Cities Index.
Agenda packet

Laguna Beach City Council
May 13, 2026

Document
Agenda packet
Meeting
May 13, 2026
Body
Laguna Beach City Council
Pages
50
Original file
684.6 MB
Text extracted from the city's file for reading and search. Open the original on lagunabeachcity.primegov.com. That file is the official record.

80.6 81.1

79.2 79.0

79.4 80.4

80.8 86.6 86.5

86.9 86.9

92.5 80.4 80.5
156.2 156.9 157.5
159.2
155.0
156.8
153.9
153.9
151.8
150.1
148.7
148.8
147.0 147.9
146.8
142.3 142.3
158.8 158.8
151.5
157.7
129.0
140.4
146.1
148.0
115.4
145.3 147.4 149.4
139.1
138.8
127.6
131.3
123.6

80.6 82.2 83.4
132.0
134.7
138.7
128.6 128.6
124.5
124.1
123.8 124.4 124.3 114.9
118.3
117.9
158.7158.8 155.3
144.9
150.5
152.9
153.7
153.1
156.7
153.9 154.4
149.4
147.2
151.0 142.3
139.3
148.5
146.6
145.0
146.0
144.9
147.5
149.9
151.0149.3
149.0 149.8
146.9
146.3
150.6
141.9 140.9
139.3
137.3
132.9
134.7
133.1
133.0
131.8
131.8 143.1
145.8
147.0
160.5 160.4
151.6
118.4
151.6
128.8
136.0
141.5
136.6
139.6
136.1 141.6
135.4
132.9
139.0 133.3
130.4
127.8
123.7
133.7 132.8 132.2
128.7
123.7
120.0
119.9
128.6
136.2
133.5
129.5
125.9
122.2 122.3
118.7 120.2
121.2
116.3
104.6

93.8 104.6

99.3 85.4

80.1 119.1 114.4 107.9
106.0
111.2
110.0
102.4
101.4

95.8 92.7

76.2 75.3

78.3 82.8

93.4 99.3
102.8
111.7

99.7 102.0

89.8 84.3
111.5
108.5

75.2 152.98
158.20
157.30 157.54 157.62
158.15 158.52 158.68
159.40
160.05 160.20 160.32 160.62 160.78 160.94 161.25
162.97
162.48 162.00
161.44
161.01
160.47
159.84
159.37
155.82
158.89
153.67 153.70
156.41 156.39
153.44153.54
151.64
160.35
160.41
155.94
153.11
151.27
148.72
137.55
114.38
161.55 161.36
161.16 161.34
160.75
157.97
155.03
153.08
152.17
157.93
157.96
158.02 158.02
159.35
158.81
157.98
158.23
158.25
157.93
158.36 158.35
155.01
157.55
148.98
159.62
159.57
160.63
160.70
160.71
160.71 160.82 160.94 161.18
161.58
152.57
150.31
150.14
155.56 155.17
145.78
151.41
145.16 145.08
150.27 150.25
151.49
153.45
153.02 153.00 152.92152.96 152.93
153.26
153.48
153.27 153.27153.32 153.35 153.38 153.33 153.27 153.27
145.64 144.92
116.71
138.00 137.97
137.63
137.95
125.67
144.82
144.24
142.54 142.48
117.80
120.79
121.49
113.70 119.96
120.00113.75
106.96
101.77

95.91 84.75

91.19 81.27 81.29

82.10 82.21

81.07 153.85
153.84 153.70 153.54
154.10
156.61
159.08
159.57
159.29 159.22 159.90159.85 160.24
160.32 159.38
159.36
158.96 160.53
160.48
160.54 160.58
161.36160.82 160.45
160.48 160.77
153.51 153.62
153.45
137.87
116.61
117.26
143.29 roof ridge 144.50 roof ridge
147.96 bottom of eave
147.71 bottom of eave
124.83

72.88 76.49

78.20 161.51
160.61 160.42
159.48 159.12 159.40 158.89
154.29
152.12
151.37
150.03150.20
161.86
161.97
160.54
160.53
160.46
159.73
159.56
156.54
153.52 153.51
153.44
153.75
153.34
153.31 153.44 153.53153.62 153.65
153.51 153.44
150.06
151.99
148.34
148.28
147.44
145.08
146.08 146.36
147.36
148.13
150.22 150.13
153.62 153.59
153.11
153.13 153.09
113.75
101.79

95.90 91.26

85.39 81.29
160.53 160.12
128.51
122.40
112.52
157.46 T.C. 157.70 T.C. 158.17 T.C. 158.25 T.C. 158.91 T.C. 159.35 T.C. 159.39 T.C. 158.99 T.C. 159.51 T.C. 160.02 T.C. 160.48 T.C. 160.62 T.C. 160.80 T.C. 160.44 T.C. 160.63 T.C. 160.80 T.C. 161.60 T.C. 161.71 T.C. 161.98 T.C. 121.60
118.54
153.75 top of trellis 153.74 top of trellis 154.19 top of trellis 154.18 top of trellis 170.72 bottom of eave
171.31 bottom of eave
140.21 bottom of eave
140.22 bottom of eave
155.85 top of roof at edge/roof ridge
155.83 roof ridge 155.98 roof ridge
159.52 top of roof at edge 159.51 top of roof at edge 159.52 top of roof at edge 159.51 top of roof at edge 159.51 top of roof at edge 158.10 top of roof at edge 158.08 top of roof at edge
155.54 top of roof at edge
155.27 top of roof at edge
155.30 top of roof at edge
156.02 top of roof at edge/roof ridge
149.14 top of roof at edge 148.11 top of roof at edge
148.20 top of roof at edge
144.29 top of roof at edge
127.07 top of roof at edge 125.65 top of roof at edge 130.18 top of roof at edge 170.60 top of roof at edge 170.93 top of roof at edge 160.76 bottom of window 160.87 bottom of window
153.55 Deck
132.40 Deck
121.34 Deck
118.04 Deck
153.77 G.F.F.
143.13 Roof ridge
155.85 Roof ridge
156.00 Roof ridge
153.97 Threshold
175.43 Top of roof
167.24 Top of roof
164.13 T.W.
164.14 T.W. 160.50 T.W. 160.02 T.W.
160.57 T.W.
145.89 T.W.
148.56 T.W.
142.37 T.W.
146.46 T.W. 143.88 T.W.
142.55 T.W.
147.84 T.W. 151.75 T.W. 151.76 T.W. 149.17 T.W.
142.52 T.W.
128.18 T.W.
145.65 T.W. 142.41 T.W.
152.44 T.W.
160.56 T.W. 159.58 T.W.
160.55 T.W.
164.43 T.W.
160.78 T.W.
164.17 T.W.
158.78 T.W.
154.51 T.W.
158.74 T.W.
155.79 T.W.
146.96 T.W.
150.13 T.W.
145.66 T.W.
163.94 T.W.
163.91 T.W.
150.30 T.W.
151.11 T.W.
151.30 T.W.
142.30 T.W.
140.81 T.W.
129.53 T.W.
140.81 T.W.
124.73 T.W.
124.55 T.W.
123.74 T.W. 124.53 T.W.
124.05 T.W. 118.55 T.W.
102.05 T.W.
120.01 T.W. 118.47 T.W. 118.48 T.W.

82.28 T.W. 85.00 T.W.
136.15 Deck above bldg
127.21 Deck above bldg
Existing building
Existing building Existing building
Existing building
Existing building
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
152,00' F.F
140,00'
151,84'
151,40'
158,12'
+156,50'
153,20'
155,20'
157,20'
128,00' F.S
158,70' F.G
151.64 F.S
152,00' T.W
151.60 FS
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S
151.60 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
161.8’ T.W
158.30' F.S
162’. TW
161.8 TW
161.8’ T.W
166.5’. TW
154 TW
153.1’ F.S
E
E
E
E
E
E
E
CCC
Ag
Ag
Ag
Ag
Ag Ag
Ag Ag
Ag
Ag

CCCCCCCCCC

CCCCCCCCCCCCCCCCCCCCC
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
ENC CALx
ENC CALx
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec
Ec
CCCC

IRRIGATION OF PLANTINGS IN REQUIRED REVEGETATION

AREA IS TEMPORARY AND ABOVE GROUND, FOR
ESTABLISHMENT. NO PERMANENT

IRRIGATION ELEMENTS ARE PROPOSED

EXISTING PLANTINGS AND OUTCROPS ARE
PROPOSED TO REMAIN EXCEPT WHERE SHOWN. ANY EXISTING

IRRIGATION ELEMENTS INCLUDING PIPES,

VALVES, AND HEADS WILL BE CAPPED OR

OTHERWISE REMOVED
R

PLANTING NOTES

PROVIDE AUTOMATIC IRRIGATION FOR ALL PLANTED AREAS EXCEPT FOR BLUFF AND BLUFF SETBACK. IRRIGATION WILL CONSIST OF A COMBINATION OF LOW VOLUME DRIP TUBING AND

SPRAY HEADS, CONTROLLED WITH AUTOMATIC VALVES AND A FLEXIBLE AUTOMATIC CONTROLLER HAVING WEATHER SENSITIVITY. A REDUCED PRESSURE BACKFLOW PREVENTER WILL BE USED AND WILL NOT BE LOCATED IN THE RIGHT OF WAY.

THIS PRELIMINARY PLAN IS NOT INTENDED TO BE A CONSTRUCTION DOCUMENT

ALL EXISTING NON-NATIVE VEGETATION IS PROPOSED TO BE REMOVED UNLESS OTHERWISE

SHOWN TO REMAIN
THIS IS A NEW RESIDENCE. THE PROPERTY IS DESIGNATED AS A VHFHSZ PROPERTY.

ATTACHMENT 6 PLANT GROUP SPACING APPLIES TO TREES, TREE-FORM SHRUBS (OVER 4') WITHIN 100' OF THE LIMIT OF COMBUSTIBLE CONSTRUCTION. EXCEPTIONS: SOME EXISTING BLUFF NATIVES (RHUS INTEGRIFOLIA) COULD GROW TALLER THAN 4' IN GROUPS OF MORE THAN THREE AND ARE ADDRESSED IN THE AM&M LETTER.

DO NOT PLACE ORGANIC SURFACE MULCH WITHIN 5' OF HOUSE. USE INERT GRAVEL SEE FIRE ACCESS PLAN BY OTHERS FOR 3' EMERGENCY ACCESS, HOSE PULL, HYDRANT INFORMATION, SPRINKLERING, ETC..

