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Remodeling in Laguna Beach

US Floor Design Center remodels kitchens, bathrooms, medical and professional offices, and retail spaces in Laguna Beach from our showroom in Rancho Santa Margarita, 20 minutes away. Interior work here is exempt from design review and, in most cases, from a Coastal Development Permit, but construction runs weekdays only, hillside streets need a staging plan, and 1920s cottages get extra care. Visit the showroom or book an on site consultation.

Reviewed by Parham Shariat, last updated

Laguna Beach at a glance

Building permits
City of Laguna Beach Community Development Department, 505 Forest Avenue; counter Monday through Thursday 7:30 a.m. to 2:00 p.m.; Public Permit Portal online source
Construction hours
Weekdays 7:30 a.m. to 6:00 p.m. only; no construction on weekends or federal holidays (LBMC 7.25.080) source
Coastal Development Permit
Single family improvements are exempt under LBMC 25.07.008 unless within 50 feet of a bluff edge or growing floor area 10 percent within 300 feet of the beach source
Design review
Interior work, repainting and re-roofing are exempt; street facing changes over 50 percent of a facade are not (LBMC 25.05.040(B)) source
Historic register
Voluntary under Chapter 25.45; the 1981 inventory creates no presumption of historicity source
Fire plan review
Laguna Beach Fire Department, not OCFA; 87 percent of the city's land is in the Very High Fire Hazard Severity Zone source
Distance
17 miles, about 20 minutes from Rancho Santa Margarita source

What remodeling in Laguna Beach involves

Laguna Beach was incorporated on June 29, 1927 by residents protecting an art colony, and early 1900s Craftsman bungalows still stand downtown and in South Laguna; the city has 23,032 residents with a median age of 52.0, and 12,973 housing units, 59.8 percent owner occupied (Wikipedia). The 1981 historic inventory listed 706 homes built before 1940 (Laguna Beach Independent). The Census tops out the median owner occupied value at $2,000,000 or more (Census QuickFacts). Top of the World sits at 1,007 feet, which is why staging and parking shape a project here as much as the design does (Wikipedia).

Most of this housing predates 1978. South Coast AQMD Rule 1403 requires an asbestos survey by a Cal/OSHA certified surveyor before any demolition or renovation, and the owner occupant exemption does not cover a hired contractor (Rule 1403). Cal/OSHA Title 8 Section 1532.1 applies to all construction work where an employee may be exposed to lead and requires 24 hours written notice before listed tasks (Title 8 Section 1532.1). On site, materials may not be stored in the right of way, dumpsters must sit in legal parking spaces, and steep or narrow streets may need a staging plan for worker parking (Construction site requirements).

Permits come from the Community Development Department at 505 Forest Avenue, counter open Monday through Thursday 7:30 a.m. to 2:00 p.m., or through the Public Permit Portal (Community Development). Under Chapter 25.07, improvements to a single family dwelling are exempt from a Coastal Development Permit unless the structure is within 50 feet of a coastal bluff edge or in sensitive habitat, or floor area grows 10 percent or more within 300 feet of the beach (Chapter 25.07). Ordinance 1730, adopted July 21, 2026, amends Chapter 25.07 and is pending Coastal Commission certification, so these rules may change (Ordinance history).

Design review follows the same logic. Interior work, repainting, re-roofing and exterior changes to less than 50 percent of a street facing facade are exempt, and window and door changes are exempt with adjacent neighbor consent (Design review exemptions). Historic listing is voluntary under Chapter 25.45; the 1981 inventory creates no presumption of historicity, but the Director may require a historic resource assessment, and alterations to register listed or eligible properties go to the Heritage Committee first (Chapter 25.45). Three Arch Bay adds an association letter of comment before city approval (Chapter 25.44); Emerald Bay is unincorporated, so its permits run through the County (Wikipedia).

