Phase 1:
Initial Filing & “Evidence of View”

Before the City can act, you must prove a view from inside the residence existed and is now impaired.

Phase 2:
The 60-Day Mediation Window

Once your application is deemed complete, the City initiates a formal notification process and sends the property owner a certified letter.

Phase 3:
Mediation & Site Visits

This phase focuses on a good-faith effort to resolve the impairment within the 60 days without further legal action.

Phase 1: Initial Filing & “Evidence of View”

Before the City can act, you must prove a view existed and is now impaired.

• How to File: 
  1. Fill out the Notice of Intent to File
     • Have prior evidence that you’ve asked your neighbor and tried to resolve the issue civilly
     • A historical photo from inside your residence when the view was not blocked, and a current view with the impairment
     • View the full requirements on city’s view restoration page
  2. Submit via the Laguna Beach Public Permitting Portal or in person at the Community Development Department (505 Forest Avenue).
     
• The Cost: $748.00 Initial Filing Fee.
• The Golden Rule: Photos must be taken from inside the primary residential structure (e.g., your living room).
• Compliant Evidence: You cannot use Google Street View or third-party images. Photos must be date-stamped, taken after you acquired the property, and clearly identify the room where they were taken.
• Comparative Proof: You must submit “Pre-existing” photos (showing a clear view) and “Current” photos (showing the impairment) from the exact same interior location.
• Resources: View Restoration Preservation Overview | View Preservation Application

Phase 2: The 60-Day Mediation Window

Once your application is deemed complete, the City initiates a formal notification process to the vegetation owner.

• The Process: This phase is triggered by your Phase 1 filing.
• Scheduling: You must provide available dates at least 60 days out to allow the City to notify the neighbor and coordinate with a professional mediator.
• Notification: The City will mail a formal mediation letter to the vegetation owner via certified mail.
• Resources: View Restoration Process Flowchart

Phase 3: Mediation & Site Visits

This phase focuses on a good-faith effort to resolve the impairment without further legal action.

• The Site Visit: A prerequisite for mediation where the planner and mediator review the site conditions and vegetation health in person.
• The Session: A collaborative meeting facilitated by a neutral mediator to reach a trimming agreement that respects both the view and the neighbor’s privacy/landscape.
• Resources: Mediation Guidelines

Phase 4: Formal View Restoration (Permanent Record)

If mediation is successful your neighbor will trim their vegetation. You then want to proceed and file a formal claim, the notice is officially recorded against the subject property’s APN. We recommend filing a formal claim because then you only need to file a code enforcement violation if the vegetation becomes overgrown instead of filing numerous Phase 1 mediation fees of $748 over the years.

• The Cost: One time fee of $1,048
• Benefit: This ensures the view is preserved for future owners and establishes a legal maintenance standard for that specific vegetation.
• Resources: Recording Procedures & FAQ

Phase 5: Long-Term Maintenance

Ongoing compliance is key to avoiding future disputes.

• The Standard: Owners are responsible for maintaining vegetation to the agreed-upon height. If the owner fails to maintain the standard, it becomes a Code Enforcement matter.
• Resources: Maintenance Standards