SEE SHEET L-05 FOR ADDITIONAL FUEL MODIFICATION NOTES

SEE SEPARATE AM&M REPORT PREPARED BY OTHERS

FOR PROTECTION OF NATIVE BIRDS, CONDUCT TREE TRIMMING AND/OR TREE REMOVAL IN

ACCORDANCE WITH THE CITY'S 'INFORMATIONAL GUIDE FOR THE PROTECTION OF NESTING BIRDS DURING CONSTRUCTION AND TREE TRIMMING'.

RHU INTx
MAL LAUx
RHU INTx
RHU INTx
ENC CALx
ENC CALx
MAL FASx
ALO ARBx
AGA AMEx
ERI FASx
AGA AMEx
ALO ARBx
ALO ARBx
AGA AMEx
SouthernCalifornia Coastal Areas Erosion
SPECIES COMMON NAME BULK #’s/ACRE
Bromus carinatus California brome8.00
Bromus carinatus ‘Cucamonga’ Cucamonga brome 6.00
Camissoniopsis cheiranthifolia Beach evening primrose1.00 Clarkia purpurea Wine cup clarkia1.00
Encelia californica Bush sunflower3.00
Eriogonum cinerum Coastal buckwheat 2.00
Eriophyllum confertiflorum Golden yarrow 3.00
Eschscholzia californica Californiapoppy 2.00
Lupinus succulentus Arroyo lupine5.00
Melica imperfecta Coast range Melic 2.00
Mimulus aurantiacus longiflorus Stickymonkeyflower 2.00 Penstemon spectabilis Royal penstemon 1.00
Stipa lepida Foothill needle grass 2.00
Stipa pulchra Purple needle grass 4.00 Verbena lasiostachys Common vervain 1.00

43.00 For additional plant characteristics visit the plant database portion of our website at

ON-STRUCTURE PLANTER AT PRIMARY PATIO

ON-STRUCTURE PLANTER ABOVE GARAGE

EDIBLE PLANTINGS BY OWNER
(Herbs, annual and perennial edibles)
Symbol indicates number of trees or tree-form
shrubs in the group with respect to conformance
with fuel modification guidelines. If number in group
is greater than three, see AM&M report
group of
one
group of
two
group of
one
grouping
>3
grouping
>3
group of
one
Ag
AbgE
EcC

EXISTING PLANTS TO REMAIN
TREES, SHRUBS, AND PERENNIALS Ult ht x w Maint WUCOLS
AGA AMEx^ AGAVE AMERICANA / Century Plant 6' x 8' 6' VL ALO ARBx ALOE ARBORESCENS 3.5' x 4' 3.5' L
ATR BREx* ATRIPLEX BREWERI / Salt Bush 4' x 8' 4' VL
ENC CALx* ENCELIA CALIFORNICA / California sunflower 3' x 3' 3' VL ERI FASx* ERIOGONUM FASCICULATUM / California Buckwheat 3' x 4' 3' VL ERY SPPx ERYTHRINA SPECIES / Coral Tree 25' x 35' 25' L MAL LAUx* MALOSMA LAURINA / Sumac 12' x 12' 12' VL
PHO CANx PHOENIX CANARIENSIS / Canary Island Date 50' x 25' 50' L RHU INTx* RHUS INTEGRIFOLIA / Lemonade Berry 5' x 8' 4' VL * Indicates plant native to Southern California bluff areas ^ Indicates non-woody succulent plant not considered subject to spacing requirements of Attachment 6 All proposed and existing plantings to remain are drought tolerant as listed in WUCOLS IV.

PLANTING LEGEND
TREES Ult ht x w Maint WUCOLS
LEP LAE LEPTOSPERMUM LAEVIGATUM / New Zealand Tea 15' x 15' 15' L MEL NES MELALEUCA NESOPHILA / Pink Powder Puff 12' x 15' 12' L

SHRUBS AND PERENNIALS
AGA AME^ AGAVE AMERICANA / Blue Century Plant 6' x 8' 6' VL AGA BLU^ AGAVE BLUE FLAME / Blue Foxtail Agave 3' x 4' 3' L AGA GLO^ AGAVE BLUE GLOW / Blue Glow 1' x 2' 1' VL
ALO ARB ALOE ARBORESCENS / Tree Aloe 3.5' x 4' 3.5' L
ALO HER^ ALOE HERCULES / Hercules Aloe 10' x 4' 10'L
ANT LEP ANTIGONON LEPTOPUS / Bridal Veil Vine L
BAC CON* BACCHARIS CONSANGUINEA /Coyote Brush 8' x 8' 8' L BLF NAT* BLUFF NATIVE MIX, 25% each: Epilobium Bert's Bluff, Isomeris arboreous, Isocoma menziesii, Coreopsis maritmus 2' x 2' 2' VL BLF HYD* BLUFF NATIVE HYDROSEED MIX. See below for list 2' x 2' 2' L CAR GRE CARISSA GREEN CARPET / Green Carpet 2' x 3' 2' L CAR TUT CARISSA TUTTLEI / Dwarf Natal Plum 3' x 4' 3' L CRA ARG^ CRASSULA ARGENTEA / Jade Plant 3' x 3' 3' L
ECH FAS ECHIUM FASTUOSUM / Pride of Madeira 5' x 6' 5' L ENC CAL* ENCELIA CALIFORNICA / California Sunflower 3' x 3' 3' VL LOM BRE LOMANDRA BREEZE / Breeze Lomandra 2' x 3' 2' L
OPU FIC^ OPUNTA FICUS INDICA / Opuntia 8' x 8' 8' VL
OPU LIT*^ OPUNTIA LITTORALIS / Beavertail Cactus 2' x 3' 2' VL RHU INT* RHUS INTEGRIFOLIA/ Lemonade Berry 5' X 6' 5' VL ROS IRE ROSMARINUS IRENE / Rosemary 1' X 3' 1' L
* Indicates plant native to Southern California bluff areas ^ Indicates non-woody succulent plant not considered subject to spacing requirements of Attachment 6 All proposed and existing plantings to remain are drought tolerant as listed in WUCOLS IV. 12 15 Gal

OPU FIC
Total site 7
15 Gal

ECH FAS
Total site
7 15 Gal

AGA AME
Total site
41 15 Gal

CRA ARB
Total site
11 15 Gal

AGA BLU
Total site
20 15 Gal

CAR GRE
Total site
21 15 Gal

ALO ARB
Total site
5 24" Box

ALO HER
Total site
3 36" Box

LEP LAE
Total site1
36" Box

MEL NES
Total site
18 1 Gal

ROS IRE
Total site
51 1 Gal

CAR TUT
Total site
35 1 Gal

ENC CAL
Total this sheet
--
1 Gal

OPU LIT
3' oc
--
1 Gal - BLF NAT
--
Seed BLF HYD
--
5 Gal

LOM BRE
3' oc
13 5 Gal

AGA GLO
Total site

BLUFF REVEGETATION SEED LIST
MATCHLINE -- SEE SHEET L-05
Maintain at 4' ht or less
Maintain at 4' ht or less

SLOPE REVEGETATION NOTE

PREVIOUS CONDITIONS OF APPROVAL TO REMOVE THE GUNITE SURFACE BELOW THE TOP OF

BLUFF LINE INCLUDED A REQUIREMENT TO REVEGETATE THE SLOPE FORMERLY COVERED BY GUNITE. THE GUNITE WAS REMOVED AND SLOPE AREA REVEGETATED BY A PREVIOUS APPLICANT.

THIS CURRENT SUBMITTAL PROPOSES TO ADD NATIVE SEEDS AND PLANTS TO THE

REVEGETATION AREA TO ENHANCE CHANCES OF ONGOING SUCCESS 2 5 Gal

ANT LEP
Total site

PLANTING WITHIN CONTAINED FILTRATION DEVICE
IS PER MANUFACTURER'S SPECIFICATIONS (No
trees or shrubs over 4' high)
ql;DOWN
220 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof FIRE DEPARTMENT-AM&M 13- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 F.14 February 02 2026

DELTA B
ATTACHMENT 3b
Preliminary Planting Plan an FMP - Lower Portion 31985 Coast Highway, Laguna Beach, CA AM&M SOURCE: James Dockstader, Landscape Architect, updated January 2026 0' 8'
www.ssseeds.com.

3.00'

13.00'

35.00'

0.000

0.000

0.000

0.000
BD point
BD point
BD point
BD point (maybe wrong desc)
N 59Ā21'30" E 330.81'
N 59Ā
N 59Ā21'30" E 332.35'
N 30Ā38'30" W 49.66'
PCL 2
PCL 4
PCL 2
12 19
N 59Ā21'30" E 159.19'
N 30Ā38'30" W 35.00'
TR6
24" temp pump
Buried wall
Buried conc stairs
TR7
24" temp pump
Lift track
16"
Buried wall Sewer CO
TR8
110
100
110
110
120
120
120
125
125
125
130
130
130
135
135
140
145
145
150
121.4
121.3
121.3 121.4
121.2 121.2
121.3
121.4 121.5 120.8 121.6
143.9
143.9
143.8 144.6 146.2
150.1
149.8
147.8
122.1
123.0 123.8
118.7117.9
144.7
146.2 146.7
146.6
146.0
145.5
129.7 128.9 127.7
126.9
126.1
125.7 126.0
126.8
127.0
123.7
123.8
124.6 124.1123.6
123.5 123.6
130.0
128.2
127.6
126.9
126.6 126.0 125.7
125.3
123.4
124.5 124.2 124.0 121.7 119.7 118.2 116.5

92.5 142.3 142.3
129.0
140.4
146.1
148.0
115.4
145.3 147.4 149.4
139.1
138.8
127.6
131.3
123.6
128.6 128.6
124.5
124.1
123.8 124.4 124.3 114.9
118.3
117.9
149.9 149.0 149.8 146.3
132.9
134.7
133.1
131.8
131.8 143.1
145.8
147.0
118.4 128.8
136.0
141.5
136.6
139.6
136.1 141.6
135.4
132.9
139.0 133.3
130.4
127.8
123.7
133.7 132.8 132.2
128.7
123.7
120.0
119.9
128.6
136.2
133.5
129.5
125.9
122.2 122.3
118.7 120.2
121.2
116.3
104.6 104.6