Areas we work in

  • Downtown and Forest Avenue
  • North Laguna
  • Top of the World
  • Bluebird Canyon
  • South Laguna
  • Three Arch Bay
  • Emerald Bay
  • Irvine Cove
  • Blue Lagoon
  • Diamond and Crestview

We replace or reface cabinets, install quartz or stone counters, and move plumbing and electrical in Laguna Beach kitchens, usually $60,000 to $100,000 for a mid range project, anchored to the Cost vs Value 2025 Pacific midrange figure of $86,480.

A kitchen rebuilt inside the footprint is exempt from design review as interior work (Design review exemptions) and from a Coastal Development Permit as a single family improvement, unless the house is within 50 feet of a coastal bluff edge or the plan adds 10 percent floor area within 300 feet of the beach (Chapter 25.07). A new window on the street side is exempt only with the adjacent neighbor's consent (Design review exemptions). Ordinance 1730 of July 21, 2026 is pending Coastal Commission certification, so the coastal rules may shift (Ordinance history).

In a 1920s or 1930s cottage, the Rule 1403 asbestos survey comes before demolition and the Cal/OSHA lead standard governs painted plaster, trim and cabinets (Rule 1403, Title 8 Section 1532.1). If the cottage is on the Historic Register or eligible for the California or National Register, the Heritage Committee reviews alterations first and the work must meet the Secretary of the Interior's Standards; the Director may also require a historic resource assessment (Chapter 25.45). Interior kitchens rarely raise those issues, but we check before we draw.

Logistics cost more here. Construction runs weekdays 7:30 a.m. to 6:00 p.m. only (LBMC 7.25.080), materials cannot sit in the street, dumpsters go in legal parking spaces, and steep or narrow streets may need a staging plan for worker parking and flaggers when traffic is redirected (Construction site requirements). We price the carry distance and parking plan into the proposal, which is why a Top of the World or Bluebird Canyon kitchen lands higher than the same kitchen on a flat lot.

Typical scope

  • Cabinet replacement or refacing, framed or frameless
  • Quartz, quartzite or granite counters and full height backsplash
  • Wall removal with engineered beam and permit
  • Plumbing and electrical relocation, dedicated circuits, under cabinet lighting
  • Tile, luxury vinyl plank or hardwood flooring from the showroom
  • Asbestos survey and lead safe practices in pre 1978 homes
  • Staging and parking plan for hillside and narrow streets
Cost range
$60,000 to $100,000Mid range kitchen; high end $100,000 to $175,000 and up. Anchor: Cost vs Value 2025, Pacific region (Zonda/JLC), major kitchen midrange $86,480, upscale $171,950. Regional, not city specific. source
Timeline
6 to 10 weeks on site after cabinets arrive; 10 to 16 weeks including design and ordering
Permits
City of Laguna Beach Community Development Department, 505 Forest Avenue, through the Public Permit Portal. Interior work is exempt from design review under LBMC 25.05.040(B) and from a Coastal Development Permit under LBMC 25.07.008 unless within 50 feet of a bluff edge or adding 10 percent floor area within 300 feet of the beach. Register listed or eligible homes go to the Heritage Committee.

We rebuild hall and primary bathrooms in Laguna Beach with new tile, showers, vanities and fixtures, usually $25,000 to $45,000 for a hall bath and $55,000 to $100,000 and up for a primary bath, anchored to Cost vs Value 2025 Pacific figures of $27,710 and $86,863.

A bathroom that keeps its footprint is interior work, exempt from design review (Design review exemptions) and from a Coastal Development Permit as a single family improvement, with the same bluff edge and beachfront exceptions as any other project (Chapter 25.07). It is submitted to Community Development through the Public Permit Portal under the 2025 Laguna Beach Building Standards Codes (Building Permits). A new window for the shower is the one change that can bring neighbor consent or administrative review into the job (Design review exemptions).

In the 1920s and 1930s cottages, we expect plaster, old tile beds and layered paint, so the Rule 1403 survey and Cal/OSHA lead safe setup come before the first tile is pulled (Rule 1403, Title 8 Section 1532.1). Water is Laguna Beach County Water District across most of the city (Laguna Beach County Water District). In Three Arch Bay, any improvement on association property needs its consent before the city issues the permit (Three Arch Bay procedure).

