DESIGN REVIEW BOARD STAFF REPORT
December 11, 2025
Agenda Item No. 5.9
Case No: Design Review 25-0431
Coastal Development Permit 25-0433
Variance 25-0432
Revocable Encroachment Permit 25-2285
Request: New single-family dwelling and attached Accessory Dwelling Unit on a vacant lot in the D/CSP (Diamond Crestview Specific Plan) area.
Project Location: 2058 Crestview Drive | APN: 644-291-70 Applicant/ Mike Czajkowski
Property Owner: (949) 244-4423 | [email protected]
Staff: Community Development Department
Shehriyar Khan | Associate Planner
(949) 715-0672 | [email protected]
Recommendation:
Conduct a public hearing and adopt Resolution 25-0431 approving Design Review 25-0431, Variance 25- 0432, Coastal Development Permit 25-0433, and Revocable Encroachment Permit 25-2285 for the property located at 2058 Crestview Drive and find said action categorically exempt pursuant to CEQA Guidelines Section 15303.
CEQA:
The project qualifies for a categorical exemption pursuant to Section 15303 – New Construction, in that the project consists of construction and location of limited numbers of new, small facilities or structures.
Coastal Development Permit (CDP):
The project site is located within a non-appealable of the Coastal Zone. A final decision by the City to approve the Coastal Development Permit (CDP) cannot be appealed to the California Coastal Commission.
Board Members within a 500’ Radius: None
Attachment 10
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EXECUTIVE SUMMARY:
The project proposes a new single-family residence with an attached two-car garage and an accessory dwelling unit on a vacant site within the D/CSP area. The 4-bedroom residence is approximately 1,569 square feet of gross floor area. The two-car garage is approximately 476 square feet and is located at the lowest level. The second level is a 221 square-foot accessory dwelling unit (“ADU”). The residence and ADU has approximately 783 square feet of elevated deck area. The four-level structure has a building footprint of approximately 1,569 square feet and it meets applicable height requirements. The updated design necessitates approximately 1,424 cubic yards of grading and includes a landscaping plan, and street improvements (the “Project”). The ADU is not subject to Design Review. A Coastal Development Permit is required for the overall development program including the ADU per Laguna Beach Municipal Code (LBMC) Section 25.07.004 and per LBMC Section 25.17.030(B)(1). Two variances are requested to encroach into a significantly modified watercourse (LBMC Section 25.50.030(D)(4)), and to not provide the required on-street public parking space (D/CSP Section IV(J)(1)) due to its infeasibility. A Revocable Encroachment Permit is required for a 10-foot-high wall-mounted steel ladder and 10-foot-high retaining wall located within the public right-of-way.
Staff recommends conditional approval of the Project. Staff has analyzed the request and finds that all of the facts necessary for approval can be made for the requested entitlements. The entitlements are supported by the Hydrology Technical Report—June 20,2022, attached hereto as Attachment 5. 317
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PROPERTY AERIAL PHOTO
PROPERTY INFORMATION
Land Use Designation Village Low Density (1-7 DU/AC)
Zoning Designation R-1 Residential Low Density
Specific Plan Area Diamond/Crestview Specific Plan (D/CSP) Proposed Use Single Family + ADU complies with density and use
ZONING REVIEW
The proposed Project complies with applicable zoning standards and guidelines as shown in the summary table below:
Development Standard Required Proposed Conforms
Site Coverage 38.50% (2483) 24.3% (1569 SF) Yes
Landscape Open Space 3,225 SF Max 1,523 SF Yes
Height (Lowest floor to top of roof)
Height Above Rear Lot Line
29’-0”
12’
29’-0”
8’
Yes
Yes
Setbacks
Front
Side (North)
Side (South)
Rear
5’-0” (Garage)
8’-0” (House)
5’-0”
5’-0”
44’-7 1/4”
16’-0” (Garage)
35-0” (House)
5’-3”
6’-3”
51’-0”
Yes
Yes
Yes
Yes
Yes
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Surrounding General Plan Land Uses Designations, Zoning Districts, and Use of Properties Direction General Plan Land Use Zoning Use
North Village Low Density (VLD) Diamond Crestview
Specific Plan (DC/SP
Single-Family
Residential
South Village Low Density (VLD) Diamond Crestview
Specific Plan (DC/SP
Single-Family
Residential
East Village Low Density (VLD) Diamond Crestview
Specific Plan (DC/SP
Single-Family
Residential
West Village Low Density (VLD) Diamond Crestview
Specific Plan (DC/SP
Single-Family
Residential
DISCUSSION/ANALYSIS:
Site History and Setting
The subject site is a 6,045 square-foot vacant lot in the Diamond/Crestview Specific Plan (D/CSP) area that maintains a steep upward slope above the street of approximately 41 percent. The property also has a modest cross slope, and the street frontage also slopes. The unusual slope of the property makes development of the site more challenging. A mapped watercourse runs along the north of the property line and diagonally towards the rear of the property line (see Property Aerial Photo). Significant modified watercourses include those that have been channeled, piped, culverted or otherwise improved or diverted. The existing watercourse has been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property.
Previous submittals for site development were made as early as 2004, with prior Concept Review hearings conducted in 2005, 2006, and 2013. Those prior designs requested multiple variances, and the most recent review in 2013 being denied. The proposed project does not resemble the prior proposal despite the two variance requests. The applicant submitted the current project for zoning review on June 24, 2022.
Prior Hearings
Pursuant to D/CSP Property Development Standards (N) (pg. IV-10), Design Review is a two-step process that requires a Concept Review prior to submittal for approval of the final design. A Concept Review hearing took place on May 9, 2024, during which the board evaluated the proposed design, considered all public testimony at the time. Public comments were related to view equity, neighborhood compatibility, and privacy issues. The Board directed the applicant to:
- Explore colors and materials to make the project more “rustic” to promote neighborhood compatibility;
- Increase landscaping as a solution to address privacy concerns; and - Increase grading excavation to better integrate the project into the hillside and to reduce the overall appearance of mass of the development.
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The Board also conveyed that the variance request to encroach into the significantly modified watercourse setback was reasonable due to it being highly modified and as there was no environmental value to protect.
At the second public hearing held on April 10, 2025, the Board reviewed the revised project plans, considered public comments that were again generally related to view equity, neighborhood compatibility, and privacy.
The Board provided the following direction to the applicant:
• Shift the uppermost level toward the rear to help address view equity concerns. • Modify the driveway to accommodate two standard parking spaces outside the public right-of -way. • Adjust the proposed exterior color to a more rustic tone. • Incorporate additional landscaping to enhance privacy. • Explore solutions regarding the neighboring wall encroaching into the public right-of-way, which currently protects the adjacent (southern) property's emergency access stairs.