99.3 119.1 114.4 107.9
106.0
111.2
110.0
102.4
101.4

95.8 99.3
102.8
111.7
102.0
111.5
108.5
137.55
114.38
145.78
145.16 145.08
145.64 144.92
116.71
138.00 137.97
137.63
137.95
125.67
144.82
144.24
142.54 142.48
117.80
120.79
121.49
113.70 119.96
120.00113.75
106.96
101.77

95.91 137.87
116.61
117.26
143.29 roof ridge 144.50 roof ridge
147.96 bottom of eave
147.71 bottom of eave
124.83
148.28
147.44
145.08
146.08 146.36
147.36
148.13
113.75
101.79
128.51
122.40
112.52
121.60
118.54
153.75 top of trellis 153.74 top of trellis 154.19 top of trellis 154.18 top of trellis 140.21 bottom of eave
140.22 bottom of eave
155.85 top of roof at edge/roof ridge
155.83 roof ridge 155.98 roof ridge
155.54 top of roof at edge
155.27 top of roof at edge
155.30 top of roof at edge
156.02 top of roof at edge/roof ridge
149.14 top of roof at edge 148.11 top of roof at edge
148.20 top of roof at edge 132.40 Deck
121.34 Deck
143.13 Roof ridge
155.85 Roof ridge
156.00 Roof ridge
146.46 T.W. 143.88 T.W.
142.55 T.W.
147.84 T.W. 151.75 T.W. 151.76 T.W. 149.17 T.W.
142.52 T.W.
128.18 T.W.
145.65 T.W. 142.41 T.W.
146.96 T.W. 145.66 T.W.
151.11 T.W.
151.30 T.W.
142.30 T.W.
140.81 T.W.
129.53 T.W.
140.81 T.W.
124.73 T.W.
124.55 T.W.
123.74 T.W. 124.53 T.W.
124.05 T.W. 118.55 T.W.
120.01 T.W. 118.47 T.W. 118.48 T.W.

Existing building
Existing building
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs

HVAC CONDENSORS
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
128,00' F.S

TOP OF BLUFF

BLUFF SETBACK
Laguna Beach Fire Department Page 20 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Attachment 7
UNDESIRABLE PLANT SPECIES (Target Species)
Certain plants are considered to be undesirable in the landscape due to characteristics that make them highly flammable. Plants with these characteristics may not be planted in fuel modification zones, as listed below. Should these species already exist within these areas, they must be removed.

Plans should be submitted to the City for review without the target plants listed below. In cases where undesirable plants are included in a submittal for new planting or preservation, the Applicant must submit a request for use of alternative materials and methods. The request will be evaluated by the Fire Department for acceptability.

The list of undesirable plants is comprehensive, but not complete. Closely related species and varieties having substantially similar flammable characteristics as the identified target species may also not be acceptable.

Applicants are encouraged to maximize fire safety by using plants with high water content, low fuel volume, succulent leaves and stems, low litter, and low amounts of flammable oils and resins.

Avoidance of target species alone does not confer maximum fire safety.

Spacing requirements of Attachment 6 apply to all species and must be reflected in the planting design plan submitted to the City.

Vines are not allowed on combustible structures.

Extensive massing of grasses with heights greater than 12” high may not be acceptable.

Additional factors to consider when selecting plants for wildland interface areas include: deer and rabbit resistance, aesthetic compatibility with hillside character, erosion control, and drought tolerance.

TARGET SPECIES UNACCEPTABLE FOR USE IN ALL FUEL MODIFICATION ZONES (A, B, C, D):

Botanical Name Common Name Form
Acacia longifolia Sydney Golden Wattle Shrub
Acacia redolens NCN Shrub
Adenostoma fasciculatum Chamise Shrub
Artemisia californica California Sagebrush Shrub
Arundo donax Giant Reed Grass
Laguna Beach Fire Department Page 21 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Atriplex lentiformis Quail Bush Shrub
Bambusa species BambooGrass
Brassica nigra Black Mustard Annual
Brassica rapa Yellow Mustard Annual
Caprobotus edulis Hot N Tot Fig Groundcover
Cedrus species Cedar Tree
Cortaderia selloana Pampas Grass Grass
Cupressus sempervirens Italian Cypress Tree
Cynara cardunculus Artichoke Thistle Perennial
Cytisus species Broom Shrub
Delospermum species Iceplant Groundcover
Drosanthemum species Iceplant Groundcover
Eriogonum fasciculatum Buckwheat Shrub
Eucalyptus species Gums Tree
Fargesia species Bamboo Grass
Hedera canariensis Algerian Ivy Groundcover
Juniperus species (shrubs and trees) Juniper Shrub/Tree Lampranthus species Iceplant Groundcover
Melaleuca linariifolia Flaxleaf Paperbark Tree
Melaleuca quinquenervia Cajeput Tree Tree
Nicotiana glauca Tree tobacco Perennial
Otatea acuminata Mexican Weeping Bamboo Grass
Pennisetum setaceum Fountain Grass Grass
Phyllostachys species Bamboo Grass
Pinus species Pine Tree
Ricinus communis Castor Bean Plant Perennial
Laguna Beach Fire Department Page 22 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Salvia (native species and varieties) Sage Shrub
Sascola autailsRussian Thistle/Tumbleweed Annual
Semiarundinara fastuosa Narihira Bamboo Grass
Schinus terebinthifolius Brazilian Pepper Grass
Thuja species Arborvitae Shrub
Umbellularia californica California Bay Tree
Vinca major Periwinkle Groundcover
Washingtonia species Fan Palm Palm

ADDITIONAL TARGET SPECIES UNACCEPTABLE FOR USE IN FUEL MODIFICATION ZONE A (Zone closest to combustible structures):

Unacceptable species for Zone A include those listed above for all zones plus the following:

Botanical Name Common Name Form
Acacia species Acacia/Wattle Various
Arctostaphylos species (shrubs and trees) Manzanita Shrub/Tree Atriplex species Saltbush Shrub
Bougainvillea species Bougainvillea Shrub/Vine
Callistemon species Bottlebrush Tree
Cinnamomum camphora Camphor Tree
Cotoneaster species (shrubs and trees) Cotoneaster Shrub/Tree Dodonea viscosa Hopseed Shrub
Hakea suavolens Sweet Hakea Shrub
Heteromeles arbutifolia Toyon Shrub/Tree
Laurus nobilis Bay/Grecian Laurel Shrub/Tree
Malosma laurina Sugarbush Shrub/Tree
Melaleuca nesophila Pink Melaleuca Tree
Miscanthus sinensis Silver Grass Grass
Laguna Beach Fire Department Page 23 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Muhlenbergia rigens Deer Grass Grass
Pennisetum rubrum Purple Fountain Grass Grass
Phoenix canariensis Canary Island Date Palm Palm
Phoenix dactylifera Date Palm Palm
Rhus integrifolia Lemonade Berry Shrub
Rosmarinus officianalis Upright rosemary Shrub
Schinus molle California Pepper Tree
Laguna Beach Fire Department Page 19 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Attachment 6

TREE AND TREE-FORM SHRUB PRUNNING AND SPACING FOR NEW

PLANTINGS AND THINNING ZONES
Plant Group Spacing
10’
Understory
Height
Understory
Clearance 3y
y

NOT TO SCALE

1. Vertical Continuity. New and existing trees and tree-form shrubs (naturally reaching 4’ and taller), which are being retained with the approval of the Laguna Beach Fire Department, shall be pruned to provide clearance of three times the height of the understory plant material or 10 feet, whichever is greater (see figure above). New trees and tree-form shrubs may comply with the lesser if sufficient height is not available to achieve 10 feet. Dead and excessively twiggy growth shall be removed.

2. Plant Group Spacing.
a) Trees and tree-form shrubs shall be single specimens or in a maximum grouping of three plants. Groupings shall be separated by a distance of 10’ (see figure above). Other limited grouping arrangements and spacing may be acceptable if approved by LBFD.
b) Trees shall be single specimens or in a maximum grouping of three plants. Groupings shall be separated by a distance of 10 feet (see figure above). Other limited grouping arrangements and spacing may be acceptable if approved by LBFD.
c) Plant specimens listed in the LBFD “Defensible Space and Home Guideline; Suggestions for Plants and Vegetation” (accessible on the LBFD website) shall comply with plant groupings and spacing requirements specified in this Guideline.

Shrub Height
x
Shrub massing exceeding 18” in height
3 times
between two
nearest edges
of adjacent
islands

3.00'

10.00'

10.00'

0.000

0.000

0.000

0.000

0.000
BD point
BD point
BD point
BD point
BD point
N 38Ā03'44" W 39.04'
N 41Ā28'13" W 66.81'
A POR. OF LOT 27
SE'LY LINE OF LOT 27
PCL 1
PCL 3
8 10
Buried
6" drain outlet
6" drainline
32"
Buried Buried 4" drainline
Lift track
Lift track
34"
8" drain outlet
Buried 8" drainline
24"
Lift controller box
30"
36" conc stairs
36" conc stairs
36" conc stairs
15 15
20 30
40 20
20 20
20 30
30 30
30 30
40 40
40 40
50 60
70 80
90 100
50 50
60 60
70 70
80 80
90 90
100

95.8 95.7
100.2 101.9
101.7 101.8

79.1 79.0

75.2 74.5

71.9 80.6

81.1 79.2

79.0 79.4 80.4

80.8 86.6 86.5

86.9 86.9

15.0 15.3

15.6 15.5

15.9 15.4

15.2 15.4

15.1 15.3

15.8 16.8

16.8 15.2

17.6 24.9

27.6 31.3

40.7 42.4

80.4 80.5

55.9 55.1

53.653.5

53.0 52.5

49.4 44.0

38.7 31.1 31.5

80.6 82.2 83.4

93.8 85.4

74.9 80.1

92.7 76.2

75.3 78.3

82.8 93.4

99.7 89.8

84.3 68.7

65.4 65.7

70.2 65.2

51.5 47.3

21.8 27.2

35.4 47.1

39.7 63.0

75.2 67.4

70.3 58.9

48.4 47.7

52.8 40.8

35.2 32.5

26.1 20.7

25.2 47.7

38.7 14.4

14.1 14.0

14.4 21.6

50.8 61.6 63.7

76.1 76.0

72.97 72.91

84.75 91.19

81.27 81.29

82.10 82.21

72.98 81.07

73.02 72.99

72.97 72.99

72.99 72.97

53.97 53.40

49.46 45.96 44.36 43.46

38.94 33.81

91.03 bottom of eave

91.15 bottom of eave

15.46 20.05 15.55

19.57 28.79

48.50 49.33

60.62 63.58

64.76 65.36

67.07 69.58

72.88 76.49

78.20 95.90

91.26 85.39

81.29 53.97 53.98

15.40 71.51 70.90 69.22

16.04 16.53

18.21 45.52 43.23
127.07 top of roof at edge 125.65 top of roof at edge 130.18 top of roof at edge 118.04 Deck

