Board member Weil (00:01):
Visited the site, spoke with Lori, the neighbor, and Lance Polster.
Chair Gibbs (00:05):
I visited the site and spoke to Lance. With that, Daniel, you're up again.
Daniel Besinaiz (00:21):
All right, good evening again. If you don't remember me, my name is Daniel Besinaiz. I was here two items ago. Item 5.6 Tonight is design review and a coastal development permit at two five Viejo Street.
The project is located, located in existing neighborhood zoned as R two residential medium density. The site is bordered on three sides by residential properties and on the fourth by commercial development fronting coast highway. There is a public alley between the site and the commercial development. The project is for an 18 foot two story detached structure consisting of two ADUs and two elevated decks, one for each ADU. The ADU is exempt from design review but does require approval of A CDP. The elevated decks require both a CDP and design review. This project was first heard at the August, 2025 administrative community development director meeting. The director referred the item to this board, which brings us here today in this slide.
Daniel Besinaiz (01:17):
And the next I have two elevations shown. This one here is the angle taken from Viejo Street. You may know the elevated decks are oriented to have a view of the ocean, both directly overlooked the adjacent alley between the subject property and the coast highway commercial development. From this view, in this elevation you see one of the two decks. The elevation on this slide shows the project from the west as if you were standing where the alley is. Here you see both decks. The deck on the left is the one you can see from Viejo Street.
Daniel Besinaiz (01:49):
Staff has received three public comments. All in opposition or concern. Concerns include inconsistency with the city's local coastal program or LCP and the general plan obstruction to public coastal views, obstruction to private views and neighborhood compatibility. Were also concerns staff to visit the site after the stakes were erected. I have highlighted the staking in the following two images. This image is taking closer up to the project site from Viejo Street and this one is taken further from up the hill on Viejo Street as well. It's important to understand that there is a panoramic ocean view throughout the city and the view changes depending on where you're standing, but you may take note of these. It is important for me to remind you that the elevated decks are subject to design review and the CDP. The ADU is exempt from design review but does require A CDP staff finds that the project is in compliance with the design review guidelines, that it complies with all code standards and that the project does not substantially impair public view as privacy and is compatible with the neighborhood. Therefore, staff recommends adopting the attached resolution, approving desire, view and CDP and findings that action exempt from CE QA.
Chair Gibbs (03:00):
Thank you very much. Any questions of staff? With that, I open the public hearing. Lance, you have five minutes.
Lance Polster (03:09):
Attachment 7
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Thank you Board and staff. Great job. I'm here with Lance Polster architect. I'm here with Paul, the owner of the property. As Daniel stated, and maybe it wasn't clear but just to be sure everybody knows we removed from admin DRB, which we had expected to go through without too much of a hitch and just for the decks and for the CDP as well. But we're here because of a neighbor concerns and I'll get through those in just a minute. I've reviewed those four areas with each of you I believe and I summarized it in a written document that I gave to staff to help him with his staff report as well. We were trying to move this along. We thought that it had been going through a long process at the city, not because of anything with the current administration. The past administration we're on our fourth planner just to say that, so it's been a very long time for this owner due to some problems with that.
Lance Polster (04:13):
But we did do a trial staking in the summer of 24 and we have for you to see that We've made huge changes from that. With that. We had a neighborhood meeting at that time and Lori came out. She was not willing to talk to us. She had kind of some stuff going on. I think that day she had a bad day, but we did talk later and I had another neighbor just near her with some view concerns. At the time we didn't think we needed design review because we had different code issues at that time that we were still compliant. Since then, we've had to change the design and we also incorporated view making the view shed much better for neighbors. Will you say? One of the neighbors I believe is much more satisfied now. We can't answer all of the concerns. We're down to our lowest height possible. We're down to 18 feet. You can't really build a two story with any kind of slope roofs at all for much less than that. We're at minimal heights of four plates and so forth. Let me just address the criteria that the neighbor is concerned with if we haven't beaten this to death.
Lance Polster (05:38):
The concern from the neighbor is criteria three, which deals with are you affecting coastal facilities and so forth. I think she basically has good intentions but the bike path is really not a facility so it's not really affected one way or another on that. Criteria six is a compatible with the area. We have a two story behind us that where you can see from the pictures we are substantially lower because of our lowering down 18 to 18 feet. It is about 24 and a half feet high in the back and some of the neighbors that are complaining actually have taller buildings in their front yards than we have. If you look at the Daniel, if you want to show that on the entire street, there is quite a few buildings that have two buildings that are two stories high in their yards and are further towards the street than we are.