The applicant made the following changes to the design in response to Board direction:
• The setback between the garage and the street has been increased by 2 feet to better accommodate two cars parking on the driveway. One space in the driveway is a full 18 feet deep, a standard space.
The second space is about 16 feet deep.
• The third (uppermost) level was shifted 3 feet toward the rear, resulting in a corresponding shift and slight enlargement of the second level to address views over the building. • The exterior color has been updated to Sagre Green, and additional limestone veneer has been added to the garage face.
• Vertical siding has been removed in two areas on the front elevation and replaced with stucco to soften the structure’s box-like appearance.
• Additional landscaping along the north and south-side property lines, including two Arbutus unedo (Strawberry Trees), as shown on the updated landscape plan (Sheet A-1.5; Attachment 2) have been included to address privacy concerns.
• The structure has also been further embedded into the hillside in the hope it reduces the appearance of mass.
• Submitted a Revocable Encroachment Permit application requesting the construction of a 10-foothigh retaining wall and the installation of a 10-foot-high wall mounted foldable metal ladder.
The table below summarizes the changes made since the April 10, 2025 Design Review hearing:
DRB April 10, 2025 Changes DRB October 9, 2025
Building Site Coverage 23.6% (1,523 SF) +47 SF 24.3% (1,569 SF) Height 31.4 Feet -2.4 Feet 29 Feet
Front Yard Setback (Garage) 14 Feet +2 Feet 16 Feet
Rear Yard Setback (House) 35 Feet -3 Feet 51 Feet
Deck 1 (Level 1) 496 Feet -91 SF 405 Feet
Deck 2 (Level 2) 291 SF -23 SF 268 SF
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Deck 3 (Level 3) 65 SF +15.50 115.5 SF
Level 2 Area 836 SF +88 SF 924 SF
Landscaping (North) 0 Trees +1 Count 1 Strawberry Tree
Landscaping(South) 2 Strawberry Trees +1 Count 3 Strawberry Trees Grading (Cut inside footprint) 823 CY +30 CY 853 CY
Proposed Project
The applicant requests approval to construct an 1,853.3 square-foot, four-level structure consisting of a 476.7 square-foot two-car garage, 221.9 square-foot accessory dwelling unit (“ADU”), and 1,569 squarefoot (floor area) residence. Other improvements include 788.5 square feet of elevated deck area, grading (853 cubic yards outside the building footprint), retaining walls, street improvements, landscaping, and a retaining wall and wall mounted emergency access ladder within the public right of way. Design review is required for the new structure, elevated decks, retaining walls, street improvements, grading, landscaping plan, and encroachments within the public right-of-way pursuant to LBMC Section 25.05.040(B)(1) and LBMC Section 25.05.040(B)(3). A Variance is required to encroach into a modified watercourse pursuant to LBMC Section 25.50.030(D)(4), and to not provide a required on-street public parking space pursuant to DCSP Section IV(J)(1). Pursuant to LBMC Section 11.50.030, a Revocable Encroachment Permit is required for a 10-foot-high wall mounted steel ladder and 10-foot-high retaining wall located within the public right-of-way pursuant. As described above, the proposed structure is in compliance with all setbacks, floor area ratio (allowable building area), and lot coverage requirements of the D/CSP.
As noted, a mapped watercourse runs along the north of the property line and diagonally towards the rear of the property line The existing watercourse has been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property. Based on previous hydrology reports for the subject property, and a Hydrology Technical memo prepared in 2022 (Attachment 5), no impacts to the significant modified watercourse are anticipated and the functional aspect of the watercourse will not be affected. Although the watercourse has been modified a variance is still required to encroach within 25 feet of the centerline of the former watercourse pursuant to the Municipal Code.
The angled garage is accessed via an uphill-sloping driveway, with the finished garage floor located 7 feet above the street centerline. A stairway north of the garage leads to a 221-square-foot ADU and a 404-squarefoot uncovered deck on the first level, situated 16.4 feet above the garage floor. Exterior stairs adjoining the ADU provide access to a second uncovered deck and the primary residence on the second and third level.
The primary dwelling spans two levels, with the main entry, kitchen, dining room, and den on the second level, and three bedrooms on the third level (uppermost).
Site constraints for the property include steep topography (41%), drainage, and Very High Fire Hazard Severity Zone (VHFHSZ).
The D/CSP permits a maximum building height of 29 feet for lots with slopes exceeding 35% (D/CSP, pg.
IV-3). The initial design proposed a height of 31.2 feet, exceeding the allowable limit by 2.2 feet, which required Design Review approval for modification of height requirement (D/CSP, pg. IV-3). However, in response to Board direction, the applicant revised the plans to shift the uppermost level 3 feet toward the 321
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rear, which reduced the overall building height. As revised, the proposed height complies with the 29-foot maximum and no longer requires a modification to the height requirement.
Lastly, in response to the Board’s direction to explore solutions for the neighboring emergency access stairs and wall that encroach into the public right of way, the applicant proposes to remove the existing staircase and replace it with a wall mounted, foldable fire access ladder. In keeping with the Board’s direction, the neighboring wall that supports the staircase will remain in place.
ENTITLEMENTS: Following is an analysis of the project’s design review, coastal development permit, and variance applications:
Design Review
The proposed new single-family dwelling, elevated decks, grading, height requirement modification, retaining walls, public street improvements, grading and landscaping plan requires the approval of Design Review (See LBMC Section25.05.040(B).) ADUs are not subject to Design Review. Design review is governed by Laguna Beach Municipal Code 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 project includes an attached two-car garage which is accessed from an uphill sloping driveway, providing sufficient vehicular back-up distance. There is no area within 200 feet of the property that can accommodate a public parking space. Accordingly, the applicant is concurrently seeking a variance from the D/CSP requirement to provide one on-street public parking space. In addition, the project design accommodates one (1) conforming private parking space and one sub-standard private parking space onsite in the driveway leading to the code compliant 2-car garage. These driveway parking spaces would not impede vehicle travel in the abutting public right-of-way. There are no public sidewalks. Adequate vehicle sight distance exists to access the on-site parking spaces based on the proposed site plan reviewed by Public Works staff.
