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Planning Commission approves mirrored floor plan and variance for mixed‑use project at 1040 S. Coast Highway
Summary
The commission approved a revised design that flips the upper floor, adds private deck area and requires a variance for front‑yard encroachment; commissioners found the changes neighborhood‑compatible and adopted Resolution 2026‑0844 on a 5–0 vote.
The Laguna Beach Planning Commission on May 20 voted unanimously to approve a revised design review, coastal development permit and an associated variance for a mixed‑use remodel at 1040 South Coast Highway.
Shahriar Khan, associate planner with Community Development, told the commission the applicant had flipped (mirrored) the previously approved upper level to respond to privacy concerns raised by neighbors across the alley. The mirrored layout shifted two units roughly 5 feet toward South Coast Highway, increased the combined deck area from 630 to 961 square feet and reduced combined planter area from 326 to 118 square feet. Because the expanded upper‑level decks encroach into the required front‑yard open space, a variance under Laguna Beach Municipal Code Section 25.20.008C2 was required.
Staff recommended the variance, saying the site's established commercial corridor context and the preexisting nonconforming front yard constitute special circumstances; the encroachment is entirely at the upper level and does not reduce public open space at grade. Staff found the four variance findings could be made and recommended adoption of Resolution 2026‑0844, which also included a CEQA exemption under Section 15303 for small‑scale new construction.
Architect Anders Lassiter, representing the applicant, described the changes driven by the flip: elevator and stair locations shifted, accessible parking was relocated to the north side of the site, and the roof pitch was slightly adjusted (staff noted a minor reduction in ridge height). Lassiter said the revision better matches neighborhood massing and responds to the pattern of staggered properties along the alley.
Why it matters: The change increases private outdoor space for the four proposed units and serves as an early test case for portions of Laguna Beach's updated infill guidance. Commissioners said the mirrored plan reduced perceived bulk and produced a cleaner site layout; commissioners also discussed neighbor correspondence raising view equity concerns, which staff placed in the record for consideration.
Outcome: The commission adopted Resolution 2026‑0844 approving design review 2026‑0844, coastal development permit 2026‑0845 and variance 2026‑0841 by a 5–0 roll‑call vote.
What comes next: The project proceeds to final design and permitting consistent with the approved plan and conditions; staff noted that the resolution includes conditions requiring compliance with the project's transportation demand management findings for the commercial tenant.