Lance Polster (06:38):
So on that street, if you look towards the top, the latest neighbor that's complained is actually closer than we are. So I think that we're in compliance with that part of the code because we have a two story but it's as low as you can possibly go. It's back of the setback. It is not as close as some of the older structures that were closer because they were billed prior to our code, but we have blocks of one and two stories on that street, so I don't think that criteria six is not met criteria eight, and this is all for the CDP by the way, criteria eight deals with do we have adequate access? This is not about parking on site, it's about access to streets and so forth, but even so we are keeping two spaces in the front even though they're in the front yard, they're used all the time and we have an oversized garage in the back of 450 square feet, so we're better parked than a lot of the properties on that street. We do have, I'm sorry, we do have anyway, so the last one for compliance with the design review guidelines as being compatible, the deck with the house. I think it is very compatible design wise and I'm just adding on to what the staff has already said, but I do believe that we've answered those concerns. I do have a handout for how much we brought this down. If I can do you mind passing this out to… 162
Chair Gibbs (08:09):
Lance your time's up?.
Lance Polster (08:11):
Thank you.
Chair Gibbs (08:11):
Give it to Paula, she'll give it to us. Alright. At this time, members of the public come up. You'll have two minutes each and begin by stating your name if you could.
John Requa (08:25):
Hello, my name is John Requa. I'm at two nine Viejo. I'm the house directly up the hill from the next door neighbor. This house represents a complete obliteration of my view and a loss of view equity.
There are larger concerns with the neighborhood which you'll hear, but I just wanted to speak as a person who had a view from my front porch in my living room that is going to be gone. I registered the view and I understand that registering views is for foliage, not for the actual value of the view, but it does indicate that the view had some value and that it was of substance. I just feel like a single story ADU could give the property owner what they want and also preserve my view equity. I'll let others speak to the impact on the neighborhood and the community at large, but I just wanted to speak as the person who is going to be directly impacted, not just in the quality of life in the house. I have another giant property going up the hill from me, so I have two enormous properties kind of canyoning me in but also loss of money. Thank you.
Chair Gibbs (09:36):
Thank you very much. Next speaker please.
Rena Sukhov (09:45):
Good evening, chair Gibbs and members of the board. My name is Rena Soff and I've been a resident on Viejo for over 40 years. The packet I passed out identifies eight staff bindings alongside the code requirements in conflict. I will speak to just two or three. First, the applicant relies entirely on the ADU parking exemption, but the Laguna Beach municipal code two 5.1 7.040 E six CV allows that exemption only when no significant parking impact will occur. This property is already legally nonconforming for parking. Adding two more units without additional parking means two to four more cars on an already strained street with beach traffic, which we all know gets more and more every year adjacent. Stop and go and the queuing at the PCH bjo signal there is clearly a significant impact so the exemption cannot apply. Second, the project moves the two story structure to the front which violates two Laguna Beach municipal codes because the detached ADU reads like a second principal building and the configuration effectively creates four full dwellings in a R two intended zone. According to Laguna Beach municipal code ADUs must be incidental and subordinate this property will be neither as it is in the front of the property. Lastly, the staff report confirms that the project staking infringes, and this is a quote infringes on the ocean view when looking southernly from Viejo Street under Laguna Beach Municipal code and general plan, existing public ocean views must be protected and projects must avoid unnecessary visual impacts. There have been no view studies, no sight line analysis and no evidence.
Chair Gibbs (11:47):
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Thank you very much. Appreciate it. Any other speakers? Laurie Brigham (11:56):
Good evening. My name is Laurie Brigham. I was referred to as earlier as the lady who was having a bad day once. Well, to the chair and to the staff you have my letters on file. There are multiple additional letters that were submitted. I understand that the scope of this is related to the 87 square foot decks and to that I will just say that they do impede my view personally. They also represent lack or they will introduce privacy issues for multiple neighbors across the street. My point really is that these two story ADUs, not a single two story, ADU, but two story ADUs sharing a common wall will represent a mass of scale that is inappropriate for our neighborhood. It also is not subordinate to the existing duplex.