To maintain emergency access to the neighboring property at 2100 Crestview Drive, the applicant is addressing the existing emergency access stairs and supporting wall that currently encroach into the public right of way. The existing concrete steps will be removed, while the adjacent wall will remain in place. A wall mounted foldable fire access ladder is proposed to replace the steps and provide continued access for emergency personnel. Both the new wall improvements and the ladder system are located within the public right of way, and this is discussed further in the Revocable Encroachment Permit section below. The proposed ladder system has been reviewed and approved 322
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by the Public Works Department, the Building and Safety Division, and the City’s Fire Marshal.
While an unconventional approach, the reviewing departments determined that the wall mounted ladder represents a reasonable and workable solution tailored to the unique physical constraints and emergency access needs present at this location. Staff finds that the proposed design responds directly to the specific conditions of the site and the operational requirements identified by safety personnel
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 proposed terraced project steps up from Crestview Drive and appears as a four-level structure, consisting of a lower-level garage and three upper levels, including the ADU. The front (west) elevation is articulated through terracing, varied projections, and offsets. The angled garage is set back 16 feet and 26 feet from the front property line at its shortest and longest points, respectively.
There will be only one publicly visible retaining wall along the south property line between the garage and the street. The wall will slope up from the street and will be no taller than 16 feet at the face of the garage remaining pedestrian in scale. The first-level deck is located directly above the garage, and the ADU at this level is set back approximately 42 feet from the front property line. The second-level deck is above the ADU, with the primary residence set back approximately 63 feet.
The third (uppermost) level is set back an additional 3 feet, bringing its setback to approximately 66 feet. With a terraced form and a compact building footprint of 1,569 square feet, the design reduces visual massing and is appropriately articulated.
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.
One of the policies of the D/CSP seeks to ensure that “the proposed new residences and modifications to existing residences are compatible with the rustic character of the neighborhood by requiring varied and eclectic architectural styles and moderate scale and mass with low-profile design that respect the topography of the land…” (Policy No.1. pg. III-2.). The proposed project is terraced and built into the hillside and provides contemporary design with rustic colors and materials.
The lower-level garage features a limestone veneer. Board-and-batten siding is used on the first level and portions of the third level, while stucco is applied to the second level and parts of the third to soften the structure’s appearance. The exterior is finished in a rustic Sage Green color. The proposed eclectic architectural style is compatible with the more modern character of the neighborhood.
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.
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The site is devoid of significant natural features such as heritage trees, rock outcroppings, ridgelines or natural watercourses. The proposed project includes a net grading export of 1,343 cubic yards, which is consistent with new home development on steep hillside building sites. The amount of grading facilitates a reasonable balance of above and below grade structure thereby reducing the appearance of mass. Impervious surfaces are less than 50% which the City has found to be an acceptable amount for steep hillside lots of this size. Further, based on hydrology reports for the subject property, and a Hydrology Technical memo prepared in 2022, no impacts to the significant modified watercourse are anticipated.
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.
With the concurrently sought variances to encroach into the watercourse, and to not provide the required one on-street public parking space, the proposed project complies. More specifically, the Project complies with goals and policies of the General Plan below, and as evidenced below:
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.
The subject property is located within the D/CSP area, which features steep topography. The proposed project is compatible and integrated with the natural topographic features as it incorporates articulation techniques such as offsets and terracing into the design. The watercourse on site has been significantly modified through a City installed storm drain and an easement has been established to protect the infrastructure. The proposed project does not have an impact on public views based on the location of the structure built into the hillside. Public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough) are not affected due to the project being at a much lower elevation.
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 project siting considers previous privacy and view equity concerns and has minimized potential impacts by providing a terraced design, landscaping and siting the building appropriately from the rear setback. The Project has no impact on public views because the public right-of-way (Gainsborough Drive) uphill from the subject property, is at a significantly higher elevation. Public comment with view equity concerns was received by a neighbor located at 785 Gainsborough Drive above the Project site prior to the Concept Review hearing on May 9, 2024, and the Design Review 324
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Board hearing on April 10, 2025. Based on a site visit, it appears the neighbor’s existing landscaping effectively screens the proposed project and already blocks a portion of their ocean view.
Furthermore, in response to the Board’s direction, the third level (uppermost) has been shifted toward the rear by 3 feet to partially address view equity concerns.
LU 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 site is devoid of significant natural features such as heritage trees, rock outcroppings, ridgelines or natural watercourses. The current project siting is a result of multiple project iterations, and the building design and siting is compatible and integrated with the natural topographic features. The excavation into the hillside makes the 4-level terraced design more low profile and reduces above grade mass. The proposed project includes a net grading export of 1,343 cubic yards which is consistent with new home development on steep hillside building sites. Impervious surfaces are less than 50% which the Board has found to be an acceptable amount for steep hillside lots of this size.
The watercourse on site has been significantly modified through a City installed storm drain and an easement has been established to protect the infrastructure. In addition, based on hydrology reports for the subject property, and a Hydrology Technical (Attachment 5) memo prepared in 2022, no impacts to the significant modified watercourse are anticipated. Public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough) are not affected due to the project being at a much lower elevation.
LU Policy 7.3 and 10.2 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 proposed project meets this policy and the facts are discussed in the Environmental Context (No.4) and View Equity (No.16) Design Review criteria and LU Policy 10.2 (Coastal Development Permit Section) and they are incorporated herein by reference.
LU 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.
The proposed construction and associated grading is within a mostly developed neighborhood of single-family residences and has no growth inducing potential.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
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The subject property is a vacant building site and 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.
The proposed project is located within the Diamond/Crestview neighborhood 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 proposed landscape plan includes a mix of new trees (such as Arbutus Unedo and Rhus Integrifolio) and small shrubs while avoiding target species for fire safety considerations. The required landscape open space is 21.55% (1,392 SF) and the project provides 3,299 SF, which includes as area of natural vegetation. The proposed landscape plan was approved by the City’s Landscape consultant on November 29, 2022.
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 lighting plan is shown on sheet A1.6 (Attachment 2) and includes a total of 12 light fixtures, such as lantern wall lights,and ceiling lights. Overall, the plan provides low level lighting where needed for safety and efficient operation in outdoor activities, terraces, stairs, and walkways.
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 pattern of development in the neighborhood consists of a mixture of three-level and four-level residences that are stepped into the hillsides with varying architectural styles and rustic exteriors, including mid-century and Mediterranean styles. Similar to other residences in the neighborhood, the proposed building is integrated into the hillside. The applicant proposes a contemporary design with rustic colors and materials that is consistent with the surrounding pattern of development.
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.
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Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those 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.