Typical scope

  • Tub to shower conversion, curbless where the floor framing allows
  • Porcelain or natural stone tile floors and walls
  • Vanity, counter and plumbing fixture replacement
  • Exhaust fan, lighting and GFCI circuit upgrades
  • Frameless glass enclosure
  • Blocking for grab bars and comfort height fixtures
Cost range
$25,000 to $45,000Hall or secondary bath; primary bath $55,000 to $100,000 and up. Anchor: Cost vs Value 2025, Pacific region (Zonda/JLC), bath midrange $27,710, upscale $86,863. Regional, not city specific. source
Timeline
3 to 5 weeks on site for a hall bath; 6 to 10 weeks for a primary bath; add 4 to 6 weeks for design and ordering
Permits
City of Laguna Beach Community Development Department through the Public Permit Portal. A bathroom within its footprint is exempt from design review and from a Coastal Development Permit except on bluff edge and beachfront lots. Three Arch Bay requires association consent for work touching association property.

We build out medical and professional office suites in Laguna Beach, including exam rooms, reception, accessible restrooms and lighting, at $85 to $200 per square foot for professional office and $150 to $300 and up per square foot for medical, based on Orange County contractor guides published in 2025.

Commercial tenant improvement permits are issued by the Community Development Department at 505 Forest Avenue (Community Development), and fire plan review is handled by the Laguna Beach Fire Department, not OCFA, because the city runs its own fire department (Wikipedia). That is a real difference from Dana Point, San Clemente and San Juan Capistrano, where sprinkler and alarm plans go to OCFA in Irvine (OCFA). We route the fire submittal accordingly and plan the schedule around the city counter's Monday through Thursday hours (Community Development).

Medical work in the city centers on Providence Mission Hospital Laguna Beach at 31872 Coast Highway, which offers emergency, imaging and surgery (Providence) and is the only health care facility serving the city (Wikipedia). Our first check in a second generation suite is the accessible path of travel to the suite and restroom. Medical suites add exam room sinks, casework and higher ventilation, which is why the medical range starts at $150 per square foot, with 3 to 6 months from lease to move in (Greater Pacific Construction). The US fit out average is $162 per square foot (Cushman and Wakefield).

Typical scope

  • Space plan, partitions, doors and acoustic ceilings
  • Exam rooms with sinks, casework and medical gas rough in
  • ADA path of travel, restroom and counter corrections
  • Title 24 lighting, controls and HVAC adjustments
  • Fire sprinkler and alarm modifications under Laguna Beach Fire Department review
  • Flooring, millwork and finishes from the showroom
Cost range
$85 to $300 per square footProfessional office $85 to $200 per square foot by shell condition; medical office $150 to $300 and up. Orange County contractor guide, 2025 (Greater Pacific Construction); US office fit out average $162 per square foot (Cushman and Wakefield, 2026). source
Timeline
3 to 6 months from lease signing to move in, including design, plan check and construction
Permits
City of Laguna Beach Community Development Department, 505 Forest Avenue, through the Public Permit Portal, with fire plan review by the Laguna Beach Fire Department rather than OCFA. Landlord approval of the plans comes first or in parallel.

We build out retail space on Forest Avenue and across the Downtown Specific Plan area in Laguna Beach at $95 to $250 per square foot for second generation space, based on Orange County contractor guides published in 2026.

Forest Avenue storefronts sit inside the Downtown Specific Plan, adopted in 1989, comprehensively amended in 2000 to create the Civic Art District, and updated in Phase I from 2014 to 2022 (Downtown Specific Plan). Phase II, noticed January 27, 2026, covers about 115 acres including Forest and Ocean Avenues and the Central Bluffs and proposes height limits of 12, 24 or 36 feet by location (Phase II Notice of Preparation). We watch that process because it changes what a landlord can offer.

Interior fixtures, flooring, lighting and casework are exempt from design review as interior work; a storefront change to less than 50 percent of the street facing facade is also exempt, while a larger change goes to design review (Design review exemptions). Everything between the sea and the first public road, or within 300 feet of the beach, is appealable development under LBMC 25.07.006, so an ocean side storefront may need a Coastal Development Permit (Chapter 25.07). Register eligible buildings go to the Heritage Committee (Chapter 25.45).

