DESIGN REVIEW BOARD STAFF REPORT
June 26, 2025
Agenda Item No. 5.7
Case No: Design Review 24-1572
Coastal Development Permit 24-1688
Request: A new single-family residence (major remodel to an existing structure with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping, and a new detached ADU in the R-1 (Residential Low Density) zone.
Location: 607 Short Street | APN: 644-044-02
Applicant: Drew Blake
949-235-3739 | [email protected]
Owner: Steve and Vicki McIntosh
Staff: Community Development Department
Shaveta Sharma | Senior Planner
(949) 715-0958 | [email protected]
Recommendation:
Conduct a public hearing and, by motion, adopt Resolution 24-1572 (Attachment 1) approving Design Review 24-1572 and Coastal Development Permit 24-1688 for a new single-family dwelling (major remodel with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping, and for a new 412-square-foot, one-story detached accessory dwelling unit (ADU) located in the rear yard, and finding said action exempt pursuant to Sections 15303, New Construction, and 15304, Minor Alterations to Land.
CEQA:
The project qualifies for a categorical exemption pursuant to Section 15303 – New Construction, and 15304 – Minor Alterations to Land, because the project involves modest improvements to a single-family dwelling with one proposed accessory dwelling unit and related site improvements including grading, landscape, hardscape, and retaining walls on an existing legal building site located within a developed neighborhood with all facilities provided and access existing to the parcel.
Coastal Development Permit:
The proposed single-family home and detached ADU require the approval of a coastal development permit pursuant to Laguna Beach Municipal Code (LBMC) Section 25.07.004.
Attachment 9
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Board Members within a
500’ Radius: None
EXECUTIVE SUMMARY:
The Applicant, Drew Blake, is requesting approval of Design Review (DR) 24-1572 and Coastal Development Permit (CDP) 24-1688. The proposed project is a major remodel where the proposed additions exceed 50 percent of the existing home’s square footage, elevated decks, new exterior materials, windows, and landscaping, and a new detached ADU (the “Project”). The existing 1,441-square-foot single-family dwelling and 375-square-foot attached, two-car garage would be expanded with a 1,033-square-foot secondstory addition over the southeastern portion of the existing residence, 52-square-foot addition to the existing garage, 325 square feet of elevated decking at the first floor within the rear yard, and an 80-square-foot elevated deck at the second floor along the western elevation in the rear yard.
While not subject to design review, a proposed detached, 412-square-foot ADU is subject to a Coastal Development Permit. This ADU is not appealable to the California Coastal Commission and is categorically exempt from CEQA pursuant to Sections 15303, Class 3(a) (New Construction), and 15304, Minor Alterations to Land, of the state CEQA Guidelines, which allows construction of an ADU in a residential zone.
Staff recommends that the Board approve the Project. Staff has analyzed the Applicant’s request and finds that facts to support each of the findings for approval can be made. 189
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PROPERTY AERIAL PHOTO
SITE PHOTO
PROPERTY INFORMATION
Land Use Designation Village Low Density (1-7 DU/AC)
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SITE PHOTO
PROPERTY INFORMATION
Zoning Designation R-1 Residential Low Density
ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below:
Development Standard Required Existing Proposed Conforms Site Coverage 39.5% 23% 34% Yes
Landscape Open Space 22.7% 35% 32% Yes
Height (Lowest floor to top of roof) 25’-0” 16’-4” 24’-1” Yes Setbacks (primary dwelling)
Front
Side (West)
Side (East)
Rear
20’-0”
6’-6”
6’-6”
20’-0”
25’-0”
8’-0”
8’-0”
26’-9”
25’-0”
8’-0”
8’-0”
26’-9 ”SFR
4’ ADU
Yes
Yes
Yes
Yes
Yes
DISCUSSION/ANALYSIS:
Site History
The subject site is developed with a single-story detached single-family residence that was constructed in 1945. A permit to construct an iron and brick fence was issued in 1974.
Proposed Project
The Design Review Board (“Board”) previously heard this Project on February 27, 2025. The Board received public testimony from adjoining property owners identifying concerns regarding the proposed upper-level addition, particularly with respect to privacy, views, the mass and scale of the new home, and neighborhood compatibility. The Board gave direction to: 1) reduce the size of the upper-level addition 2) reduce privacy impacts to adjoining neighbors, and 3) improve view equity for the neighbor to the south.