Prior to the Concept Review hearing on May 9, 2024, and the Design Review Board hearing on April 10, 2025, staff received a public comment from a neighbor regarding the potential privacy issues the current project may cause. The neighbor located north of the subject property, claimed that the windows on the North elevation of the building are placed directly across from their bedrooms and ocean viewing windows and would therefore infringe on their privacy. Based on staff’s site visits, it appears that existing landscaping at that neighbor’s property screens the Project site and promotes privacy. Moreover, in response to the Board direction to increase screening to address the privacy concerns of the neighbors located to the south and north of the subject property, the applicant proposed additional landscaping consisting of four (4) Arbutus Unedo ‘Strawberry Trees’ as shown on the updated landscape plan (Sheet A-1.5) in Attachment 2. Furthermore, in response to the Board’s direction, the third level (uppermost) has been shifted toward the rear by 3 feet, in order to address the neighbor’s concerns.
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 those 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 those 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.
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 percent of 327
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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.
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.
No pool/spa or other water feature is proposed for this project site.
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.
Due to the hillside setting and orientation of uphill and downhill homes, significant impacts to private views are not anticipated. The project proposes a rear setback of 51 feet and the roof of the highest level would be approximately 12 feet to 22 feet below the homes above. Three strawberry trees are proposed to be approximately 14 feet from the rear property line, which with a maintained height of 15’ should not impede public or private views over the project site. Prior to the Concept Review Hearing on May 9, 2024, and the Design Review Board hearing on April 10, 2025, staff received view equity concerns from the neighbor located north of the subject property. Based on a site visit, it appears the neighbor’s existing landscaping effectively screens the proposed project and already impedes the ocean view. However, in response to the Board direction to increase screening to address the privacy concerns of the neighbors located to the south and north of the subject property, the applicant proposed additional landscaping consisting of four (4) Arbutus Unedo ‘Strawberry Trees’ as shown on the updated landscape plan (Sheet A-1.5) in Attachment 2.
Furthermore, in response to the Board’s direction, the third level (uppermost) has been shifted toward the rear by 3 feet, effectively addressing the neighbor’s concerns.
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 explained above.
In addition, the Project is also consistent with Design Guidelines for Hillside Development:
The guidelines are intended to describe the City’s design philosophy for hillside development. The guidelines set forth design principles and parameters and provide the framework for the City’s Design Review process. The guidelines are intended to provide the flexibility in the design review process because the evaluation of building design includes the application of judgement, discretion and independent analysis. Furthermore, the guidelines are intended to provide assistance and direction in the design of hillside projects in a manner that is compatible with the mutual interests of the property owner and the City (Design Guidelines for Hillside Development. Pg. A-2).
The hillside guideline suggests terraced walls with landscape incorporated to break up the appearance of mass. The Project is designed to be terraced into the hillside and is graded 328
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appropriately. The applicant proposes elevated decks that are set back and integrated with the topography, and planter areas to soften the structure’s appearance from street view. Open space between the properties has been provided by providing substantial planter area along the south property line. Furthermore, the setback on the north side was increased due to the sewer easement which allows for additional planting.
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. 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 consistent with the Diamond Crestview Specific Plan findings, as detailed below, and based on the concurrently sought variance from the one on-street public parking space.
DIAMOND CRESTVIEW SPECIFIC PLAN FINDINGS.
No. 1 | The proposed use is compatible with surrounding land uses and is consistent with the intent and purpose established in the specific plan;
The intent of the D/CSP is to preserve and enhance this unique area by creating special land use development standards that protect and promote the rustic character of the neighborhood, and that allow for safe and orderly development. The site is designated for single family use including ADUs.
The proposed use is that of a single-family dwelling with an attached two-car garage and is consistent with surrounding single family uses on adjacent properties in the D/CSP area.
No. 2 | The site is adequate in size and shape to accommodate the proposed development; The subject property is 6,450 square-feet and is “fan-like shape”. The proposed program conforms to the maximum allowable building area of the site and the proposed design appears to be neighborhood compatible in terms of mass and scale relative to the natural topography. The overall living and elevated deck areas are consistent with the pattern of development. The design also conforms to development standards (e.g. setbacks, parking, building coverage, etc.) the Board is comfortable with the watercourse setback variance and the design accommodates additional on-site private parking.
No. 3 | All necessary public improvements have been provided or will be required as conditions of approval;
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All necessary and required public access improvements have been incorporated in the design and will require separate street improvement plans submitted and approved by Public Works prior to building permit issuance, which is reflected in a condition of approval on this project. The street frontage will be widened along the frontage of the property, providing a greater than the minimum for a 10’ travel lane and 2’ reserve shoulder. The initially proposed on-street parking space along Gainsborough Drive is no longer available and a parking variance has been requested. DCSP Section IV(J)(1) states that upon the development of a building site, “one (1) on-street public parking space shall be provided”. The development standard further adds that “if the provision of on-street parking is found to be infeasible, an equivalent parking space shall be provided on-site. Only upon exhaustion of all possible alternatives to provide a parking space either on-street or on-site and with the approval of a variance, an in-lieu fees as established by the City Council, shall be paid to fund the future construction of parking in the neighborhood”.
To satisfy the requirement, two on-street public parking spaces were proposed. The first parking space, near the intersection of Crestview Drive and Diamond Street, was found infeasible due to inadequate pavement width by the Public Works Department. Adding a designated space in that location would force oncoming cars into one another, increasing the risk of accidents. After coordination with the Public Works Department and the Planning Division, a second potential parking location was identified further to the west of the site close to ‘hairpin’ turn on Crestview Drive. The revised location (and other potential locations along the ‘hairpin’ turn) were ultimately found infeasible due to insufficient pavement width even with creating retaining walls within the public right-of-way. Additionally, any reduction in lane width with the provision of a new public on-street parking space would impede emergency fire access based on input from the City Fire Marshall. A potential public parking space across from the subject property proximate to 2025 Crestview was also examined and deemed infeasible due to the need to construct 6-8-foot-high retaining walls and the loss of existing vegetation creating privacy issues for that property owner.
Additionally, that potential space is close to the hairpin curve in Crestview Drive and existing vegetation can create sight distance constraints and additional safety risks. No other potential locations to accommodate the on-street parking have been identified within 200 feet of the subject property, already significantly far from the property’s line-of-sight.
The Project design provides code-required covered parking in a two-car garage, and it can accommodate two parking spaces on the driveway (a conforming parking space and an additional sub-standard parking space) but these spaces could not accommodate the public as it would prevent access to the garage. The driveway spaces will reduce street parking demands for residents and their guests. All possible alternatives within a reasonable distance of the project site have been exhausted.