Signs take a separate permit, landlord design review runs 6 to 12 weeks, and construction runs 8 to 12 weeks after permits, with 5 to 9 months from lease to opening (Benitez Contractors). Downtown deliveries and dumpsters follow the city's staging rules, with no storage in the right of way (Construction site requirements).

Typical scope

  • Demising walls, storefront and entry adjustments
  • Sales floor flooring, lighting and ceilings
  • Fitting rooms, stockroom and point of sale millwork
  • ADA restroom and path of travel corrections
  • Separate sign permit and design review for larger facade changes
  • Electrical, data and security rough in
Cost range
$95 to $250 per square footSecond generation retail, interior construction only. Orange County contractor guide, 2026 (Benitez Contractors, $95 to $260); LA and Orange County mid tier $155 to $245 (Terrapin, July 2026). source
Timeline
5 to 9 months from lease signing to opening; 8 to 12 weeks of construction once permits are issued
Permits
City of Laguna Beach Community Development Department for the building permit, Laguna Beach Fire Department for fire plans, design review for facade changes over 50 percent of a street facing facade, a Coastal Development Permit in the appealable area, and Heritage Committee review for register eligible buildings. Signs need their own permit.

Our process

  1. Showroom or on site consultation

    Start at the showroom in Rancho Santa Margarita, about 20 minutes from Laguna Beach, or have us come to the house or the suite. We measure, photograph, check the year built, walk the street to plan staging and parking, and locate the property against the bluff edge, the 300 foot beach line and the first public road.

  2. Design and material selection

    You pick cabinets, counters, tile, flooring and fixtures from showroom stock, so lead times are known before the price is set. We design to stay inside the design review and coastal exemptions wherever possible, and for a pre 1940 cottage we check the Historic Register and register eligibility before we draw a window change.

  3. Fixed price proposal and milestone schedule

    You get one fixed price for the agreed scope, broken into milestones, with a schedule showing the order of work and the dates we need your decisions by. Payments follow California law: the deposit is no more than $1,000 or 10 percent of the contract price, whichever is less, and progress payments are billed only for work already completed. Allowances, exclusions and the change order process are written into the contract.

  4. Permits, coastal or historic review, and HOA submittals

    We submit to the City of Laguna Beach Community Development Department at 505 Forest Avenue through the Public Permit Portal. Exterior changes outside the exemptions go to administrative design review or the Design Review Board, register listed or eligible homes go to the Heritage Committee, and a Coastal Development Permit, when required, is approved by the body that approves the underlying permit. Three Arch Bay projects add the association letter of comment and Community Services District approval. Commercial fire plans go to the Laguna Beach Fire Department.

  5. Construction with photo updates at every milestone

    Demolition, rough trades, inspections, finishes. We work weekdays 7:30 a.m. to 6:00 p.m. and never on weekends or federal holidays, keep materials out of the street and dumpsters in legal parking spaces, and send photos and a short note at every milestone. In homes built before 1978, the asbestos survey and lead safe setup happen before the first wall opens.

  6. Final walkthrough, warranty and care guide

    We walk the job with you, fix the punch list, and hand over the signed inspection card, the written warranty and a care guide for every surface we installed.

Questions people ask about remodeling in Laguna Beach

Who issues building permits in Laguna Beach and where is the office?

The City of Laguna Beach Community Development Department at 505 Forest Avenue, Laguna Beach, CA 92651 issues building permits; the planning line is (949) 497-0712 and building applications go to buildingapplications@lagunabeachcity.net. The public counter is open Monday through Thursday 7:30 a.m. to 2:00 p.m. with a queue cut off, and building permits and zoning plan checks can be submitted through the Public Permit Portal or by appointment. Applications filed on or after January 1, 2026 follow the 2025 Laguna Beach Building Standards Codes.

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Is my interior remodel in Laguna Beach exempt from a Coastal Development Permit?