The February 27, 2025, Design Review Board meeting minutes and staff report (minus attachments) are provided as Attachments 6 and 7, respectively.
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The Applicant has revised the Project and staff’s review determined that the applicable zoning standards and guidelines prescribed for the R-1 zone have been met.
Changes to the Project since the original hearing on February 27, 2025, include:
• Reduction of the upper-level addition by 47 sq. ft. from 807 sq. ft. to 760 sq. ft. • Reduction of 169 sq. ft. of the lower level
• Total reduction of 216 sq. ft. of living area
• Pulled the upper-level addition back additional 5’-0” from the rear property line • Removed the large tree at the front of the site to improve views of the hillsides and canyons to the east
• The lower stairwell large window has been eliminated to improve privacy Staff finds that the proposed modifications are consistent with the Board’s direction regarding privacy, view impacts, and neighborhood compatibility.
The proposal requires Design Review (DR) because the project is considered a major remodel since the additions exceed 50 percent of the home’s existing square footage. Additionally, Design Review is needed to consider elevated decks, new exterior materials, windows, and landscaping.
While not subject to design review, a proposed, detached, 412-square-foot ADU is subject to a Coastal Development Permit (CDP). This ADU is not eligible for appeal to the California Coastal Commission.
Both aspects of the project are categorically exempt from CEQA pursuant to Sections 15303, Class 3(a) (New Construction) and 15304, Minor Alterations to Land, of the state CEQA Guidelines.
ENTITLEMENTS: Included within this staff report is an analysis of the following entitlements: Design Review and Coastal Development Permit.
Design Review
The following elements require Design Review: major remodel to an existing structure where the additions exceed 50 percent of the existing home, elevated decks, new exterior materials, windows, and landscaping. (see Laguna Beach Municipal Code (LBMC) Section 25.05.040(B)(1)). Design Review is governed by LBMC Section 25.05.040. Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:
Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as set forth below:
1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.
The proposed project does not affect site access. The site is improved with an attached two-car garage with a driveway to an improved street. The site maintains vehicular access from Short Street 192
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and no changes to this vehicular access are being proposed. An existing sidewalk along the property frontage will be maintained.
2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.
Yes. The proposal includes a new second story addition, which, through the proposed colors and materials and design will result in a well-articulated building. When complete, the home will be compatible with existing development in the neighborhood. Nearby homes consists of a mixture of one- and two-level residences with varying architectural styles and exteriors, including contemporary and traditional styles. The project’s sloping roofs and varied building materials that include stucco and siding will effectively reduce the appearance of mass.
3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.
Yes. The colors and materials are appropriate for the traditional architectural style chosen for this Project and will harmonize with and complement the existing home. The colors and materials for the project will match existing exterior siding walls and the proposed siding for the new upper-level addition will add a new visual component, provide visual relief to the structure, and is compatible with the overall design.
4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.
The relatively flat site is located in a fully developed neighborhood that includes single-family dwellings, multi-family units, Laguna Beach High School, and school district office nearby. and Neither the project site nor the immediate area contains heritage trees, rock outcroppings, ridgelines, or significant water courses. There are occasional views of distant hillsides across portions of the subject property from neighboring parcels. To enhance these views, the applicant has removed a large tree from the front yard.
5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.
Yes. The project complies with the General Plan polices as explained below:
Land Use Element (LUE) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document. 193
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The proposal adds to the existing home and proposes minor site improvements (i.e., approximately
2.5 foot tall retaining walls) to create modest level yard areas. The existing site tends to step down from the street (i.e., front) to back and the proposed improvements do not substantially change this.
As a result, the project works with the existing topography to avoid significant alterations that would otherwise be inconsistent with the neighborhood.
LUE Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).
The design of the new second-story addition to the residence maximizes the preservation of coastal views by its siting on the property and distance from the rear property line. The development would not impact any public or private coastal views as the addition is lower than structures to the north and east of the property and would not impinge upon the coastal views from those properties.
LUE Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.
Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).
The home is positioned toward the middle of a lot in the middle of an existing residential neighborhood. The addition is compatible with the neighborhood in terms of size, mass and design as nearby properties are also improved with two-story homes. Given that this is an older residential neighborhood, the natural topography has been altered to accommodate residential development and streets. Notwithstanding this, the scope of the proposed addition does not seek substantial alterations to the existing topography.
LUE Policy 7.3 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize natural landform alterations. (Same as Policy 10.2.) GOAL:
Protect, preserve, and enhance the community’s natural resources.