Therefore, a variance is being sought with the payment of an in-lieu fee as established by the City Council.
No. 4 | The project will not cause any significant environmental impact and appropriate mitigation measures, if any, have been incorporated into the project or are attached as conditions of approval; The site is devoid of significant natural features such as heritage trees, rock outcroppings, ridgelines or natural watercourses. Based on previous hydrology reports for the subject property, and a Hydrology Technical memo (Attachment 5) prepared in 2022, no impacts to the significant modified 330
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watercourse are anticipated. The property is not located within any sensitive biological overlay, and a geotechnical study shall be required during the building plan check review phase.
No. 5 | The project complies with the development standards and design guidelines of the specific plan; and
With the concurrently sought variance for not providing the required on-street public parking space (D/CSP Section IV(J)(1)), as discussed in more detail under the variance entitlements herein, the project complies with the development standards and design guidelines of the specific plan. The project complies with the Lot Coverage, Setback, Allowable Building Area and Landscape Open Space requirements and meets the Hillside Design Guidelines as it is designed to be terraced and integrated into the hillside, with an appropriate amount of grading to reduce the appearance of mass.
No. 6 | The project mitigates or avoids environmental constraints of the lot as identified in the sitespecific studies and/or overlay maps of high and very high value habitats and unique geological features (Figures 5 & 7).
The site is devoid of significant natural features such as heritage trees, rock outcroppings, ridgelines or natural watercourses. The subject property is not included within any sensitive biological area that would warrant additional review or studies. The site is within the “Undifferentiated Uncertified and Certified Fill” geologic overlay. The vacant lot features a west-facing slope. In general, the Seismic and Public Safety Element of the General Plan designates the specific plan area as having high probability for slope instability due to particular types of geologic formation. Historically, the unstable slopes in the Plan area are the steep, south facing slopes underlain by weak bedrock. A geotechnical study, which is a standard requirement for hillside developmentshall be required during the building plan check review phase to ensure that the proposed construction design and slope remain stable. The site constraints include steep topography, which the proposed design embraces, and a significant modified watercourse which is already protected and preserved through the establishment of an easement.
VARIANCE
The proposed new single-family residence requires the approval of the following variances because the proposed project encroaches into the required 25-foot significant watercourse setback (LBMC Section
25.50.030(D)(4)) and does not provide a required on street public parking space (D/CSP Section IV(J)(1)).
Variances are governed by Laguna Beach Municipal Code Section 25.05.025. A Variance 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: There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application of the zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
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The lot is triangular in shape and has 40-foot-wide street frontage and also has steep topography (41% slope). These factors significantly limit the buildable area of the lot. The on-site mapped watercourse runs along the north property line and diagonally towards the rear property line and it requires a 25-foot setback buffer. The “watercourse” is not natural and is highly modified due to being piped underground and a small concrete V-ditch. The existing watercourse has also been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property and easements have been established to protect the infrastructure. The watercourse setback is a regulatory constraint that further restricts the development of the property.
The Project site is in the Diamond/Crestview Specific Plan area (D/CSP), which is characterized by steeply sloping developed and non-developed lots accessed by narrow sloping streets. The existing development pattern (e.g. existing driveways, narrow streets, and on-street parking) coupled with existing slopes and vegetation are physical constraints to providing access to lots and to providing additional safe on-street parking spaces. Specifically, the project site is located on a steeply sloping street with limited pavement width proximate to a hairpin curve with. The width of the street in the nearby vicinity is consistently less than 25 feet and some cases less than 18 feet.
D/CSP Section IV(J)(1) states that upon the development of a building site, “one (1) on-street public parking space shall be provided”. The development standard further adds that “if the provision of on-street parking is found to be infeasible, an equivalent parking space shall be provided on-site.
Only upon exhaustion of all possible alternatives to provide a parking space either on-street or onsite and with the approval of a variance, an in-lieu fees as established by the City Council, shall be paid to fund the future construction of parking in the neighborhood.” To satisfy the requirement, two on-street public parking spaces were proposed. The first parking space, near the intersection of Crestview Drive and Diamond Street, was found infeasible due to inadequate pavement width by the Public Works Department. Adding a designated space in that location would force oncoming cars into one another, increasing the risk of accidents. After coordination with the Public Works Department and the Planning Division, a second potential parking location was identified further to the west of the site close to ‘hairpin’ turn on Crestview Drive. The revised location (and other potential locations along the ‘hairpin’ turn) were ultimately found infeasible due to insufficient pavement width even with creating retaining walls. Additionally, any reduction in lane width with the provision of a new public on-street parking space would impede emergency fire access based on input from the City Fire Marshall. A potential public parking space across from the subject property proximate to 2025 Crestview was also examined and deemed infeasible due to the need to construct 6-8-foot-high retaining walls and the loss of existing vegetation creating privacy issues for that property owner. Additionally, that potential space is close to the hairpin curve in Crestview Drive and existing vegetation can create sight distance constraints and additional safety risks. No other potential locations to accommodate the on-street parking have been identified within 200 feet of the subject property, already significantly far from the property’s line-of-sight.
The project design provides code-required covered parking in a two-car garage, and it can accommodate two parking spaces on the driveway (a conforming parking space and an additional sub-standard parking space) but these spaces could not accommodate the public as it would prevent 332
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access to the garage. All possible alternatives within a reasonable distance of the project site have been exhausted. Therefore, a variance is being sought with the payment of an in-lieu fee as established by the City Council.
Finding No. 2: Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone.
Granting the variance to the watercourse setback standard and provision of on-street parking is necessary to permit the construction of a single-family home and appurtenant accessory improvements in a safe and compatibly way consistent with the existing development pattern of the area. This privilege is enjoyed by all developed lots in the D/CSP area (zone) and without variance approval, the property owner is deprived of the ability to develop the buildable lot compatible with the neighborhood.
The property immediately above (803 Gainsborough Drive) the subject site was granted a variance allowing construction of a new single-family dwelling within the 25-foot watercourse setback. That property was identically constrained by the watercourse setback to a significantly modified and nonexistent watercourse and City easements.
Finding No. 3: The granting of the variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located.
The granting of the two variances would not be detrimental to the public because the watercourse is significantly altered, and the proposed design incorporates all the necessary drainage improvements to accommodate stormwater as shown on the plans and addressed in the associated hydrology report for the proposed development. No setback to the “watercourse” is necessary as a result. Providing a public-on-street parking space in the immediate area would increase risks of accidents due to reduced lane width. It would potentially impede fire emergency access and create privacy issues for nearby homes. No feasible location exists in the vicinity of the project site and the applicant will pay an inlieu fee to the City in the amount established by the City Council to provide a space in the larger neighborhood. The project design provides its own required parking, and it accommodates two additional spaces in the driveway, reducing the need for off-site parking. Due to these facts, the grant of variances will not be detrimental to public health, safety, convenience and welfare.
Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.
The general purpose of the General Plan and Zoning Code is to provide for the orderly, safe, and compatible development of the City consistent with a community approved land use plan. The General Plan and Zoning Code allow for the development of a single-family home and appurtenant accessory improvements on the project location and the proposed project is consistent with the allowed use.
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The purpose of the 25-foot watercourse setback is to protect existing or planned development and ensure compatible development and use near mapped watercourses. In this case, the watercourse is significantly modified due to underground piping, and it is a concrete V-ditch. The proposed design incorporates all the necessary drainage improvements to accommodate stormwater as shown on the plans and addressed in the associated Hydrology Technical Memo for the proposed development.
No setback to the “watercourse” is necessary as a result. The project improvements will preserve the drainage carrying capacity of the site, ensuring the safe transference of storm water protecting the subject and neighboring properties thereby protecting the functional significance of the watercourse.
The watercourse has no scenic or ecological value given that it is so highly modified. The watercourse is not connected to a natural watercourse and the concrete v-ditch connects existing channels and drainage pipes, therefore the encroachments within the watercourse setback will not impair the functional, scenic and ecological purposes of the watercourse.
The purpose of the requirement to provide a public on-street parking space with new home development is to increase the parking supply in the D/CSP area that has very limited on-street parking spaces for general use where it is feasible to do so. The specific requirement provides for relief if it is determined that no space can be accommodated. In this case, several proximate locations were examined by the applicant and City staff and all either created unacceptable risks to vehicular or fire access or they would create undue privacy issues due to the loss of vegetation and potential safety concerns due to limited sight distance for vehicles on a steeply sloping street at a hairpin curve. Additionally, the proposed design provides 4 on-site parking spaces, reducing the need for residents and guests of the project to park on the street. Granting relief from the on-site parking requirement will avoid safety and privacy issues and would therefore not be detrimental to the public.
25.50.030(D)(4) Watercourse Encroachment Variances
Variances for the purpose of placing a building or structure within an established watercourse setback area may be granted only when the following findings are made in addition to those listed above.
Finding No. 5: The proposed encroachment will act to preserve, enhance or restore the significance of the watercourse.
The “watercourse” has not maintained its natural form and is highly modified due to being piped underground via a small concrete V-ditch. The existing watercourse has also been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property and easements have been established to protect the infrastructure. The proposed project encroaches into the 25-foot watercourse setback buffer but does not encroach into the established easement and will therefore preserve the significant modified watercourse.
Finding No. 6: The proposed encroachment is not likely to impair the functional, scenic and ecological purposes of the watercourse.
The proposed encroachment is not likely to impair any functional, scenic and ecological purposes of the modified watercourse. There is no scenic or ecological purpose of the mapped watercourse. Man334 DR-25-0431, VAR 25-0432, CDP 25-0433, REP 25-2285
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made swales were created 20 years ago after the 1980 Del Mar landslide that occurred uphill from the subject site. Significant modified watercourses are typified by the continuous presence of a topographic swale or depression and the ability to conduct overflow runoff. The respective watercourse is highly modified due to being piped underground and a small concrete V-ditch. The existing watercourse has also been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property and easements have been established to protect the infrastructure.
COASTAL DEVELOPMENT PERMIT
The proposed new single-family residence requires the approval of a coastal development permit (see LBMC Section 25.07.004). Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07. A Coastal Development Permit 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: 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 occur on vacant private property (currently only improved with an underground sewer and terrace drains), which is accessible from an improved public street. The public street will be widened slightly and no public sidewalks exist along this narrow street (Crestview Drive). The proposed project is not encroaching on a public coastal accessway, and no new coastal access is proposed.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
There are no known marine resources, archeological, or paleontological resources in the project area.
The property has been identified and mapped as an environmentally sensitive area (drainage). The existing watercourse has been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property and easements have been established to protect the infrastructure. The revised drainage system no longer uses the V-ditch storm drain and instead collects site runoff, which is piped to the street for conveyance into the City’s storm drain system.
Based on previous hydrology reports for the subject property, and a Hydrology Technical Memo prepared in 2022, no impacts to the significant modified watercourse are anticipated. The project primarily involves a new single-family dwelling, including grading, to a site within an established residential neighborhood and is not expected to result in impacts to any of these resources.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
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The site is devoid of significant natural features such as heritage trees, rock outcroppings, ridgelines or natural watercourses. The proposed project is located on a vacant lot designated for single family use by the Local Coastal Program (ADUs are allowed by State law) within an established residential neighborhood and is not adjacent to any recreational or visitor-serving facilities. The proposed project will not impact any coastal scenic resources, such as public ocean views, as it will be stepped into the hillside and the public-right-of-way uphill of the project, Gainsborough Drive, it at a significantly higher elevation.
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 site is devoid of significant natural features such as heritage trees, rock outcroppings, ridgelines or natural watercourses. The proposed project is located on a vacant lot designated for residential use by the Local Coastal Program within an established residential neighborhood. The property has been identified and mapped as an environmentally sensitive area (drainage). The existing watercourse has been significantly modified due to the installation of a City storm drain constructed on the adjacent contiguous property and easements have been established to protect the infrastructure. The revised drainage system no longer uses the V-ditch storm drain and instead collects site runoff, which is piped to the street for conveyance into the City’s storm drain system.
Based on previous hydrology reports for the subject property, and a Hydrology Technical Memo prepared in 2022, no impacts to the significant modified watercourse are anticipated. The site is not within any sensitive biological overlay and is not adjacent to any parks or recreation areas.
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 vacant hillside property will be altered for the construction of a new single-family dwelling. The subject site is within the “Undifferentiated Uncertified and Certified Fill” geologic overlay and is not a natural landform and contains no rock outcroppings. The vacant lot features a west-facing slope. In general, the Seismic and Public Safety Element of the General Plan designates the specific plan area as having high probability for slope instability due to particular types of geologic formation. Historically, the unstable slopes in the Plan area are the steep, south facing slopes underlain by weak bedrock. A geotechnical study shall be required during the building plan check review phase to ensure that the proposed construction design and slope remain stable. The project meets the Hillside Design Guidelines as it is designed to be terraced and integrated into the hillside, with an appropriate amount of grading to reduce the appearance of mass.