Laurie Brigham (12:56):
I also want to debate ever so slightly that the staff report fails to mention the view that is referenced is a public view in a city designated bike path. Viejo is heavily used by residents, by visitors, both for biking as well as for hiking. We're access point to Dartmoor trail. We're also well known for just the incline.
Many, many people walk it every day just to get up the Ajo Street, the 20% grade. Lastly, the mass and scale remain inconsistent with the neighborhood. The two story building is a massive block. I am asking that the city review and take into light some of the things that the complaints tonight and the documents are asking to be re-reviewed in consideration of the codes and in consideration of what this building represents to our neighborhood. We have no fourplexes on Viejo. This would be a fourplex.
Thank you very much. Thank you very much for your time. Any other speakers? Chair Gibbs (14:01):
One more.
Sunjana Supekar (14:04):
Good evening. My name is Sunjana Supekar and I'm an attorney at Carsten's Black and Interior. Speaking on behalf of Viejo Speaks for Laguna, a coalition of neighbors on Viejo Street that would be impacted by the proposed ADUs. We oppose approval of design review and the coastal development permit for the project as designed. We submitted a letter on November 11th to state our reasons why and I hope the board has received the letter and has had a chance to review it. I'd like to highlight just a few points.
Importantly, we're not trying to stop new construction. We're trying to shape the project or help shape the project so it doesn't negatively impact the neighborhood and the lives of our community members.
Approval of the project would result in the property becoming the only fourplex on a street designated as R-2 residential to comply with the city's design review criteria, the Coastal Act, the LCP general Plan and CEQA.
Sunjana Supekar (14:54):
We urge an alternative design in the form of a single ADU built as one story which will not only preserve views from the visual corridor on Viejo Street designated and marked as a public bike path, but would also be compatible with and preserve the aesthetic sense of the neighborhood. We urge further necessary design improvements including wider setbacks in the front and side yards to allow for emergency access and to maintain neighborhood compatibility, articulation or other architectural relief for the northern facade, a vegetation palette in the setback and eliminating the proposed decks or keeping them at ground level. Cumulative impacts from similar proposals throughout the city, some of which we've heard tonight can be considerable, which precludes reliance on the class three CEQA 164
exemption pursuant to the SQL guidelines. Finally, we emphasize that the city maintains the ability to shape the current proposal and others like it. We appreciate your diligent efforts to ensure the best design that maintains the city's high standards for compatibility and non interference with visual and other forms of access. Thank you very much.
Chair Gibbs (15:58):
Thank you very much. Appreciate meaningful and concise statements from everybody including the applicant and staying within the time period seeing no other speakers coming to the podium and I return it to the applicant for three minutes.
Lance Polster (16:13):
Thank you Chair Gibbs. We do block the view from the front part of our neighbor up above us. It's been known from the very beginning. If I built a one story, I would still block the same view. He just happens to be at a very low point, not that much higher than we are and you can see that if you stand there and take a look at it. Even though we're not really reviewing the project for design review, we always try to do something that's compatible. So we apologize for that. I think there's not much we can do about that.
Parking is far better on our lot than many, many properties up and down the street. Parking is not the issue tonight either because it is not up to be reviewed, but it's just something that I want you to know.
We do consider to be important.
Lance Polster (17:10):
I apologize. The comment with Lori when I first came out there, she wasn't ready for me to come in and take a look at the view, so we had a little refusal there but she came up later and we had a great interaction, had a great talk about all of the things that she was concerned about. I respect her concerns and basically I think that the latest letter and so forth is probably an attorney that she got involved with.
I don't know who Viejo speaks is, but it sounds like a more formal way of saying a lot of her concerns. I don't believe that the decks are a privacy concern. We're across the street and we're way far away from her so I don't think that that's a viable issue and that's the only issue really that's up for design review.
And as far as the coastal issues, I think that we've answered those.
Lance Polster (18:04):
We have done a great job of trying to bring this down to as low as possible. I also just want to read you one thing about parking is I went and looked at this, if you could put that up if you don't mind. If you look at the A ho, it has many, many properties with buildings in the front yard that have existed there for a long time. Even the second speaker who just came into play here a couple of days ago with a letter, she's never contacted me at all with all of the meetings that I've had and so forth and all of that. But basically there are a lot of other properties that are two stories larger than ours, taller than ours in the front yard and throughout the, and hers is one of them. So I just want to say that I think we're compatible with the neighborhood in a good way. Thank you.