83.26 Deck
103.97 Roof ridge

73.28 Threshold76.00 T.W.

75.98 T.W.

82.28 T.W. 85.00 T.W.
102.05 T.W. 127.21 Deck above bldg
Existing building
+26.00' F.S
per Civil dwgs
100' FUEL MODIFICATION BOUNDARY FOR VHFHSZ PROPERTIES
R
R
R
RR
R
R
R
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
SEE SHEET L-04 FOR PLANT LEGEND AND NOTES
RHU INTx
MAL LAUx
MAL LAUx
ECH FASx
ENC CALx
MAL LAUx
ATR BREx
MAL LAUx
ROCK
ROCK
ROCK
RHU INTx
ALO ARBx

FUEL MOD MAINTENANCE NOTES REQUIRED

FOR SUBMITTAL
R
group of
one
group of
two
group of
one PHO CANx
PHO CANx
group of
one
ERY SPPx
MATCHLINE -- SEE SHEET L-04
8 1 Gal

RHU INT
Total site
5 1 Gal

BAC CON
Total site
13 1 Gal

ENC CAL
Total this sheet
--
Seed. BLF HYD
--
1 Gal OPU LIT
221 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof FIRE DEPARTMENT-AM&M 14- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 F.15 February 02 2026

DELTA B
Attachments 3a and 3b
Preliminary Landscape Plan and Fuel
Modification Plan Set
Attachment 4
City of Laguna Beach Fuel Modification/Fuel
Break Map
Attachment 4
City of Laguna Beach Fuel Management Zones Map 31985 South Coast Highway, Laguna Beach, CA AM&M SOURCE: City of Laguna Beach Fuel Management Zones - ESRI Project Site
222 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof EXTERIOR LIGHTING PLAN- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 L
.
1 February 02 2026
DELTA
B
24R x 6"

FIREPLACE
DOWN

ELEVATOR

FIREPLACE
DINING
11R x 6"
13R x 6"
21R x 6 5/8"
DOWN
UP
N
42" H GLASS GUARDRAIL

TRASH AREA
GARAGE
LOGGIA

FAMILY ROOM KITCHEN
HER
CLOSET
MASTER
BATH
MASTER

BEDROOM
HIS
CLOSET
CHEF'S

KITCHEN

1.5%
6%
BBQ
PIZZA
OVEN
LIVING
ROOM

LINE OF SKYLIGHT ABOVE
POWDER

MOTOR COURT

DECK BELOW

DECK BELOW
10%
SHELF

SERVICE YARD
24R x 6"
2'-9"
2'-3"
1'
5'
2'-5 3/4"
16'-6"
4'
11'-6" 7'-6 3/4" 19'-4" 7'-9 3/4"
18'-7 1/2" 5'-7 1/4"
2'
24'-2 1/2"
1'
34'-3/4" 3'
1'
3'
42" H GLASS GUARDRAIL
42" H GLASS GUARDRAIL

COAT CLOSET SEAT
ENTRY
SHOWER
14%
14%
14%
1"
SLOPE
SLOPE
SLOPE
SLOPE
DECK
DECK

SIDE YARD SETBACK
BENCH
TUB
24R x 6"
12R x 6"
12R x 6"

STEEL GRATE

STRIP DRAIN
FRONT

COURTYARD
3 RD 8.5'X 20' PARKING SPOT
DOWN
UP
10R x 6 1/4"
5'-1 1/2"
10 1/2"
5' 2'-7" 2'-6"
1'-10"
2'-6"
1'-10"
2'-6"
1'-10"
2'-6" 15'-1 7/8" 2'-6" 12'-3 5/8" 3'
6"
6'-5" 19'-4" 10'-3 3/4" 4'-8 3/4" 18'-6"

STEEL GRATE

STRIP DRAIN

STEEL GRATE

CONCRETE
STONE

COBBLESTONE

STONE PAVERS

STEEL GRATE

STRIP DRAIN

URN PLANTER

MAIL BOX
14%
6%
FRONT

SETBACK
LINE

PROPERTY
LINE

OPEN TO
BELOW

EASEMENT
DOWN
DOWN
DOWN
4' PUBLIC
SIDE
WALK
DOWN

SIDE SETBACK LINE

SIDE SETBACK LINE
DOWN
1/2"
ENTRY
GATE
4 TH 8.5'X 20' PARKING SPOT
UP
UP

DRIVEWAY

SIDE YARD SETBACK

DECK BELOW

PROPERTY LINE

PROPERTY LINE

FRONT YARD SETBACK

RIGHT OF WAY
DOWN
2'-6"

DRIVEWAY ELECTRIC GATE
5' HIGH STEEL GATE

LINE OF SKYLIGHT ABOVE
DOWN
UP

ELC PNL
WATER

FEATURE
WATER

FEATURE
DOWN
UP
24R x 6"

ELEVATOR

PLANTER
11R x 6"
13R x 6"
UP21R x 6 5/8"
N
DECK
DECK

MECHANICA DECK BELOW

DOWN UP
24R x 6"
42" H GLASS GUARDRAIL
LINEN
BENCH
24R x 6"
12R x 6"
12R x 6"
LOWER
PATIO
BED #3
LOUNGE
OFFICE

LAUNDRY MECHANICAL ROOM

LOWER COURT YARD
GYM

IRONING AREA

OPEN TO
ABOVE

TOWEL STORAGE
BED #2

SNOOKER TABLE
(4'-6"x9')

OPEN TO ABOVE

MEDITATION
SPACE

SLIDING DOORS
SHOWER
TUB

SINK REF UNDER

FIREPLACE
DATA
ROOM
BED #4
B A
C
D
B
D
D
UP
BATH #3
BATH #2
SHOWER
BATH #4
SHOWER
SHOWER
CLOSET
CLOSET
DOWN
DOWN
A
A
A
A
BATH #5
BATH #6
DOWN

SIDE SETBACK LINE
FRONT

SETBACK
LINE

PROPERTY LINE

PROPERTY
LINE

SIDE SETBACK LINE
UP
UP
CADY
CADY
CADY

PROPERTY LINE
UP

SIDE SETBACK LINE
UP
11R x 6"
UP
13R x 6"
N
DECK

STEEL GRATE STRIP DRAIN

STEEL GRATE STRIP DRAIN
42" H GLASS GUARDRAIL
42" H GLASS GUARDRAIL

BATHROOM

GENERATOR
WALL
SHOWER

POOL EQUIPMENT UP
BAR

MECHANICAL AREA
SHOWER

DOWN UP
24R x 6"
DOWN
UP12R x 6"
DOWN
UP
12R x 6"

STEEL GRATE STRIP DRAIN

HVAC CONDENSORS
UNITS

WATER FILTRATION
DEVICE
WALL
SHOWER

LAP POOL

POOL LOUNGE

JACUZZI ELEVATOR
DOWN
5' H POOL ENCLOSURE GATE

SIDE SETBACK LINE
FRONT

SETBACK
LINE

PROPERTY LINE

PROPERTY
LINE

PROPERTY LINE
MAIN FLOOR PLAN 1/8" = 1'-0" MIDDLE FLOOR PLAN 1/8" = 1'-0" LOWER FLOOR PLAN 1/8" = 1'-0"

LED HIGH-EFFICACY

RECESSED CAN FIXTURE

SYM DESCRIPTION WATTAGE

LED HIGH-EFFICACY WALL

SCONCE FIXTURE

STEP LIGHT
3 WATTS
3 WATTS
5 WATTS
200 LUMEN
200 LUMEN
200 LUMEN

LUMEN QTY MANF
9 TBD
42 66
TBD
TBD

LED HIGH-EFFICACY UP
LIGHT
3 WATTS 200 LUMEN 3 TBD
223 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof RECORD OF SURVEY- 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 R-S.1 February 02 2026

DELTA B
224 of 1550
GSPublisherVersion 0.0.100.100
geoff sumich design geoff sumich design geoff sumich design geoff sumich design geoff geoff sumich design geoff sumich design geoff sumich design geoff sumich geoff sumich design geoff sumich design geoff geof STAKING PLAN - 888 PACIFIC HOLDINGS LLC31985 COAST HIGHWAY,LAGUNA BEACH, CA92651 ST .
1 February 02 2026
DELTA
B
N
8'-
3 3/4"
18'-5
1/4"
6'
3'-6"
23'-9
1/4"
1'-
3/4"
2'-8
3/4"
3'-9
1/2"
10'-1"
3'-6"
7'-7
5/8" 13'-2
1/8" 20'-10
1/4"
93'-11"
7'-9
7/8"
6'-10
7/8"
54'-
6 7/8"
7'-7
3/4"
1'-5" 8'-5
3/4"
101°
83°
28°
8°
33°

0.000
BD point

0.000
BD point

0.000
BD point

0.000
BD point

0.000 BD point

0.000
BD point

0.000

0.000
N BD point59°21'30" E 99.58'
N 59°21'30" E 91.85'
N 30°38'30" W 49.66'
R
=
1 4
6 0 .0
0 ' =
0 °
5 9 ' 2
9 "
L
=
2 5 .2
6 '
R
=
1 4
6 0 .0
0 ' =
1 °
1 0 ' 4
7 "
L
=
3 0 .0
6 ' BD point

0.000
BD point (maybe wrong desc)
PCL 1

3.00'

2.00'
9 10.00'
18 2.00'

2.00'
4 6
6 R
=
1 6
0 .0
0 ' =
1 °
5 8 ' 2
1 "
L
=
5 0 .2
6 '
PCL 2
PCL 2
PCL 5
INST. NO. 2024000117565 O.R. 10.00'

13.00'
N 59°21'30" E 159.19'

8.00'

8.00'

