DESIGN REVIEW BOARD STAFF REPORT
November 13, 2025
Agenda Item No. 5.6
Case No: Design Review 25-1490 and Coastal Development Permit 25-1516 Request: Construction of a two-story detached structure to consist of two accessory dwelling units and elevated decks in association with an existing two-unit dwelling in the R-2 (Residential Medium) zone.
Location: 225 Viejo Street | APN: 053-123-10
Applicant: Lance Polster, Architect
(949) 497-1254 | [email protected]
Owner: Paul Kalemkiarian
Staff: Community Development Department
Daniel Besinaiz, Associate Planner
(949) 497-0745 | [email protected]
Recommendation:
Conduct a public hearing and adopt Resolution 25-1490 approving Design Review 25-1490 for elevated decks and Coastal Development Permit 25-1516 for the construction of a detached structures consisting of two accessory dwelling units and elevated decks, at 225 Viejo Street and find said action categorically exempt pursuant to CEQA Guidelines Section 15303.
CEQA:
The project qualifies for a categorical exemption pursuant to CEQA Guidelines, Section 15303 – Class 3, New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures.
Coastal Development Permit:
This project requires a coastal development permit pursuant to the Laguna Beach Municipal Code (LBMC) Chapter 25.07 (Coastal Development Permits), specifically LBMC Section 25.07.004, for a detached structure containing two accessory dwelling units, which are not subject to Design Review.
Board Members within a 500’ Radius: None
Attachment 5
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Design Review 25-1490 and Coastal Development Permit 25-1516 November 13, 2025
EXECUTIVE SUMMARY:
The proposed project includes the construction of an 18-foot, two-story detached structure to consist of two 655 square-foot accessory dwelling units (ADUs) and two 87 square-foot elevated decks in the R-2 (Residential Medium Density) zone (the “Project”). The elevated decks require design review and approval of a coastal development permit (CDP). The proposed ADUs are exempt from design review but require approval of a CDP.
The proposed decks are located on the southern elevation of the ADUs, overlooking the adjacent alley and commercial development fronting Coast Highway. The deck nearest to Viejo Street will be partially visible from properties across the street. Staff has received public comments noting potential privacy considerations related to the proposed decks.
It is recommended that the Design Review Board approve the proposed project. Staff has analyzed the project and concludes that all of the findings of fact necessary for approval can be made for the requested entitlements as it meets requirements specified by the LBMC, Local Coastal Program, Design Guidelines, and Landscape and Scenic Highways Resource Document.
PROPERTY AERIAL PHOTO
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Design Review 25-1490 and Coastal Development Permit 25-1516 November 13, 2025
SITE PHOTOS
PROPERTY INFORMATION
Land Use Designation Village Medium Density (1-22 DU/AC) Zoning Designation R-2 Residential Medium 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
(ADU) Conforms
Height (above curb elevation) 25’ (18’ ADU) 22.71’ 18’ Yes Height (Lowest floor to top of roof) 25’ (18’ ADU) 22.71’ 18’ Yes Setbacks
Front
Side (South)
Side (North)
Rear
20’
8’ Combined
8’ Combined
10’
71.8’
4.9’
2.9’
20’
20’
4’
4’
60.5’
Yes
Yes
Yes
Yes
Parking 4 Covered 2 Covered No change No1
1 The site is improved with an existing duplex and an attached two-car garage and is legal, nonconforming due to parking deficiency. No parking is required for the proposed ADUs, which are located within one-half mile walking distance of public transit (LBMC Section 25.17.040(E)(6)(c)(v)).
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DISCUSSION/ANALYSIS:
Site History
The subject property is Lot 11 of Block 2 in McKnight’s Addition Tract, recorded in March 1950 which contains a mixture of one- and two-story residential structures. The site contains a 1,689 square foot twostory, two-family dwelling with a 450 square foot attached garage that was constructed in 1948. The site also contains an elevated deck, retaining walls, fences, gravel and concrete patios. The subject property is bordered to the north and east by one-story residential structures and a two-story residential structure to the west. To the south, separated by an alley, is a single-story commercial development (Stop-n-Go Liquor) which is within the Commercial-Neighborhood zoning district. A curb-cut on Viejo Street provides access to a paved area which accommodates two park vehicles. The alley to the east provides access to a two-car garage for the existing two-family dwelling. The lot is relatively flat and measures 40 feet wide and 112.50 feet deep and is approximately 4,500 square feet in size.
In 1975, the property owner received Design Review approval to construct a deck, and an Administrative Permit from the California Coastal Commission to construct the deck and remodel one of the kitchens.
Proposed Project
The proposed project includes the construction of an 18-foot, two-story detached structure to contain two 655 square-foot accessory dwelling units and two 87 square-foot elevated decks. Each ADU has a dedicated deck that would be accessed from the second story bedroom. The lower level of each ADU contains a kitchen, living area and second bedroom. The structure would be located in front of the existing two-unit dwelling, while maintaining a 20-foot front yard setback and four-foot side yard setbacks.
