. at City Council Chambers, 33282 Golden Lantern, Suite 210.