7.17' BD point NW 0.18'
N
36 °
52'30
"
W

49.96'
156 .7
151 .6
147 .2
147 .8
146 .4
144 .9
143 .9
143 .9
143
143
.9
.8
144 .6
146 .2
160 .5
161 .5
161 .5
161 .5
161 .0
160 .6
160 .6
159 .2
158 .9
158 .6
155 .8
159 .1 160 .1 157 .4
154 .2
150 .1
149 .8
147 .8
150 .3
151 .3
151
148
.7
.5
147 .8
145 .6
145 .5
144 .7
146 .2
146 .7
146 .6
146 .0
145 .5
129 .7
128 .9
127 .7
126 .9
26 .8
127 .0
23 .7
123 .8
124 .6
124 .1
123 .6
130 .0
128 .2
127 .6
156 .2
156 .9
157 .5
159 .2
156 .8
155 .0
153 .9
153 .9
151
150
.8
.1
148 .7
148 .8
147 .0 147 .9
146 .8
142 .3
142 .3
158 .8
158
157
.8
.7
151 .5
148 .0
146 .1
140 .4
145 .3
147 .4
149 .4
139 .1
138 .8
131 .3
27 .6
138 .7
134 .7
132 .0
128 .6
128 .6
124 .5
158 .7
158 .8
155 .3
144 .9
150 .5
152 .9
153 .7
153 .1
156 .7
153 .9
154 .4
149 .4
147 .2
151 .0
142 .3
139 .3
148
146
.5
145
.6
.0
146 .0
144 .9
147 .5
149 .9
151 .0
149 .3
149 .0
149 .8
146 .9
146 .3
150 .6
141
140
.9
.9
139 .3
137 .3
132 .9
134 .7
133 .1
133 .0
131 .8
131 .8
143 .1
145 .8
147 .0
160
160
.5
.4
151 .6
151 .6
136 .0
141 .5
136 .6
139 .6
136 .1
141 .6
135 .4
132 .9
139 .0
133 .3
130 .4
127 .8
123 .7
133 .7
132 .8
132 .2
128 .7
128 .6
136 .2
133 .5
129 .5
125 .9
152 .98
157 .62
158 .15
158 .52
158 .68
159 .40
160 .05
160 .20
160 .32
160 .62
160 .78
160 .94
155 .82
158 .89
153 67 . 153 .70
156 .41
153 .44
153 .54
151 .64
160 .35
160 .41
155 .94
153 .11
151 .27
148 .72
137 .55
161 .34
160 .75
157 .97
155 .03
153 .08
152 .17
158 .02
159 .35
158 .81
157 .98
158
157 .93
.25
158 .23
158 .36
158 .35
155 .01
157 .55
148 98 .
159 .62
159 .57
160 .63
160 .70
160 .71
160 .71
160 .82
160 .94
161 .18
161 .58
152 .57
150 .31
150 .14
155 .56
155 .17
151 .41
145 .78
145 .16
145 .08
150 .27
150 .25
151 .49
153 .45
153 .02
153
152
.00
.92
152 .96
152 .93
153 .26
153 .48
153 .27
153 .27
153 .32
153 .35
153 .38
153 .33
153 .27
153 .27
145 .64
144 .92
138 .00
137 .97
137 .95
137 .63
144 .82
144 .24
142 .54
142 .48
153 .85
153 .84
153 .70
153 .54
154 .10
156 .61
159 .08
159 .57
159 .29
159 .22
159 .90
159 .85
160 .24
160 .32
159 .38
159 .36
158 .96
160 .48
160 .54
160 .58
161 .36
160 .82
160
160
.45
.48
160 .77
153 .51
153 .62
153 .45
161 .51
160 .61
160 .42
159
159
.48
.40
159 .12
158 .89
154
152
.29
.12
151 .37
150 .03
150 .20
160 .54
160 .53
160 .46
159
159
.73
.56
156 .54
153 .52 153 51 .
153 .75
153 .44
153 .34
153 .31
153 .44
153 .53
153
153
.62
.65
153 .51
153 .44
151 .99
150 .06
148 .34
148
147
.28
.44
145 .08
146 .08
146 .36
147 .36
148 .13
150 .22
150 .13
153 .62
153 .59
153 .11
153 .13
153 .09
160 .53
160 .12
128 .51
122 .40
153.55 Deck
153.77 G .F .F .
158 .25 T .C .
158 .91 T .C .
159 .35 T .C .
159 .39 T .C .
158 .99 T .C .
159 .51 T .C .
160 .02 T .C .
160 .48 T .C .
160 .62 T .C .
160 .80 T .C .
160 .44 T .C .
160 .63 T .C .
160 .80 T .C .
161 .60 T .C .
161 .71 T .C .
153.97 Threshold
175.43 Top of roof
164.13 T .W .
164.14 T .W .
160.50 T .W .
160.02 T .W .
160.57 T .W .
145.89 T .W .
148.56 T .W .
142.37 T .W .
146.46 T .W .
143.88 T .W .
142.55 T .W . 147.84 T .W .
151.75 T .W .
151.76 T .W .
149.17 T .W .
142.52 T .W .
128.18 T .W .
142.41 T .W .
145.65 T .W .
152.44 T .W .
160.56 T .W .
159.58 T .W .
160.55 T .W .
164.43 T .W .
160.78 T .W .
164.17 T .W .
158.78 T .W .
158.74 T .W .
154.51 T .W .
155.79 T .W .
150.13 T .W .
146.96 T .W .
145.66 T .W .
163.94 T .W .
163.91 T .W .
150.30 T .W . 151.11 T .W .
151.30 T .W .
142.30
140
T .W .
.81 T .W .
124.73 T .W .

Water valve
Fire hydrant
Gas
Telephone
meter
box
Water
Cable
meter
TV box
Electric box
Electric box
Water meter
Temp power pole
TR 6
24" temp pump
Telephone box
24"
TR 3
Wood stairs
3" riser
TG = 153.46
Downspout
TR 4
15"
4" drain outlet
Wood stairs
Gas meter
Electric box
Telephone box
Water meter
Heavy vegetation
AC unit
Buried wall
TR 5
Buried wall
Downspout
3" drain outlet
TG = 153.27
TG = 153.40
TG = 153.39
emp pump
121 .60
Existing building
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160 160
Fd . tag LS 4653
Fd . tag LS 4653
Fd . tag LS 5748
Fd . tag LS 4653
153 .74 top of trellis
153 .75 top of trellis
154 .19 top of
154
trellis
.18 top of trellis
170 .72 bottom of eave
171 .31 bottom of eave
159 .52 top of roof at edge
159 .51 top of roof at edge
159 .51 top of roof at edge
158 .10 top of roof at edge
158 .08 top of roof at edge
170 .60 top of roof at edge
170 .93 top of roof at edge
N
10'-9
3/4" 15'-2" 24'-21/2" 34'-3/4"
4' 5'-3" 23'-10" 20'-3
1/4" 9'-10
3/4" 5'-2
1/8" 4'-5
7/8"
5'-113/4" 3'-111/8" 12'-107/8" 6'-5" 17'-2
3/4" 20' 7'-71/2" 4'-3" 2'-9" 51'-71/4"
59'-
1/2"
4'
3'-9
1/2" 36'-3
3/4" 6'-6
3/4"
3'-2
1/4"
6'-3
3/4"
1'-1
1/2"
5'-2
1/2" 10'-7"
11 7/8"
5'-2
1/2" 14'-23/4" 11'-107/8"
2'-8
5/8"
2'-6"
5'-3
1/2" 10'-2
7/8" 35'-9
7/8" 4'-8
3/4" 9'-9
1/4" 8'-8
3/4"
9'-10
3/4"
4'-2" 11' 1'-6" 14'-
3/8" 35'-3
7/8"
6"
4'-8
3/4" 4'-8"
5'-1
1/4" 4'-6
3/4"
10'-7
1/2"
5'-9
1/4" 8'-83/4"
20'-7
3/4" 25'-4
3/4" 16'-5
1/2"
11'-10
1/2"
19'-
1/2" 5'-7
1/4"
48'-11
1/2"
27'-3
1/2"
8'-3"
18'
36'-4
1/4"
P8
+164,50'
P7
+164,50'
P6
+164,50'
+164,50'
P5
+164,50'
P4
P3
+164,50'
P2
+164,50'
P1
+164,50'
+165,50'
C5
C4
+165,50'
C3
+165,50'
C2
+165,50'
C1
+165,50' T.W
C7
+165,50'
B10
+167,50'
B8
+167,50'
B7
+167,50'
B6
+167,50'
B4
+167,50' T.W
B3
+167,50'
+164,50'
P9
+164,50'
P10
P11
+164,50'
P12
+164,50'
B1
+167,50'
B2
+167,50'
B5
+167,50' T.W
B9
+167,50'
+165,50'
C6
D1
+152.00'
D2
+152.00'
D3
+152.00'
D4
+152.00'
D5
+152.00'
D6
+152.00'
D7
+152.00'
D8
+152.00'
E1
+140.00'
E2
+140.00'
E3
+140.00'
E4
+140.00'
+140.00'
E5
E6
+140.00'
E7
+140.00'
E8
+140.00'
J3
+149.50'
J2
+149.50'
J1
+149.50'
+166.30'
F3
+166.30'
F2
G2
+161.80'
G3
+161.80'
G5
+161.80'
G8
+161.80'
G7
+161.80'
G6
+161.80'
O1
+162,00'
O2
+162,00'
O3
+162,00'
O4
+162.00'
J4
+149.50'
J5
+149.50'
+165.14'
K1
K2
+163.89'
+162.90'
L1
+162.90'
L2

PROPERTY LINE

PROPERTY LINE
FRONT

SETBACK
LINE

SIDE SETBACK LINE

PROPERTY
LINE

SIDE SETBACK LINE
STAKING PLAN 1/4" = 1'-0"