The project site does not contain environmentally sensitive resources and does not significantly adversely impact public or private views. The addition to the single-family home is compatible with the surrounding single-family home uses and minimizes alterations to the existing topography.
LUE Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential. 194
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The proposed construction and associated grading are within the previously disturbed building site and located in a developed neighborhood of single-family residences on a lot that has an existing single-family home. The environmental impact of the project will be insignificant with no growthinducing potential as the project is not extending or increasing the capacity of any infrastructure to support the addition.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
The property is not listed on the City’s Historic Register.
7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.
Yes. The proposed project is located within the Arroyo Chico area as described in the City’s Landscape and Scenic Highways Resource Document. This document includes a set of policies and maintenance guidelines to address the issues of tree maintenance, fire safety, heritage tree preservation, view preservation, scenic highways, water conservation, soil stability, invasive plants and neighborhood landscape character. The submitted landscape plans are consistent with the policies and guidelines for the Arroyo Chico area as determined by the City’s landscape reviewer.
Additionally, the proposed landscape plan have been reviewed and approved by the City’s landscape reviewer for compliance and does not contain plant species that are incompatible with fire safety considerations. The proposed plans are also compatible with a residential palette and will not grow to heights that would impact view equity.
8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.
Yes. The proposed exterior lighting plan for the house is shown on sheet A-20 and includes a total of 31 light fixtures, such as can lights, wall mounted lights, and path lights. Overall, the plan provides low level lighting where needed for safety and efficient operation in outdoor activities, terraces, stairs and walkways. All proposed lighting is compliant with the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70).
9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.
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Yes. The existing development in the neighborhood consists of a mixture of one- and two-level residences with varying architectural styles and exteriors, including contemporary and traditional styles. As described in the “Design Articulation” criterion above, the applicant proposes a traditional design that is compatible in terms of style and scale with the surrounding development pattern.
10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.
Design Review Criteria for Pedestrian Orientation is related to commercial development. As a residential development, this project is not subject to complying with this criteria.
11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.
Yes. The design review guidelines stipulate that any development incorporate “a reasonable degree of residential privacy and will be compatible with other improvements in the neighborhood.” The applicant has worked with their neighbors to address privacy concerns by incorporating opaque windows on the second story addition and no substantial privacy impacts are anticipated to result from the proposed upper-level addition on adjoining properties.
12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.
Design Review Criteria for Public Art is related to commercial development. As a residential development, this project is not subject to compliance with public art criteria.
13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.
Design Review Criteria for Signage is related to commercial development. As a residential development, this project is not subject to signage criteria. project.
14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.
Yes. New construction is required to meet Title 24 energy and Building Code requirements, which include insulated windows and energy efficient lighting. The applicant will be required to provide proof of compliance. Further, the applicant will be required to reuse, recycle, or divert at least 65 196
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percent of the project’s construction and demolition debris. Finally, to promote future installation of solar panels, a minimum of 250 square-feet of “solar ready” roof area will be provided. For these reasons, this criterion has been met.
15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where: (a) geology conditions allow; (b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.
The project does not propose or include a pool, spa or water feature.
16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.
Yes. As designed, the proposed addition has reasonably considered views from neighboring properties in the project’s design. The design of the house maximizes the preservation of coastal views of neighboring houses due to impacts to views from the adjacent residence on the east side of the property have been improved from the current condition by the project design. The project has removed a large tree from the front of the property site and improved canyon views for the adjoining properties. The design achieves view equity by locating major building masses and outdoor space to maintain primary views through and across the site from other properties. The landscaping palette does not include any new plantings that will impact existing views.
Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.
Yes. The project is consistent with the Residential Design Review Guidelines, as described above.
Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.
Yes. The project design and architecture are appropriately scaled and diverse, as described in the design integrity and neighborhood compatibility design criteria above.
Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
The project site is not located within a specific plan area and the R-1 zoning does not contain any additional specific design review criteria. The project conforms to the Architectural Guidelines, including avoiding major disparities of height and bulk with adjacent structures, use of appropriate colors, and appropriate scale, detail and articulation of the structure. 197
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Coastal Development Permit
A Coastal Development Permit is required for a major remodel to an existing home where the additions exceeds 50 percent, elevated decks, new exterior materials, windows, and landscaping, and also for the proposed detached 412-square-foot accessory dwelling unit (ADU).