Yes in most cases, under LBMC 25.07.008(A)(1), which exempts improvements to a single family dwelling, including garages, pools and fences. The exemption does not apply if the structure is within 50 feet of a coastal bluff edge or in a wetland, stream or sensitive habitat area, or if, between the sea and the first public road or within 300 feet of the beach, the cumulative floor area increase reaches 10 percent. Ordinance 1730, adopted July 21, 2026, amends Chapter 25.07 and is pending Coastal Commission certification, so this rule may change.

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Does the city's design review or my HOA need to approve an interior remodel?

No for interior work, which LBMC 25.05.040(B) lists as exempt from design review along with repainting, re-roofing, fences and exterior changes to less than 50 percent of a street facing facade; window and door changes are exempt with adjacent neighbor consent, and the Director can refer any application to the Design Review Board. In Three Arch Bay, the association submits a letter of comment before city approval and must consent to any work on association property. Emerald Bay is unincorporated, so its permits run through the County with association approval attached.

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What applies to a home built before 1978 in Laguna Beach?

South Coast AQMD Rule 1403 requires that affected components be surveyed for asbestos by a Cal/OSHA certified surveyor before any demolition or renovation activity, and the exemption for an owner working personally does not cover a hired contractor. Cal/OSHA Title 8 Section 1532.1 applies to all construction work where an employee may be exposed to lead, presumes listed tasks on lead paint exceed the exposure limit until an assessment proves otherwise, and requires 24 hours written notice to Cal/OSHA for those tasks. We schedule both before demolition.

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What is typical for a 1920s or 1930s Laguna Beach cottage?

The 1981 inventory listed 706 homes built before 1940, but under Chapter 25.45, adopted in 2022 and amended July 21, 2026, that inventory creates no presumption of historicity and listing on the Historic Register is voluntary, with no fee and a recorded preservation agreement. The Director may still require a historic resource assessment, alterations to register listed or register eligible homes go to the Heritage Committee and must meet the Secretary of the Interior's Standards, and demolition carries a 90 day wait. Inside, expect plaster and layered paint, so asbestos and lead steps come first.

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How long does a kitchen remodel take in Laguna Beach?

6 to 10 weeks on site after cabinets arrive, and 10 to 16 weeks including design, permit and ordering. Because construction is limited to weekdays 7:30 a.m. to 6:00 p.m., a Laguna Beach kitchen gets five working days a week instead of six, which we build into the schedule. A kitchen inside the footprint skips design review and the coastal permit, so Community Development plan check through the Public Permit Portal sets the start date.

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How long does a bathroom remodel take in Laguna Beach?

3 to 5 weeks on site for a hall bathroom and 6 to 10 weeks for a primary bathroom, plus 4 to 6 weeks for design, permit and ordering, on a weekday only schedule. A bathroom within its footprint is exempt from design review and from a Coastal Development Permit except on bluff edge and beachfront lots. On hillside streets, the city may require a staging plan for worker parking, which we prepare with the permit so it does not delay the start.

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What does a kitchen remodel cost in Laguna Beach?

$60,000 to $100,000 for a mid range kitchen and $100,000 to $175,000 and up for a high end kitchen. The external anchor is Cost vs Value 2025 for the Pacific region, which puts a major midrange kitchen at $86,480 and an upscale kitchen at $171,950; those are regional figures, not city specific. In Laguna Beach the drivers are hillside access and staging, weekday only hours, pre 1978 abatement steps in older cottages, and Heritage Committee review when a register eligible home changes outside.

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What does a bathroom remodel cost in Laguna Beach?

$25,000 to $45,000 for a hall or secondary bathroom and $55,000 to $100,000 and up for a primary bathroom. Cost vs Value 2025 for the Pacific region puts a midrange bath at $27,710 and an upscale primary bath at $86,863, regional figures we use as the external check. Carrying materials up a Top of the World or Bluebird Canyon driveway, stone tile and a curbless shower move a project toward the top of each range.

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What does a medical office buildout cost per square foot in Laguna Beach?