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 new residence appears to be compatible with the neighborhood and surrounding hillside development. The Project is designed to be stepped into the hillside and incorporates rustic colors and materials which in consistent with the character of the neighborhood. 336
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7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
There are no known archeological or paleontological resources in the project area.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The project does not involve any significant changes to existing facilities. The onsite drainage has been designed to collect and convey site runoff to a swale or closed drain for off-site discharge and collection by the City storm drain system.
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 does not involve any significant changes to existing public services. The existing public services are considered to be adequate to serve an additional single-family dwelling on a site designated for residential use by the Local Coastal Program.
The project is consistent with all applicable policies of the Certified LCP.
LCP COASTAL VIEW POLICIES (CDP)
Land Use Element (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 on-site resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.
The subject property is located within the D/CSP area, which features steep topography. The proposed project is compatible and integrated with the natural topographic features as it incorporates articulation techniques such as offsets and terracing into the design. The watercourse on site has been significantly modified through a City installed storm drain and an easement has been established to protect the infrastructure. Public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough Drive) are not affected due to the project being at a much lower elevation. The project meets the Hillside Design Guidelines, as it is designed to be terraced and integrated into the hillside, with an appropriate amount of grading to reduce the appearance of mass.
LU Element Policy 2.9 Require the use of appropriate landscaping, special architectural treatments, and/or siting considerations to protect public views for projects visible from major highways and arterial streets.
The landscaping is appropriate for the neighborhood and complies with the City’s landscape requirements. During the Building plan check review phase, the Building Official may require a fuel modification plan or an Alternative Means & Method report. The project is not visible from Coast 337
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Highway or arterial streets. Public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough Drive) are not affected due to the project being at a much lower elevation.
LU Element 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.) Policy 2.10 includes: Action 2.10.1 Discourage the addition of second stories in established neighborhoods where view equity has historically been achieved through one-story construction.
The Project is designed to be stepped into the hillside in a tiered fashion and conforms to the allowable buildable area. No obstructions to public views of coastal or canyon resources shall be caused by the proposed project because public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough Drive) are not affected due to the project being at a much lower elevation. Prior to the Concept Review Hearing on May 9, 2024, and Design Review Board hearing on April 10, 2025, staff received view equity concerns from the neighbor located at 785 Gainsborough Drive, north of the subject property. The proposed project may have a minimal yet inevitable impact on the neighbor’s private views. After a site visit, however, a Board member confirmed that the neighbor’s existing landscaping, which would screen the proposed project, already impedes the ocean view. Furthermore, in response to the Board’s direction, the third level (uppermost) has been shifted toward the rear by 3 feet, promoting partial view retention with the goal to address neighbor’s concerns.
LU Element Policies 7.3 and 10.2 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 landform alterations.
The building design and siting is compatible and integrated with the natural topographic features as it incorporates articulation techniques such as offsets and terracing into the design with an appropriate amount of grading to reduce the appearance of mass. The watercourse on site has been significantly modified through a City installed storm drain and an easement has been established to protect the infrastructure. Public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough Drive) are not affected due to the project being at a much lower elevation.
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.).
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Policy 3.10 requires protection of public views as specified in the Design Guidelines. The Design Guidelines require View Equity for impacts to public views, and require maintenance of view corridors.
View Equity is defined as: View equity means achievement of a fair, reasonable and balanced accommodation of views and competing obstructions such as structures, trees and/or vegetation, privacy and the use and enjoyment of property.
The Design Review Guidelines refers to Public Views:
15.6 Maintain view corridors when feasible.
∙Consider opportunities for public views.
∙Locate a building to retain view opportunities through side yards.
The Project is designed to be stepped into the hillside in a tiered fashion. No obstructions to public views of coastal or canyon resources shall be caused by the proposed project because the public right-of-way (Gainsborough Drive) uphill from the subject property, is at a significantly higher elevation and the subject property is surrounded by developed properties. The side yards meet the required setbacks and retain view opportunities. Three strawberry trees are proposed to be approximately 14 feet from the rear property line, and two strawberry trees have been proposed along the south property line, which with a maintained height of 15’ would not impede views. Prior to the Concept Review Hearing on May 9, 2024, and the Design Review Board hearing on April 10, 2025, staff received view equity concerns from the neighbor located at 785 Gainsborough Drive, north of the subject property. Based on a site visit, it appears the neighbor’s existing landscaping effectively screens the proposed project and already impedes the ocean view. Furthermore, in response to the Board’s direction, the third level (uppermost) has been shifted toward the rear by 3 feet, effectively addressing the neighbor’s concerns
Open Space Conservation Element (OSCE) 7A As best possible, preserve the quality of public views from the hillsides and along the City’s shoreline.
The Project is designed to be stepped into the hillside in a tiered fashion. No obstructions to public views of coastal or canyon resources would be caused by the proposed project because public views from the abutting roadway are away from the subject property to the south and public views from the street above (Gainsborough Drive) are not affected due to the Project being at a much lower elevation.
LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.
Design Guidelines for Hillside Development (as adopted by Resolution 89.104) 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.
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The Project is not located between the sea and first public road paralleling the sea.
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 Section 15303, as discussed further herein.
REVOCABLE ENCROACHMENT PERMIT
The applicant requests approval of a revocable encroachment permit to construct and maintain a ten-foothigh retaining wall and a ten foot high wall mounted foldable fire access ladder within the public right of way. The neighboring property at 2100 Crestview Drive currently has emergency access stairs that extend approximately ten feet into the right of way and are supported by an adjoining retaining wall that is approximately twelve feet in height. During earlier hearings, the respective neighbor expressed concern about the removal of these improvements, which was part of the applicant’s initial proposal. The Board directed the applicant to explore alternatives and indicated a preference for keeping the existing wall in place.
Site excavation is required to develop the project and to access the site, including removal of soil at the entrance of the property that currently supports the neighboring stairs. In response to the Board’s direction, the applicant proposes to remove the existing stairs and replace them with a prefabricated, wall mounted foldable fire access ladder installed on a new retaining wall within the right of way. In an emergency, the ladder can be quickly extended outward to land on the street, as illustrated in Attachment
7. The new wall would support the ladder and retain soil beneath the remaining portion of the neighboring emergency access area. The Community Development Department, Public Works Department, and Fire Department have reviewed the proposal and are supportive of the request.
Finding No. 1: It should be located in a manner that is not hazardous to the traveling public, including motorists, bicyclists and pedestrians.