Chair Gibbs (18:57):
Thank you very much. Okay, questions?
Board member Weil (18:59):
What’s the lot coverage?
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Lance Polster (19:00):
We don't need lot coverage. We need lot open space. So we comply by open space. We're a multifamily so we do open space.
Board member Weil (19:13):
Okay. Staff?
Daniel Besinaiz (19:16):
I think if I can clarify that real quick. So the lot coverage requirement you'll see with attached ADUs but with detached ADU is we don't look at that.
John Requa (19:27):
But you comply with open space.
Lance Polster:
We comply.
Chair Gibbs (19:28):
I don't if it makes sense, but if that's the rule, correct.
Lance Polster (19:32):
No, I guess I'm sorry, I was using the wrong words. Open space we comply with, we don't have a lot coverage.
Chair Gibbs (19:39):
Coverage, so lot coverage rules do not apply to detached ADUs.
Lance Polster (19:42):
Just a single family.
Board member Gannon (19:45):
And then I thought a property was allowed one ADU and one junior ADU, but the junior ADU had to be attached to the primary dwelling unit. Why is there two ADUs proposed which makes it a four unit? Daniel Besinaiz (20:00):
I would have to double check that and I can double check right now, but I'm fairly certain it's because there's an existing duplex on the property and therefore they're allowed for two ADUs as well.
Lance Polster (20:10):
So two ADUs for R-2 allowed?
Daniel Besinaiz (20:14):
In an R-2 zone, yeah.
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Chair Gibbs (20:17):
I was going to ask is because of the R-2 zone.
Daniel Besinaiz (20:19):
It's not because of the R-2 zone, it's because there is the duplex on the property currently right now.
Board member Weil (20:26):
If that's the case, does the current parking for the existing two units, is it met? Daniel Besinaiz (20:35):
Is it what? I'm sorry.
Board member Weil (20:36):
Do they have conforming parking for the original two duplexes? Because each of those two lots would require their own.
Daniel Besinaiz (20:45):
Correct. So it's legal non-conforming, which means they don't have I guess enough, yeah, enough parking for the duplex. However, with the ADUs being proposed as part of this, they don't require for the applicant to propose new parking as long as they're not taken away from the previous parking.
Chair Gibbs (21:07):
So basically staff, I would include Patrick in this. They can have existing non-conforming parking for an existing duplex and add two ADUs without adding any more parking.
Daniel Besinaiz (21:23):
That is correct, yes. If they were to remove the parking space, they would have to replace the parking space. But since they're not removing the parking space, they don't have to add anymore.
Chair Gibbs (21:32):
Alright.
Board member Gannon (21:33):
I mean, well technically there are two parking spaces because when I drove to Viejo there were two cars that were pulled into that flat area. Is that going to remain a land? Lance Polster (21:43):
Those two spaces in front are to remain and we have an oversized two car garage off the alley in the rear. I just have to say if you look at the properties on, I did this up and down, I got tired of doing it because every property on Viejo has legal, non-conforming, existing parking. It's kind of the way.
Chair Gibbs (22:04):
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So you're going to leave untouched the parking in front, parked up there, more parking. If you look at the picture and the staff report they showed it. It's a pretty big space. Can you show that Daniel? So I think the public can see that's staying and that's a significant amount of parking.
Lance Polster (22:21):
Yeah.
Chair Gibbs (22:22):
It's on page three of the staff report with the Tesla.
Board member Gannon (22:28):
Is that your Tesla?
Chair Gibbs (22:32):
No. I have a better Tesla. I have a little black stripe on the back. The best, the best. I just have this little graphite thing in the back in page two. While you're doing that, let me ask my question. One of the members of the public handed us this and referred to, oh there it is. Well actually I was thinking of the other one, but this shows that it's a good size parking area. Her handout refers to something I'm not familiar with. So Patrick, if you could either let us know or follow up. It's on page one under ADU subordination. It cites 25.0802 ADUs must be incidental and subordinate. Is that a requirement? Maybe you know Daniel it on the bottom of the first page of the handout.