STAKING LEGEND

ID HEIGHT
B1 167.50'
B2 167.50'
B3 167.50'
B4 167.50'
B5 167.50'
B6 167.50'
B7 167.50'
B8 167.50'
B9 167.50'
B10 167.50'
C1 165.50'
C2 165.50'
C3 165.50'
C4 165.50'
C5 165.50'
C6 165.50'
C7 165.50'
P1 164.50'
P2 164.50'
P3 164.50'
P4 164.50'
P5 164.50'
P6 164.50'
P7 164.50'
P8 164.50'
P9 164.50'
P10 164.50'
P11 164.50'
P12 164.50'
O1 162.00'
O2 162.00'
O3 162.00'
O4 162.00'
D1 152.00'
D2 152.00'
D3 152.00'
D4 152.00'
D5 152.00'
D6 152.00'
D7 152.00'
D8 152.00'
E1 140.00'
E2 140.00'
E3 140.00'
E4 140.00'
E5 140.00'
E6 140.00'
E7 140.00'
E8 140.00'
J1
161.80'
G2
161.80'
G3
161.80'
G5 161.80'
G6
161.80'
G7
161.80'
G8
F2 166.30'
F3 166.30'
ID

ALLOWABLE
HEIGHT
HEIGHT

ALLOWABLE
HEIGHT
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
168.50'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
170.00'
169.10'
170.00'
170.00'
166.50'
159.98'
164.50'
158.00'
158.00'
170.00'
158.00'
158.00'
158.00'
158.00'
159.98'
154.21'
142.96'
146.12'
147.40'
158.00'
158.00'
158.00'
149.50'
J2 149.50'
J3 149.50'
J4 149.50'
J5 149.50'
153.94'
158.00'
153.94'
158.00'
158.00'
166.30'
166.30'
174.40'
174.40'
159.35'
159.35'
161.73'
161.73'
K1 165.14' 164.50'
K2 163.89' 162.69'
L1 162.90' 157.00'
L2 162.90' 157.69'
225 of 1550
11 9 12 13 18 19 4 6 69 8 T/SLAB=128.00 INDOOR JACUZZI INDOOR LAP POOL F.F.=140.00 F.F.=140.00 F.F.=140.00 INSTALL BACKDRAINS FOR ALL RETAINING WALLS MATCH LINE MATCH LINE F.F.=129.50 139 Avenida Navarro San Clemente, CA 92672 949.492.8586 www.toalengineering.com CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY A B C D E F G H 123456 A B C D E F G H No. 57587 REGISTERED PROFESS IONAL ENGINEER STA T E OF CA L I FORN I ACALEB R IOS C I V I L CALEB RIOS R.C.E. 57587 DATE: 1/8"=1' N/A N/A 1/28/2026 M.F.B. M.F.B. C.R. 1 4 C1 PRELIMINARY GRADING PLAN 24071 ####
888 PACIFIC HOLDINGS LLC
POR. LOT 27 & 28, THREE ARCHES PALISADES NO. 2
31987 COAST HIGHWAY, LAGUNA BEACH, CA 92651 888 PACIFIC HOLDINGS LLC C/O GEOFF SUMICH DESIGN ... SEE SHEET C3 FOR EASEMENT NOTES " X " AND " X " 8 10
MATCH LINE MATCH LINE 139 Avenida Navarro San Clemente, CA 92672 949.492.8586 www.toalengineering.com CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY A B C D E F G H 123456 A B C D E F G H No. 57587 REGISTERED PROFESS IONAL ENGINEER STA T E OF CA L I FORN I ACALEB R IOS C I V I L CALEB RIOS R.C.E. 57587 DATE: 1/8"=1' N/A N/A 1/28/2026 M.F.B. M.F.B. C.R. 2 4 C2 PRELIMINARY GRADING PLAN 24071 ####
888 PACIFIC HOLDINGS LLC
POR. LOT 27 & 28, THREE ARCHES PALISADES NO. 2
31987 COAST HIGHWAY, LAGUNA BEACH, CA 92651 888 PACIFIC HOLDINGS LLC C/O GEOFF SUMICH DESIGN ... SEE SHEET C3 FOR EASEMENT NOTES " X " AND " X " SECTION 139 Avenida Navarro San Clemente, CA 92672 949.492.8586 www.toalengineering.com CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY A B C D E F G H 123456 A B C D E F G H No. 57587 REGISTERED PROFESS IONAL ENGINEER STA T E OF CA L I FORN I ACALEB R IOS C I V I L CALEB RIOS R.C.E. 57587 DATE: N/A N/A N/A 1/28/2026 M.F.B. M.F.B. C.R. 3 4 C3 SECTIONS AND DETAILS 24071 ####
888 PACIFIC HOLDINGS LLC
POR. LOT 27 & 28, THREE ARCHES PALISADES NO. 2
31987 COAST HIGHWAY, LAGUNA BEACH, CA 92651 888 PACIFIC HOLDINGS LLC C/O GEOFF SUMICH DESIGN ... EASEMENT NOTES 31985 COAST HIGHWAY APN: 056-160-03 NUMBERING SEQUENCE PER CHICAGO TITLE COMPANY PRELIMINARY TITLE REPORT NO. 58602402525-CB DATED APRIL 19, 2024. INDICATES PLOTTED HEREON EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.) EFFECT OF EASEMENT IN FAVOR OF THE WHITING COMPANY FOR WATER LINE PURPOSES RECORDED MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) EFFECT OF DECLARATION OF RESTRICTIONS RECORDED JULY 26, 1929 IN BOOK 300. PAGE 94 OF OFFICIAL RECORDS. (BLANKET IN NATURE.) EFFECT OF EASEMENT FOR EGRESS, INGRESS AND REGRESS PURPOSES OVER A PORTION OF PARCEL 1 AS GRANTED BY DEED TO ALICE MALCOMSON RECORDED JULY 16, 1929 IN BOOK 31, PAGE 37 AND BY DEED RECORDED SEPTEMBER 13, 1929 IN BOOK 314, PAGE 65, BOTH OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) EFFECT OF EASEMENT FOR EGRESS, INGRESS AND REGRESS PURPOSES OVER A PORTION OF PARCEL 1 AS GRANTED BY DEED TO ALICE MALCOMSON RECORDED 13, 1931 IN BOOK 453, PAGE 421 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) EFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTS PORTION OF PARCEL 1. PLOTTED HEREON.) EFFECT OF DECLARATION OF RESTRICTIONS RECORDED AUGUST 14, 1975 IN BOOK 11483, PAGE 1945 OF OFFICIAL RECORDS. MODIFICATIONS TO SAID RESTRICTIONS RECORDED JANUARY 10, 1994 AS INSTRUMENT NO. 1994-19301 OF OFFICIAL RECORDS. (BLANKET IN NATURE.) EFFECT OF MATTERS CONTAINED IN THE DOCUMENT ENTITLED" 1000 STEPS SOUTH LAGUNA BEACH AGREEMENT" RECORDED JANUARY 13, 1984 AS INSTRUMENT NO. 1984-44253 OF OFFICIAL RECORDS. (NOT PLOTTED. OUTSIDE OF SURVEY AREA.) EFFECT OF MATTERS CONTAINED IN THE DOCUMENT ENTITLED "AGREEMENT CONCERNING ADMINISTRATIVE USE PERMIT" RECORDED FEBRUARY 16, 1995 AS INSTRUMENT NO. 1995-65097 OF OFFICIAL RECORDS. (BLANKET IN NATURE.) EFFECT OF EASEMENT IN FAVOR OF THE CITY OF LAGUNA BEACH FOR STREET PURPOSES RECORDED MARCH 9, 2009 AS INSTRUMENT NO. 2009-108622 OF OFFICIAL RECORDS. (AFFECTS THE NE'LY 10' OF PROPERTY. PLOTTED HEREON.) EFFECT OF SEWER EASEMENT AGREEMENT BETWEEN WEST COAST HOLDINGS, LLC AND KIM H PEARMAN, AS TRUSTEE OF THE PEARMAN TRUST, RECORDED FEBRUARY 2, 2018 AS INSTRUMENT NO. 2018-40033 OF OFFICIAL RECORDS. (EASEMENT LOCATED NORTHWEST OF PROPERTY. PLOTTED HEREON.) 89101112131416171819 31987 COAST HIGHWAY APN: 056-160-41 NUMBERING SEQUENCE PER FIRST AMERICAN TITLE COMPANY PRELIMINARY TITLE REPORT NO. O-SA-7090740 DATED APRIL 4, 2024. NDICATES PLOTTED HEREON EFFECT OF ROW DEDICATION TO THE STATE OF CALIFORNIA BY DEED RECORDED JUNE 19, 1925 IN BOOK 592, PAGE 103 OF DEEDS. (PLOTTED HEREON.) EFFECT OF EASEMENT IN FAVOR OF SAN DIEGO CONSOLIDATED GAS & ELECTRIC COMPANY FOR PUBLIC UTILITIES PURPOSES RECORDED AUGUST 5, 1926 IN BOOK 665, PAGE 312 OF DEEDS. (NOT PLOTTABLE FROM RECORD.) EFFECT OF EASEMENT IN FAVOR OF THE WHITING COMPANY FOR WATER LINE PURPOSES RECORDED MAY 12, 1927 IN BOOK 41, PAGE 351 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) EFFECT OF DECLARATION OF RESTRICTIONS RECORDED JULY 26, 1929 IN BOOK 300. PAGE 94 OF OFFICIAL RECORDS. MODIFICATIONS TO SAID RESTRICTIONS RECORDED SEPTEMBER 13, 1929 OF OFFICIAL RECORDS. (BLANKET IN NATURE.) EFFECT OF EASEMENT FOR INGRESS, EGRESS AND REGRESS OVER, ACROSS AND ALONG THE SOUTHEASTERLY 3 FEET OF PARCELS 1 AND 2 TO BE USED WITH THE OWNERS OF THE REMAINDER OF THE SOUTHEASTERLY 50 FEET OF LOT 27 OF THREE ARCHES PALISADES NO. 2. (PLOTTED HEREON.) EFFECT OF ROW DEDICATION CONVEYED TO THE STATE OF CALIFORNIA BY DEED RECORDED APRIL 19, 1932 IN BOOK 552, PAGE 71 OF OFFICIAL RECORDS. (AFFECTS PORTIONS OF PACELS 3 AND 4. PLOTTED HEREON) EASEMENT IN FAVOR OF SOUTH COAST WATER DISTRICT FOR A TUNNEL FOR SEWER PIPE LINE PURPOSES RECORDED IN BOOK 2504, PAGE 621 OF OFFICIAL RECORDS. TERMS AND PROVISIONS RECORDED FEBRUARY 16, 2011 AS INSTRUMENT NO. 11-86900 OF OFFICIAL RECORDS. (AFFECTS PROPERTY. PLOTTED HEREON.) 45678910 T/SLAB=128.00 INDOOR JACUZZI INDOOR LAP POOL F.F.=140.00 F.F.=140.00 F.F.=140.00 INSTALL BACKDRAINS FOR ALL RETAINING WALLS MATCH LINE MATCH LINE F.F.=129.50 139 Avenida Navarro San Clemente, CA 92672 949.492.8586 www.toalengineering.com CIVIL ENGINEERING LAND SURVEYING STORMWATER QUALITY A B C D E F G H 123456 A B C D E F G H No. 57587 REGISTERED PROFESS IONAL ENGINEER STA T E OF CA L I FORN I ACALEB R IOS C I V I L CALEB RIOS R.C.E. 57587 DATE: 1/8"=1' N/A N/A 1/28/2026 M.F.B. M.F.B. C.R. 4 4 C4 CUT AND FILL EXHIBIT 24071 ####
888 PACIFIC HOLDINGS LLC
POR. LOT 27 & 28, THREE ARCHES PALISADES NO. 2
31987 COAST HIGHWAY, LAGUNA BEACH, CA 92651 888 PACIFIC HOLDINGS LLC C/O GEOFF SUMICH DESIGN ... EARTHWORK QUANTITIES: LEGEND:

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
JANUARY 2026
June 30, 2025: City comments
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
Jan 19, 2025: Wall/stair change

3.00'

2.00'

10.00'

2.00'

2.00'

40.00'

10.00'

13.00'

35.00'

8.00'

8.00'

0.000

0.000

0.000

0.000 0.000

0.000 0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000
BD point
BD point
BD point
BD point BD point
BD point BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point (maybe wrong desc) BD point NW 0.18'
N 59Ā21'30" E 330.81'
N 59Ā21'30" E 99.58'
N 59Ā21'30" E 332.35'
N 59Ā21'30" E 91.85'
N 30
Ā38'30" W 49.66'
R = 1 4
6 0 .0
0 ' = 0
Ā5 9 ' 2 9 " L = 2
5 .2
6 '
R = 1 4 6 0 .0 0 ' = 1Ā1 0 ' 4 7 " L = 3 0 .0 6 '
R = 1 4 6 0 .0 0 ' = 1Ā5 8 ' 2 1 " L = 5 0 .2 6 '
N 53Ā07'30" E 40.00'
N 36Ā52'30" W 49.96'
N 36Ā52'30" W 136.01'
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28

SOUTH COAST HIGHWAY
PCL 1
E'LY LINE OF LOT 27
31985 COAST HWY
INST. NO. 2024000116693 O.R.

SW'LY ROW LINE PER
R.S.B. 3/16-17 &

SW'LY DEED LINE PER
BK. 552, PG. 71 O.R.

L
C
31987 COAST HWY
INST. NO. 2024000117565 O.R.

INST. NO. 2024000116693 O.R. PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 1
PCL 2
PCL 5
INST. NO. 2024000117565 O.R.

BK. 592, PG. 103 O.R.
1 1
9 1
2 1
3 1
8 1
9 4
6 6
9 8
N 59Ā21'30" E 159.19'
N 30
Ā38'30" W 35.00'

7.17'

9.47'
Water valve
Electric vault
Light pole
Gas meter
Fire hydrant
Telephone box
Water meter
Cable TV box
Electric box
Electric box
Water meter
Temp power pole
TR6
24" temp pump
Telephone box
24"
TR3
Wood stairs
3" riser
TG=153.46
Downspout
TR4
15"
4" drain outlet
Wood stairs
Gas meter
Electric box
Telephone box
Water meter
Electric vault
Heavy vegetation
AC unit
Buried wall
TR5
Buried wall
Downspout
3" drain outlet
TG=153.27
TG=153.40
TG=153.39
Buried conc stairs
TR7
24" temp pump
Lift track
16"
Buried wall
Sewer CO
TR8
34"
TR1
90 110
100
80 80
90 90
100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160
160 160
Fd. tag LS4653
Fd. tag LS4653
Fd. tag LS5748
Fd. tag LS4653
121.4
121.3
121.3
121.4
121.2
121.2
121.3
121.4
121.5
120.8
121.6
156.7
147.2
151.6
146.4
147.8
144.9
143.9
143.9
143.9
143.8
144.6
146.2
160.5
161.5
161.5
161.5
161.0
160.6
160.6
159.2
158.9
158.6
155.8
159.1 160.1 157.4
154.2
150.1
149.8
147.8
150.3
151.3
122.1
123.0
123.8

95.8 95.7
100.2
101.9
101.7
101.8
118.7
117.9

79.1 79.0
151.7
148.5
145.6
147.8
144.7
145.5
146.2
146.7
146.6
146.0
145.5
129.7
128.9
127.7
126.9
126.1
125.7
126.0
126.8
127.0
123.7
123.8
124.6
124.1
123.6
123.5
123.6
130.0
128.2
127.6
126.9
126.6
126.0
125.7
125.3
123.4
124.5
124.2
124.0
121.7
119.7
118.2
116.5

80.6 81.1

79.2 79.0

79.4 80.4

80.8 86.6

86.5 86.9

86.9 92.5

80.4 80.5
156.2
156.9
157.5
159.2
155.0
156.8
153.9
153.9
151.8
150.1
148.7
148.8
147.0 147.9
146.8
142.3
142.3
158.8
158.8
151.5
157.7
129.0
140.4
146.1
148.0
115.4
145.3
147.4
149.4
139.1
138.8
127.6
131.3
123.6

80.6 82.2

83.4 132.0
134.7
138.7
128.6
128.6
124.5
124.1
123.8
124.4 124.3
114.9
118.3 117.9
158.7158.8
155.3
144.9
150.5
152.9
153.7
153.1
156.7
153.9
154.4
149.4
147.2
151.0
142.3
139.3
148.5
146.6
145.0
146.0
144.9
147.5
149.9
151.0
149.3
149.0
149.8
146.9
146.3
150.6
141.9
140.9
139.3
137.3
132.9
134.7
133.1
133.0
131.8
131.8
143.1
145.8
147.0
160.5
160.4
151.6
118.4
151.6
128.8
136.0
141.5
136.6
139.6
136.1
141.6
135.4
132.9
139.0
133.3
130.4
127.8
123.7
133.7
132.8
132.2
128.7
123.7
120.0
119.9
128.6
136.2
133.5
129.5
125.9
122.2
122.3
118.7
120.2
121.2
116.3
104.6

93.8 104.6

99.3 85.4

80.1 119.1
114.4
107.9
106.0
111.2
110.0
102.4
101.4

95.8 92.7

76.2 75.3

78.3 82.8

93.4 99.3
102.8
111.7

99.7 102.0

89.8 84.3
111.5 108.5

75.2 152.98
158.20
157.30
157.54
157.62
158.15
158.52
158.68
159.40
160.05
160.20
160.32
160.62
160.78
160.94
161.25
162.97
162.48
162.00
161.44
161.01
160.47
159.84
159.37
155.82
158.89
153.67
153.70
156.41
156.39
153.44
153.54
151.64
160.35
160.41
155.94
153.11
151.27
148.72
137.55
114.38
161.55
161.36
161.16
161.34
160.75
157.97
155.03
153.08
152.17
157.93
157.96
158.02
158.02
159.35
158.81
157.98
158.23
158.25
157.93
158.36
158.35
155.01
157.55
148.98
159.62
159.57
160.63
160.70
160.71
160.71
160.82
160.94
161.18
161.58
152.57
150.31 150.14
155.56
155.17
145.78
151.41
145.16
145.08
150.27
150.25
151.49
153.45
153.02
153.00
152.92
152.96
152.93
153.26
153.48
153.27
153.27153.32
153.35
153.38
153.33
153.27
153.27
145.64
144.92
116.71
138.00
137.97
137.63
137.95
125.67
144.82
144.24
142.54
142.48
117.80
120.79
121.49
113.70
119.96
120.00
113.75
106.96
101.77

95.91 84.75

91.19 81.27

81.29 82.10

82.21 81.07
153.85 153.84
153.70
153.54
154.10
156.61
159.08
159.57
159.29
159.22
159.90
159.85
160.24
160.32
159.38
159.36
158.96
160.53
160.48
160.54
160.58
161.36
160.82
160.45
160.48
160.77
153.51
153.62
153.45
137.87
116.61
117.26
143.29 roof ridge
144.50 roof ridge
147.96 bottom of eave
147.71 bottom of eave
124.83

72.88 76.49

78.20 161.51
160.61
160.42
159.48
159.12
159.40
158.89
154.29
152.12
151.37
150.03
150.20
161.86
161.97
160.54
160.53
160.46
159.73
159.56
156.54
153.52 153.51
153.44
153.75
153.34
153.31
153.44
153.53
153.62
153.65
153.51
153.44
150.06
151.99
148.34
148.28
147.44
145.08
146.08
146.36
147.36
148.13
150.22
150.13
153.62
153.59153.11
153.13
153.09
113.75
101.79