The proposed retaining wall and foldable fire access ladder are located along the uphill edge of the public right of way where no sidewalks exist and where pedestrian activity is minimal. The improvements do not project into the travel lane and do not reduce the existing roadway width. When in the closed position, the ladder remains mounted flat against the retaining wall and does not encroach into the roadway. In an emergency, the ladder would be deployed by public safety personnel and extended onto the street under controlled conditions. Public Works staff, Building and Safety staff, and the Fire Marshal have reviewed the proposal and determined that the location and design will not create a hazard for motorists, bicyclists, or pedestrians.
Finding No. 2: It should be sufficiently set back from the edge of pavement or street centerline to provide adequate travel, parking, and walking lanes.
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The proposed retaining wall and foldable fire access ladder are fully located within the uphill portion of the public right of way and do not extend into the paved roadway. The improvements are set back from the edge of pavement in a manner that maintains the existing travel lane width, which Public Works staff has confirmed is adequate for vehicle circulation. There are no public sidewalks or designated on-street parking spaces along this segment of Crestview Drive, and the proposed encroachments do not alter existing walking or parking conditions. Public Works staff has reviewed the plans and determined that the required clearances for travel, parking, and pedestrian movement are maintained.
Finding No. 3: It should not conflict with preexisting public utility structures, especially hydrants, vault and service meters in any manner that necessitates relocation thereof at public expense or causes any other unacceptable interference, including impediments to the maintenance, relocation or repair of pipelines, conduits, or substructures of any public utility.
Electric utility boxes are located beneath the existing base of the neighboring stairs and adjoining retaining wall. Removal of the existing stairs will improve access to these facilities by eliminating the concrete structure currently situated over them. Public Works staff has reviewed the plans and confirmed that the proposed retaining wall and foldable fire access ladder will not interfere with the utility boxes or associated lines, nor will they require any relocation of utility infrastructure at public expense. The proposed encroachments maintain adequate clearance for ongoing utility maintenance, repair, and future work.
Finding No. 4: It will not preclude public access, use or enjoyment of any area that has historically established such access, use or enjoyment.
The area of the public right of way where the retaining wall and foldable fire access ladder are proposed has not historically been used for public access or recreational purposes. There are no sidewalks, trails, or designated public spaces in this location, and the existing neighboring stairs serve only as emergency access for the private property at 2100 Crestview Drive. The proposed improvements do not alter or restrict any established public access or use patterns, and emergency access for the neighboring property will be maintained through the new foldable ladder system. As a result, the Project does not preclude public access, use, or enjoyment of any area where such access has historically occurred.
Finding No. 5: It is not precedent setting in nature to the extent that it creates a noticeable projection into the streetscape as established by existing construction and improvements on neighboring properties.
The proposed retaining wall and foldable fire access ladder are located along the uphill edge of the public right of way and do not project into the roadway or alter the established streetscape pattern. The existing neighboring stairs already extend into the right of way in this same location, and the proposed improvements represent a reduction in mass and visual presence compared to the existing condition.
The ladder remains folded against the wall when not in use and does not introduce a new form or scale of encroachment along the street. As a result, the project does not create a precedent setting condition or a new type of projection into the streetscape beyond what currently exists on neighboring properties. 341
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Finding No. 6: It does not create structures of unusual or unacceptable appearance, form, shape or height that detract from the general quality of the streetscape.
The proposed retaining wall is similar in scale and appearance to other walls commonly found along hillside streets. The foldable fire access ladder is a functional and compact solution developed to address emergency access needs without leaving a permanent projection into the right of way. When not in use, the ladder remains folded flat against the wall, which reduces its visibility and presence in the streetscape. Although the ladder is a creative solution rather than a typical access feature, its low profile and utilitarian design do not detract from the general visual quality of the street.
THIRD HEARING:
This is the third hearing for the project. Per LBMC 25.05.040 (F)(5), Design review hearings on a proposed residential development project shall usually be limited to a maximum of two hearings. A third hearing may be permitted if the approval authority makes a finding that the applicant followed the authority's direction(s) from the initial hearing in good faith and further design work on the project is in the best interest of the community and the project. On April 10, 2025, the Design Review Board made the respective finding, and continued to project to be heard on July 10, 2025. The approval authority may allow up to two continuances of hearings at which no substantive discussion of the application occurs. At the applicant’s request, the project was continued to the September 11, 2025, Design Review Board meeting and subsequently to the December 11, 2025, meeting, thereby exhausting the allowance for non-substantive continuances. Concept review hearings for residential dwelling units of three units or less are not allowed, except where required by current City ordinance. If required, concept review shall be limited to one hearing and shall count as one of the above limited hearings. The Board may approve the project as proposed, approve it with conditions, or direct staff to prepare a resolution of denial for consideration at a subsequent Design Review Board meeting.
ENVIRONMENTAL REVIEW:
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to CEQA Guidelines 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. Examples of Class 3 exemptions include single family residence, second dwelling units, duplexes, and multi-family residential structures totaling no more than four dwelling units. The proposed project involves one single-family residence and attached two-car garage and is located in a residential zone.
Therefore, this project fits within a Class 3 exemption.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site contains a drainage area that has been significantly modified and altered due to the installation of a City storm drain constructed on the adjacent contiguous property. Based on previous hydrology reports for the subject property, and a Hydrology Technical memo prepared in 2022, no impacts to the significant modified watercourse are anticipated. Therefore, the Project will not present significant impacts to a particularly sensitive environment. 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. There will be no damage to scenic resources, including trees, historic buildings, rock 342
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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. Staff will cause to be filed a Notice of Exemption (NOE) with the County Recorder’s Office should the Project receive final approval.
RECOMMENDATION:
Conduct a public hearing and adopt Resolution 25-0431 approving Design Review 25-0431, Variance 25- 0432, and Coastal Development Permit 25-0433, located at 2058 Crestview Drive and finding said action exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15303.
NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on November 19, 2025, more than twenty-one (21) days prior to the hearing date in accordance with Title 25. In addition, a public hearing notice was posted on the project site on November 29, 2025, more than 10 days in advance of the hearing date.
CORRESPONDENCE:
As of the date that the December 11, 2025 Design Review Board agenda was published, staff has not received any public comments on the proposed project; however, public comments from several neighbors were received at prior hearings and they are attached to this report (Attachment 6).
ATTACHMENT(S):
Attachment 1 – Resolution No. 25-0431
Attachment 2 – Plans
Attachment 3 – Color and Material Board
Attachment 4 – Colored Elevations and Renderings
Attachment 5 – Hydrology Memo
Attachment 6 – Correspondence
Attachment 7 – REP Exhibits
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