Daniel Besinaiz (23:37):
Yeah, I’m sorry. Could you repeat the question?
Chair Gibbs (23:40):
The member of the public mentioned it as one of the two issues that was forefront. So I wasn't aware of that. I'd like to get a little background on that one. The parking? No, no, no. This it says ADUs are not appropriately located. It's basically 25.0 8.02 ADUs must be incidental and subordinate. This has not a parking Correct
Patrick Donegan (24:04):
And so I can answer that chair. So that's the definition section. Accessory dwelling unit. Once again. So accessory dwelling unit means an attached detached or converted dwelling unit that is ancillary to a primary dwelling unit. The definition below that, which is accessory use, not accessory dwelling unit, but accessory use then says means that means a use incidental related, appropriate and clearly subordinate to the main use of the lot. The, excuse me, to the main use of the lot or building which accessory use does not alter the principle. Accessory use is not the appropriate definition. Accessory dwelling unit is.
Chair Gibbs (24:46):
So I mean here, let me go hypothetically. I'm not sure I understand that. I just want to make sure the board understand the rules of claim, including me. If let's say you have a 500 square foot cottage and you build an accessory dwelling unit that's a thousand square feet and is clearly the dominant thing on the lot, would that potentially run a foul of 25.0 8.02? No. So 168
Patrick Donegan (25:16):
I apologize. So that definition of accessory use is what is cited subordinate in this state. Oh I see. Is not applicable accessory dwelling unit. And maybe I shouldn't have read that definition and I was trying to highlight different, oh, I thought it was connected. It is not. She's missing.
Chair Gibbs (25:31):
Okay, I think that answers that. Okay, so I don't have any other questions.
Board member Coveny (25:37):
He's ready to deliberate.
Chair Gibbs (25:38):
Yeah, I closed the public hearing and I call on Imir.
Board member Bauta (25:42):
Yeah, chair. So very unique circumstance and if my fellow board members recall you had a project heard here on Viejo in a similar zone not too long ago and they didn't use the ADUs in their design and it took up quite a substantial amount of the site lot coverage during that. I think this ADU proposal meets, I would say it's very thoughtful. There's an open air corridor. The decks are modest, it fits a lot. Well I think it's tucked down. They're now trying to maximize their heights. We've seen quite a few of these even earlier tonight. I think it's a very thoughtful design. I think it matches the character of the area. As much as we don't want to see these things, I think that we have a burden to look at them for the specific site conditions. I like that they're using them because I think it's a very modest home if it were to be a standalone home, which is not, it's obviously an ADU and I think it does match the character of the surrounding neighborhoods given the circumstances. So I could definitely get behind to proven this tonight.
Board member Coveny (27:14):
I'll go next. I concur with a board member Bauta. Yeah, if this was a single family home, you would extend out, you'd have your 20 foot setback or I believe that's what it would be, five foot for the garage, whatever. So in this case, just because they're eds, it actually makes it just as acceptable. I think the height, can you hear me? I think the height is actually slightly lower than the existing duplex or maybe just slightly five,
Lance Polster (27:42):
Six feet.
Board member Coveny (27:43):
Yeah, so that's impressive because normally you could punch that up and if I felt like the neighbor to the hillside up could get his view back, I would say we need to rethink this. But a single story is not going to keep his view and the extra story is not going to impede or feel too massive looking down on him and you've put your decks on the opposite area aside. So I feel like your open space is great. I feel like the decking is modest, the height is there, the design integrity is definitely in keeping with the neighborhood and in keeping with the existing duplex. Kudos to you on parking. This is always a big deal as people will not keep parking. They will eat up every inch of it and just because they're near a bus stop that's a mile 169
away. So this is very respectful I think as far as how these can go and I appreciate that. And so I can definitely support the project it's in keeping with the CDP. Thank Board member Gannon (28:41):
You. So the 16 Dr. Commandments, we can not apply to the ADUs but we can for the decks.