$150 to $300 and up per square foot for medical office and $85 to $200 per square foot for professional office, by shell condition, according to an Orange County contractor guide published in 2025. The 2026 Cushman and Wakefield guide puts the US office fit out average at $162 per square foot. In Laguna Beach the building permit comes from Community Development at 505 Forest Avenue and fire plan review is by the Laguna Beach Fire Department, not OCFA. Providence Mission Hospital Laguna Beach at 31872 Coast Highway is the city's only hospital.

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What are construction hours in Laguna Beach?

Weekdays 7:30 a.m. to 6:00 p.m. only. LBMC 7.25.080 allows loud construction noise only between those hours on weekdays and prohibits it on weekend days and federal holidays, and Code Enforcement restates that construction is not allowed on weekends and legal holidays. Leaf blowers are prohibited in the city. Materials may not be stored in the public right of way, dumpsters must sit in legal parking spaces, and flaggers are required whenever traffic is redirected.

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What does a retail buildout cost on Forest Avenue in Laguna Beach?

$95 to $250 per square foot for second generation retail space, based on Orange County contractor guides published in 2026, excluding fixtures and merchandise you supply. Forest Avenue sits inside the Downtown Specific Plan, whose Phase II update, noticed January 27, 2026, covers about 115 acres and proposes height limits of 12, 24 or 36 feet by location. Interior fit out is exempt from design review; a facade change over 50 percent of the street facing front is not. Signs take a separate permit.

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Are you licensed and insured?

US Floor Design Center is a California corporation. License number pending; field work is performed by licensed, insured subcontractors under written subcontracts. Your contract names the license number, scope, price, schedule and payment terms, and you can verify the license on the Contractors State License Board website at any time.

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Do you offer financing?

Ask us. Financing options are described at the showroom in Rancho Santa Margarita, and terms depend on the lender and the project, so we do not publish rates here. Separately, California caps the deposit on a home improvement contract at $1,000 or 10 percent of the price, whichever is less, and progress payments are tied to work completed, which keeps your outlay matched to progress on site.

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Nearby markets

Sources

  1. City of Laguna Beach, Community Development Department
  2. Laguna Beach Municipal Code Section 7.25.080, Construction noise
  3. Laguna Beach Municipal Code Chapter 25.07, Coastal Development Permits
  4. City of Laguna Beach, Design review exemptions (Ord. 1677, LBMC 25.05.040(B))
  5. Laguna Beach Municipal Code Chapter 25.45, Historic Preservation
  6. Laguna Beach Fire Department, Wildfire mitigation and vegetation management
  7. Rome2rio, Rancho Santa Margarita to Laguna Beach
  8. Wikipedia, Laguna Beach, California
  9. Laguna Beach Independent, historic inventory coverage
  10. US Census Bureau QuickFacts, Laguna Beach city
  11. South Coast AQMD Rule 1403, Asbestos Emissions from Demolition/Renovation Activities
  12. Cal/OSHA Title 8 Section 1532.1, Lead in Construction
  13. City of Laguna Beach, Construction site requirements and staging
  14. Laguna Beach Municipal Code, Title 25 ordinance history (Ord. 1730, July 21, 2026)
  15. Laguna Beach Municipal Code Chapter 25.44, Three Arch Bay zone
  16. Cost vs Value 2025, Pacific region (Zonda/JLC)
  17. City of Laguna Beach, Building Permits
  18. Laguna Beach County Water District, About our district
  19. City of Laguna Beach, Three Arch Bay permit procedure
  20. OCFA Planning and Development Services
  21. Providence Mission Hospital Laguna Beach
  22. Greater Pacific Construction, Tenant improvement costs in Orange County, 2025
  23. Cushman and Wakefield, 2026 Americas Office Fit Out Cost Guide press release
  24. City of Laguna Beach, Downtown Specific Plan
  25. City of Laguna Beach, Downtown Specific Plan Phase II Notice of Preparation, January 27, 2026
  26. Benitez Contractors, Retail build-outs in Orange County, 2026

Planning a project in Laguna Beach?

US Floor Design Center
30092 Santa Margarita Pkwy, Suite G
Rancho Santa Margarita, CA 92688
(949) 589-9226