The CDP for the new single-family residence and ADU are not eligible for appeal to the California Coastal Commission and is categorically exempt from CEQA pursuant to Sections 15303, Class 3(a) (New Construction) and 15304, Minor Alterations to Land, of the state CEQA Guidelines. The following findings are considered in relation to the proposed development of the ADU and major remodel of an existing singlefamily residence:
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.
The proposed development will not modify any existing physical accessway utilized by the public or identified in the adopted local coastal program land use plan in that the subject property contains no existing accessways legally utilized by the public, no such public accessways are identified in the adopted land use plan.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The proposed development will not adversely affect marine resources, environmentally sensitive resources or archeological or paleontological resources in that the project site is located within an established residential neighborhood, and no such resources are known to exist in the immediate project area.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources in that the project site is located within an established residential neighborhood and is not located near any recreational or visitor-serving facilities.
4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.
The proposed development will have no adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas in that the project site is located within an established residential neighborhood, no such areas abut the project site, and no buffer areas are needed to protect such resources.
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5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.
The proposed development will not cause or contribute to the alteration of natural landforms or create undue risks from geological and erosional forces and/or flood and fire hazards in that the proposed development includes grading of 10.25 cubic yards outside the building footprint, which as described in the “environmental context” criterion above, is considered minimal and intended to create a modest level yard area. The landscaping plan has been reviewed for fire safety.
6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.
The analysis provided in Design Review criteria #9 (neighborhood compatibility) is incorporated herein by reference.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
The proposed development will not have any adverse impacts on any known archaeological or paleontological resources in that such resources are not known to exist in the project area, and the project site is located within an established residential neighborhood.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The proposed major remodel to the existing single-family dwelling and new detached ADU do not involve any changes to existing utilities, access roads, drainage, or other necessary facilities, and such facilities will remain adequate to serve the dwelling units.
9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.
The site is located in an existing developed neighborhood, which is considered adequate to provide solid waste service and the roadways are considered adequate to serve the proposed development.
The additional trips generated from the ADU would not exceed the capacity of nearby local and collector roadways and the solid waste generation from the ADU can be accommodated by the regional landfill capacity.
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.
The project is consistent with all applicable policies of the Certified LCP. The development is not located between the sea and first public road paralleling the sea. Additionally, the subject site is zoned residential and is not suitable for recreational uses identified in Chapter 3 of the Coastal Act. 199
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Finding No. 3. The proposed development will not have any significant adverse impact on the environment within the meaning of the California Environmental Quality Act.
As described above, the project does not have adverse environmental impacts. The project will not cause any significant adverse impacts on the environment and qualifies for a categorical exemption (as described in the Environmental Impact section below) pursuant to the California Environmental Quality Act Guidelines.
LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.
Land Use and Open Space/Conservation General Plan Elements Zoning Map
Title 25 (Zoning Code)
2010 Design Guidelines – A Guide to Residential Development ENVIRONMENTAL IMPACT:
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15303 (New Construction) and 15304 (Minor Alterations to Land).
There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. The subject property is located within a developed neighborhood with all facilities provided and access existing to the parcel. This project fits within the Class 3 and 4 exemptions because it is a singlefamily dwelling with one proposed accessory dwelling unit and related site improvements including grading, landscape, hardscape, and retaining walls on an existing legal building site.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. The project site does not contain any environmentally sensitive areas in that the site is fully developed with an existing single-family dwelling and is surrounded on all sides by public streets and developed residential and institutional properties, and the City’s environmentally sensitive areas maps do not identify any such areas on-site or within the immediate Project vicinity. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.
RECOMMENDATION:
Conduct a public hearing and, by motion, adopt Resolution 24-1572 (Attachment 1) approving Design Review 24-1572 and Coastal Development Permit 24-1688, and finding said action exempt from CEQA. 200
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NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on February 3, 2025 and posted on the project site on February 12, 2025.
CORRESPONDENCE:
At the time that the Design Review Board agenda was published, staff did not receive any correspondence about this project.
ATTACHMENTS:
Attachment 1 – Resolution No. 24-1572
Attachment 2 – Plans
Attachment 3 – Colored Elevations
Attachment 4 – Color and Material Board
Attachment 5 – Certified Staking Plan
Attachment 6 – February 27, 2025 Design Review Board Minutes Attachment 7 – February 27, 2025 Design Review Board Staff Report 201