The proposed decks are both 87.3 square feet and are located on the southern elevation of the ADUs, overlooking the adjacent alley and commercial development fronting Coast Highway. One deck is oriented towards the southeast and the other is oriented towards the southwest. The second story of the structure is stepped back to allow for the decks to both be terraced onto the existing footprint of the first story, instead of cantilevering beyond. The decks will be constructed with the same materials and colors as the ADUs with stucco floors and wood railings.
New site work includes reconfigured hardscape, landscaping, and irrigation system around the proposed structure. All new hardscape is proposed to be pervious surface.
No changes are proposed to the existing two-unit dwelling. However, the stairway which provides access to the existing second-level unit will be removed and relocated to be 3’-6” from the southern side yard property line.
On August 13, 2025, this project was brought to the Administrative Community Development Director Meeting. Staff received public comment concerning view equity (both private and public views) and neighborhood compatibility. Based on community interest, the Community Development Director referred this project to the Design Review Board.
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Design Review 25-1490 and Coastal Development Permit 25-1516 November 13, 2025
ENTITLEMENTS: Following is an analysis of the project’s design review and coastal development permits.
Design Review
The following element requires design review: elevated decks (see Laguna Beach Municipal Code (LBMC) Section 25.05.040(B)(3)(a)(ii)). 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.
Vehicular access to the existing two-family dwelling provided from the rear alley and access and the paved area from Viejo Street would not be affected by the proposed project. The proposed elevated decks are located entirely within private property and allowable building envelope, therefore, the improvements would not conflict with vehicles, pedestrians and other modes of transportation.
Handicapped access is not required for this project type.
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.
The project incorporates a cohesive and well-integrated design for both decks. The second story is stepped back from the first story, providing sufficient building footprint area to accommodate the proposed decks as part of the primary structure rather than as cantilevered elements. The portion of the structure containing the decks is oriented toward commercially zoned properties along Coast Highway and overlooks the adjacent alley.
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.
The proposed decks are designed in conjunction with the accessory dwelling units (ADUs) and will incorporate similar materials and architectural detailing to ensure visual consistency with the primary structure. The decks are partially integrated into the building massing through the step-back of the second story, resulting in a terraced configuration rather than a cantilevered 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, 142
Design Review 25-1490 and Coastal Development Permit 25-1516 November 13, 2025
ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.
The proposed project is located within a developed residential neighborhood, and there are no existing heritage trees, ridgelines, rock outcroppings, or significant watercourse on the site. The decks will not have a significant impact on the surrounding terrain as the proposed decks are elevated and do not require grading.
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.
The project complies with the following applicable General Plan policies.
General Plan Policies
Land Use (LU) 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.
As discussed in the environmental context above, the proposed decks would not result in any grading export and will therefore have minimal alteration of the existing topography. The proposed decks are oriented toward the adjacent alley and commercial development along Coast Highway. The structures are set back more than 20 feet from the front property line and maintain an elevation generally consistent with the existing hedge height along the public alley. Given these conditions, the decks are not anticipated to result in any obstruction or alteration of existing public view corridors from Viejo Street.
LU 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 proposed decks are partially integrated into the second floor of the proposed detached structure minimizing their visual prominence. Placement on the side of the structure opposite adjacent residential properties ensures that views from surrounding properties are preserved.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
The project site contains an existing duplex and attached two-car garage that are not historic resources and there are no adjacent historic resources that would be adversely impacted by the project’s scope.
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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.
New landscaping is not proposed with the project and existing landscaping is proposed to remain.
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.
The proposed exterior building lighting will be adequate for individual and public safety and will not significantly impact neighboring properties. The proposed lighting fixtures will be aimed downward, and the bulbs will be fully shielded and hooded to comply with the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70). The proposed building finish materials will not be highly reflective or result in glare.
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.
The proposed decks will be compatible with the surrounding neighborhood, in that it is common for nearby properties to utilize outdoor space with distant ocean views through at-grade decks, elevated decks, and balconies.
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 and this residential project is not subject to these 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.
The proposed decks are south-facing and situated on the side of the proposed structure opposite the adjacent residential properties. Adjacent commercial properties to the south contain no windows or 144
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features that directly interface with the project site, minimizing potential impacts on privacy or visual intrusion.
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 and this residential project is not subject to these 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 and this residential project is not subject to these criteria.
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.
The proposed project would be subject to Green Building Code requirements and Title 24 energy efficiency requirements and would be subject to Best Management Practices during construction. Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.
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 include swimming pools, spas, or water features.
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.
The project is not anticipated to impact view equity, as the proposed elevated decks are located on the side of the proposed structure opposite the adjacent residential properties. 145
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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.
The project is consistent with the Residential Design Review Guidelines, as explained 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.
See Findings above under Design Review Criteria 2, 3, 4, and 9 for design articulation, design integrity, environmental context, and neighborhood compatibility, with the facts provided incorporated herein by reference.
Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
The project is not located within any specific plan and the R-2 zoning does not contain any specific design review criteria.
Coastal Development Permit
The proposed detached accessory dwelling units and elevated decks require the approval of a coastal development permit. (See LBMC Section 25.07.004.) Coastal Development Permits are governed by LBMC Chapter 25.07. A Coastal Development Permit is considered by the Director of Community Development. or his Designee at a duly noticed public hearing where the following findings are considered in relation to the proposed development:
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 structure and the elevated decks do 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 because the project is located on private property and improvements are proposed within the buildable area of the lot.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The subject property is developed with an existing duplex, and the project consists of construction of two detached ADUs and elevated decks. The project site does not contain any known marine resources, environmentally sensitive areas, or archaeological or paleontological resources. 146
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Therefore, the proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources on or near the project site.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The project site is located in a developed area within the City in the R-2 zone. The proposed development will not adversely affect recreational or visitor serving facilities because there are no recreational or visitor-serving facilities on the project site.
Project staking indicated the proposed ADU would infringe on the view of ocean when looking southernly from Viejo Street. While Viejo Street maintains a dedicated bike route, the local street has no sidewalks and no dedicated public space. Additionally, views of the ocean looking west and northerly from Viejo Street would not be impacted by the proposed project. Therefore, the project would not adversely affect coastal scenic resources.
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 closest adjacent park and recreation area is Crescent Bay Point Park. This is approximately 0.30 miles from the project site with continuously developed properties and a public road (North Coast Highway) between the project site and the nearest part of the park acting as a buffer. The proposed development, which includes a detached structure with two ADUs and elevated decks, is designed to avoid any adverse impacts to such park and recreation area.
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, which consists of a detached structure consisting of two ADUs, involves minimal grading (4.49 cubic yards of net export outside the building footprint and 2.69 cubic yards of net import inside the building footprint) and therefore does not pose undue risks of geological and erosional forces or flood and fire hazards.
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 proposed development will be visually compatible with the character of surrounding areas because it consists of both one- and two-story homes. The project site is not located within a visually degraded area, but the project will restore and enhance the visual quality of the project site given that the original duplex was constructed in 1948 and is improved with an approximate 1,689 squarefoot duplex and approximate 450 square-foot, attached, two-car garage.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
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The project site has already been developed with an existing duplex and the project involves construction of a detached structure consisting of two ADUs and elevated decks. The project site does not contain any known archaeological or paleontological resources. Therefore, the proposed development will not adversely affect archaeological or paleontological resources.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The project consists of construction of a detached structure consisting of two ADUs and elevated decks. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities because the project site is already served by adequate utilities, access roads, drainage, and other necessary facilities and the ADU will not overburden those facilities at an additional 655.4 square feet of living space for each ADU.
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 project consists of construction of a detached structure consisting of two ADUs and elevated decks. 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. Because the project site is already properly served by public services, including solid waste and roads, the ADUs will not overburden those services at an additional 655 square feet of living space for each ADU.
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 site is not located between the sea and the first public road paralleling the sea. As detailed above in the facts supporting Finding Number 1, the proposed development is in conformity with the certified local coastal program.
Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.
As described further herein, the Project does not have any significant adverse environmental impacts.
The project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines.
ENVIRONMENTAL IMPACT:
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment 148
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in that the proposed detached structure consisting of two accessory dwelling units and elevated decks are located on a developed site and is consistent with surrounding development.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas according to the City’s records. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment in that the project site is developed and the project is not located in an environmentally sensitive area. 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 in that those resources do not occur on or near the project site. 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 according to Cortese List. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historical resources located on the project site. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.
RECOMMENDATION:
Conduct a public hearing and adopt Resolution 25-1490 approving Design Review 25-1490 for elevated decks and Coastal Development Permit 25-1516 for the construction of a detached structures consisting of two accessory dwelling units and elevated decks, at 225 Viejo Street and find said action categorically exempt pursuant to CEQA Guidelines Section 15303.
NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice has been mailed at least twenty-one (21) days prior to the hearing date in accordance with Title 25, on October 23, 2025. In addition, a public hearing notice has been posted on the project site at least 10 days in advance of the hearing date, on November 3, 2025. Further, a public hearing notice has been published in a newspaper of general circulation at least 10 days in advance of the public hearing, on November 3, 2025.
CORRESPONDENCE:
Staff received two public comments for this project in anticipation of the August 13 Administrative Community Development Director Meeting. The comments oppose the proposed ADUs and associated decks citing inconsistency with the City’s Local Coastal Program and General Plan. Specific concerns include obstruction to public coastal views from Viejo Street, obstruction to private views, and neighborhood compatibility. These comments are provided in Attachment 4.
ATTACHMENT(S):
Attachment 1 – Resolution No. 25-1490
Attachment 2 – Plans
Attachment 3 – Certified Staking Plan
Attachment 4 – Correspondence
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