The Laguna Beach Planning Commission on Nov. 5 unanimously approved design review and a coastal development permit for a modest remodel and small additions to an existing four‑story mixed‑use building at 1155 South Coast Highway.

Staff associate planner Shahryar Khan told the commission the project proposes limited expansions to dwelling units, modest deck changes and a small mechanical-room conversion. “The proposed project demonstrates strong design integrity through the use of a cohesive and complementary material palette, reinforcing the established architectural style and maintaining visual continuity with the existing structure,” staff wrote in the presentation.

The project includes a 25-square-foot expansion of the lower-level deck and a 250-square-foot expansion of Unit A at the middle level; an upper-level addition of approximately 130 square feet and a new 139-square-foot elevated deck are also proposed. The net effect is a decrease in total deck area on the building because some deck areas are being removed to create increased interior habitable space.

Commissioners pressed staff about the city’s major‑remodel threshold (50% demolition) because the applicant’s calculations showed the project was close to that limit; staff responded that the proposed changes currently measure roughly 46% and that building‑inspection verification during construction would ensure the project does not cross the major‑remodel threshold. The commission also heard that recent municipal code amendments changed residential‑use permitting in mixed‑use buildings, making some residential work permitted-by-right and modifying parking and open-space rules.

An architect for the applicant emphasized that the work is largely a repair and code‑compliance effort: raising ceiling heights, rebuilding steps, replacing failing railings and refreshing façade and window units. Neighbors’ letters of support were included in the agenda packet; staff reported no opposition letters were received beyond the correspondence included in the record.

Commissioners found the design review criteria and coastal findings could be made; the commission voted to adopt the resolution approving design review 25‑1324 and coastal development permit 25‑1704 and found the action categorically exempt under CEQA.

What’s next: The project proceeds to building permit plan check and the city’s standard building‑inspection process, which will verify demolition thresholds and code compliance during construction.

Sources: Staff presentation and applicant testimony at the Nov. 5, 2025 planning commission meeting; commission roll call recorded in the meeting minutes.