Lance Polster (28:51):
The decks,
Board member Gannon (28:51):
I concur with fellow board members that there's zero privacy issue. The primary portion of the deck is facing towards the ocean and towards coast highway. So that mitigates that. As far as view equity, I'm sorry, I walked down that street so many times, driven down it slowly so many times I just don't see how publicly that doesn't take any views privately. It doesn't take any views. Yeah, the parking, the fact that you are maintaining those parking spots we just heard earlier today where ADUs are being proposed without any parking. So the fact that you have those that where two cars can safely pull off and a full SUV two fully big size SUVs can fit onto those slabs. And the fact that you're only 20 feet for a two story height, which is lower
Lance Polster (29:50):
18. Board member Gannon (29:51):
Is it 18?
Chair Gibbs (29:52):
18 feet.
Board member Gannon (29:53):
18 I read
Chair Gibbs (29:53):
Eight feet with eight foot plate heights.
Board member Gannon (29:54):
Oh I read 20 so even better. So yeah, with all of that I can approve this project.
Chair Gibbs (30:00):
Louis?
Board member Weil (30:02):
Yeah, I mean the ADU development is obviously challenged for Laguna. I wouldn't say this is by far, this is not an egregious ADU proposal. I think if you were to tear down the main structure, you could be afforded a significant larger structure and significantly larger four units by right in some capacity. So I 170
think by having the two separate buildings gives a little bit of relief in the overall lot. Having the ADUs being lower profile than the main structure, I think keeps a nice little definition between the two. So I do think it's appropriately located the existing views. I think I know the neighbors are commenting on it and there is a bike lane up and down Viejo, but I wouldn't say this structure, the view of Viejo is looking through the houses and the development that a butt or a line the street.
Board member Weil (31:08):
I wouldn't say this project becomes any more obtrusive than any other lot. So right. All the other lots up and down the street have a right of enjoyment for structures in positions on the lot. And this would be similar in my analysis as far as the decking, they're minimalistic to be honest with you. They tuck into each side, they maintain some privacy and frankly like board member Gannon said, they're really positioned to open up the door and look out at the ocean, which is something everybody tries to enjoy within their properties in Laguna Beach. So yeah, for me I can support the project and we'll go from there.
Chair Gibbs (31:52):
Alright. I concur with my colleagues. I appreciate Lance that you made it as low as possible. I am convinced that there is whether parking is required or not. I think the parking is certainly better than most on Viejo. I know this area very well and so unlike some other projects you may have heard tonight, I'm not concerned about parking on this one. The one that I found, the issue I found of interest is the public view issue. And I've read, and I've known him before, but I have studied the land use applicable land use elements and the CDP as involving coastal scenic resources. And I just want to be clear, that is a very important aspect of our review under the coastal Act, which is permitted in evaluating ADU at least as relating to the coastal development permit.
Chair Gibbs (33:04):
And whether that's an issue here, I think not that if a going up two story which blocks some ocean view from the street triggers a scenic coastal resource issue. You could not build anywhere in the tree streets.
I live there. There's no way you couldn't build the house that was too up anytime. It's not just the coastal development permit, the land used elements as part of our design review criteria. So the bottom line there is that's not what's meant by scenic coastal areas or scenic coastal resources. The area for the bike path, in my opinion, is directly down Viejo and the view of the ocean in the direction of travel. This isn't a 17 mile scenic highway like there is in the Carmel area. And so I don't think that's triggered here. I don't think it even comes close to being triggered here. I'm looking forward to when we get a challenging case of preserving public views that rises to the level of a scenic coastal resource or a scenic coastal area. But this is not that. And for that reason I can approve the project. Any other discussion or do we go to a motion
Board member Bauta (34:34):
Chair? I'd like to make a motion to adopt resolution 25 dash 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 tree. And findings that action categorically exempt pursuant to CEQA guidelines sections 15303.
Board member Gannon (35:05):
I'll second that.
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Chair Gibbs (35:07):
Call the roll.
Paola Miller (35:08):
Board member Bauta.
Board member Bauta (35:09):
Yes.
Paola Miller (35:10):
Board member Coveny?
Chair Gibbs (35:11):
Yes.
Paola Miller (35:11):
Board member Weil?
Chair Gibbs (35:12):
Yes.
Paola Miller (35:13):
Chair Pro-tem Gannon?
Board member
Yes.
Paola Miller
Chair Gibbs?
Chair Gibbs (35:15):
Yes.
Paola Miller (35:16):
Motion has passed. Five to zero.
Chair Gibbs (35:17):
Congratulations. Let's appreciate it. Thank you.
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