95.90 91.26

85.39 81.29
160.53
160.12
128.51
122.40
112.52
157.46 T.C.
157.70 T.C.
158.17 T.C.
158.25 T.C.
158.91 T.C.
159.35 T.C.
159.39 T.C.
158.99 T.C.
159.51 T.C.
160.02 T.C.
160.48 T.C.
160.62 T.C.
160.80 T.C.
160.44 T.C.
160.63 T.C.
160.80 T.C.
161.60 T.C.
161.71 T.C.
161.98 T.C.
121.60
118.54
153.75 top of trellis
153.74 top of trellis
154.19 top of trellis
154.18 top of trellis
170.72 bottom of eave
171.31 bottom of eave
140.21 bottom of eave
140.22 bottom of eave
155.85 top of roof at edge/roof ridge
155.83 roof ridge
155.98 roof ridge
159.52 top of roof at edge
159.51 top of roof at edge
159.52 top of roof at edge
159.51 top of roof at edge
159.51 top of roof at edge
158.10 top of roof at edge
158.08 top of roof at edge
155.54 top of roof at edge
155.27 top of roof at edge
155.30 top of roof at edge
156.02 top of roof at edge/roof ridge
149.14 top of roof at edge
148.11 top of roof at edge
148.20 top of roof at edge
144.29 top of roof at edge
127.07 top of roof at edge
125.65 top of roof at edge
130.18 top of roof at edge
170.60 top of roof at edge
170.93 top of roof at edge
160.76 bottom of window
160.87 bottom of window
153.55 Deck
132.40 Deck
121.34 Deck
118.04 Deck
153.77 G.F.F.
143.13 Roof ridge
155.85 Roof ridge
156.00 Roof ridge
7 Roof ridge
153.97 Threshold
175.43 Top of roof
167.24 Top of roof
164.13 T.W.
164.14 T.W.
160.50 T.W.
160.02 T.W.
160.57 T.W.
145.89 T.W.
148.56 T.W.
142.37 T.W.
146.46 T.W.
143.88 T.W.
142.55 T.W. 147.84 T.W.
151.75 T.W.
151.76 T.W.
149.17 T.W.
142.52 T.W.
128.18 T.W.
145.65 T.W.
142.41 T.W.
152.44 T.W.
160.56 T.W.
159.58 T.W.
160.55 T.W.
164.43 T.W.
160.78 T.W. 164.17 T.W.
158.78 T.W.
154.51 T.W.
158.74 T.W.
155.79 T.W.
146.96 T.W.
150.13 T.W.
145.66 T.W.
163.94 T.W.
163.91 T.W.
150.30 T.W.
151.11 T.W.
151.30 T.W.
142.30 T.W.
140.81 T.W.
129.53 T.W.
140.81 T.W.
124.73 T.W.
124.55 T.W.
123.74 T.W.
124.53 T.W.
124.05 T.W.
118.55 T.W.
102.05 T.W.
120.01 T.W.
118.47 T.W.
118.48 T.W.

82.28 T.W.

85.00 T.W.
136.15 Deck above bldg
127.21 Deck above bldg
Existing building
Existing building Existing building
Existing building
ding
Existing building
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
152,00' F.F
140,00'
151.9’
151,40'
158,12'
153,20'
155,20'
157,20'
128,00' F.S
158,70' F.G
151.64 F.S
152,00' T.W
151.60 FS
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S
151.60 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
161.8’ T.W
162’. TW
161.8 TW
161.8’ T.W
166.3’. TW
154 TW
153.1’ F.S

1.5%

PRELIMINARY

HARDSCAPE PLAN
Upper Portion
A
A
B
B
C
C

GENERAL REFERENCE LEGEND

A EXISTING WALL AND/OR FENCE TO REMAIN

B SETBACKS PER ARCHITECTURAL DRAWINGS
C EXISTING VEGETATION TO REMAIN. See Planting Plan for ID

D EXISTING UTILITY ELEMENT TO REMAIN
E EXISTING BLUFF VEGETATION TO BE REMOVED. See Planing Plan for revegetation

F APPROXIMATE LOCATION OF PRIOR GUNITE REMOVAL AND
REVEGETATION. STEEPEST PORTIONS TO RECEIVE EROSION CONTROL

MESH PER GEOTECHNICAL REPORT

G METAL MESH GRATE PER ARCHITECT'S DRAWINGS
H WALL OR PAVING ON STRUCTURE PER ARCHITECT'S DRAWINGS. This plan shows finishes only
I PROPOSED 4' WIDE CONCRETE SIDEWALK BEHIND EXISTING CURB, PER

CIVIL DRAWINGS

J CURB MODIFICATION PER CIVIL DRAWINGS

K WATER FILTRATION DEVICE AND SUMP PUMP PER CIVIL DRAWINGS

L SERVICE YARD AND GATE PER ARCHITECTURAL DRAWINGS

M LOWER LEVEL POOL, SPA, SERVING COUNTER ON STRUCTURE AND

UNDER BUILDING PER ARCHITECT'S DRAWINGS

N EXISTING FUNICULAR STRUCTURE TO BE REPAIRED, SAME ALIGNMENT AS EXISTING, PER DRAWINGS BY OTHERS. PORTION ON SAND AT

BOTTOM TO BE REMOVED

O BLUFF GRADE RESTORATION (FILLING PREVIOUS HOUSE EXCAVATION)

AND WATER COLLECTION PER CIVIL DRAWINGS

P GLASS GUARDRAIL AND POOL ENCLOSURE PER ARCHITECT'S DRAWINGS

Q MECHANICAL EQUIPMENT AREA PER DRAWINGS BY OTHERS

R FUNICULAR RECEIVING PATIO AND GUARDRAIL PER DRAWINGS BY OTHERS

WALLS AND FEATURES
1 METAL GUARDRAIL. 42" height, vertical pickets, dark color. Sloping top. 2 METAL GUARDRAIL. 42" height, vertical pickets, dark color. Level top. 3 METAL POOL ENCLOSURE FENCING AND GATES. 5' minimum height, 6' max.

Vertical pickets, dark color. Gates self-closing, self-latching 4 METAL VEHICULAR GATE. Two panels, telescoping. 5' height from driveway, vertical pickets, dark color. Recedes into masonry enclosure with motor. 5 METAL GATE AND MASONRY PORTAL. Stone veneer. See elevation and sections.
6 MASONRY RETAINING WALL with freestanding guardrail wall above. Stone veneer, 12" width
7 MASONRY RETAINING WALL. Plaster finish
8 LOW MASONRY RETAINING WALL. Stone finish
9 NICHE. 24" tall recessed niche in site wall with metal screen. See section 10 MASONRY MAILBOX. 48" height. Metal insert
11 CONTAINER POTS. Pots selected by owner.

PAVING/GROUNDPLANE ELEMENTS
P1 VEHICULAR PAVING. Concrete pavers in field with 12" wide stone sett bands. stone curb 3" high.

P2 VEHICULAR PAVING. Concrete or stone pavers infield with 12" wide stone sett bands.

P3 VEHICULAR PAVING. Stone setts with 5"wide synthetic turf.

P4 VEHICULAR PAVING ON STRUCTURE. Stone setts.

P5 TILE OR CUT STONE PAVING AND STEPS. Similar to entry foyer P6 CONCRETE STEPS ON GRADE. Light water wash finish.

P7 CONCRETE PAVING ON GRADE. Light water wash finish
P7 CONCRETE STEPS ON STRUCTURE. Light water wash finish P8 TILE OR CUT STONE ON STRUCTURE. Selection per drawings by others.

P9 LANDSCAPE TIMBER STEPS ON GRADE. 6 x 6 Treated timbers P10 EXISTING PATH TO REMAIN. Wood, concrete, stone. Repair handrails in same locations, same height.
1 A
P1
NOTES

SEE PLANTING PLAN FOR PRELIMINARY PLANTING INFORMATION
THIS PRELIMINARY PLAN IS NOT INTENDED TO BE A CONSTRUCTION DOCUMENT.

THIS LANDSCAPE PROJECT IS ASSOCIATED WITH A NEW RESIDENCE. PER THE CITY'S GIS SITE THIS PROPERTY IS A VHFHSZ PROPERTY.

SEE FIRE ACCESS PLAN BY OTHERS FOR 3' EMERGENCY ACCESS, HOSE PULL, HYDRANT INFORMATION, SPRINKLERING, ETC..

GRADING AND DRAINAGE PROPOSALS ARE ASSUMED TO BE BY OTHERS

SHEET INDEX
L-01 PRELIMINARY HARDSCAPE PLAN - Upper
L-02 PRELIMINARY HARDSCAPE PLAN - Lower
L-03 SECTIONS AND IMAGES
L-04 PRELIMINARY PLANTING PLAN and FUEL
MODIFICATION PLAN - Upper
L-05 PRELIMINARY PLANTING PLAN and FUEL
MODIFICATION PLAN - Lower
L-06 PRELIMINARY LANDSCAPE LIGHTING
PLAN
L-07 LANDSCAPED OPEN SPACE EXHIBIT
L-08 LANDSCAPED OPEN SPACE EXHIBIT --
Lower
3'-3"
1"
A A

B A B A
C
E
D
D
F
F
G
H H
H H
H
I
I
J
K
L
M
M
N
O
P
1 2
2 3
3 4
5 6
6 7
7 7
8 9
10 11
11 3

ON STRUCTURE

ON STRUCTURE
P1
P6
P3
P4
P5
P6
P7 P7
P7
P7
P7
P7
P7
P7
P7
P9
P9
MATCHLINE -- SEE SHEET L-02
7 LEVEL TOP
P10
P10
P10
151.28 TG
1"
17'-5"
7'-5"
L-01

POOL ENCLOSURE -- NEW FENCE

POOL ENCLOSURE -- NEW FENCE

POOL ENCLOSURE -- CENTILEVERED DECK AND GUARDRAIL

POOL ENCLOSURE
-- NEW FENCE

POOL ENCLOSURE -- WALL
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
(EUCALYPTUS)
(FAN PALM)
(PEPPER)
(PEPPER)
(BOUGAINVILLEA)
Q

EXISTING WOOD LAG WALL EXISTING DG PATH

EXISTING DG PATH

EXISTING LOW CMU WALL

EXISTING CONCRETE STEPS

EXISTING CONCRETE STEPS

CONCRETE STEPS

EXISTING
P2
1 SLOPE AT STEPS,

LEVEL AT LANDINGS
2 R
ql;DOWN
230 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
JANUARY 2026
Jan 19, 2025: Wall/stair change

3.00'

3.00'

10.00'

10.00'

10.00'

13.00'

35.00'

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point (maybe wrong desc)
N 38Ā03'44" W 39.04'
N 41
Ā28'13" W 66.81'
N 59Ā21'30" E 330.81'
N 59Ā21'30" E 99.58'
N 59Ā21'30" E 332.35'
N 59Ā21'30" E 91.85'
N 30
Ā38'30" W 49.66'
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28
PCL 1
SE'LY LINE OF LOT 27
31985 COAST HWY
INST. NO. 2024000116693 O.R.
31987 COAST HWY
INST. NO. 2024000117565 O.R.

INST. NO. 2024000116693 O.R. PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 1
PCL 2
PCL 3
INST. NO. 2024000117565 O.R.
1 1
1 2
1 9
8 1
0 N 59Ā21'30" E 159.19'
N 30
Ā38'30" W 35.00'
Buried
6" drain outlet
6" drainline
32"
TR6
24" temp pump
AC unit
Buried wall
TR5
Buried wall
Downspout
3" drain outlet
TG=153.27
TG=153.40
Buried conc stairs
TR7
24" temp pump
Buried
Buried
4" drainline
Lift track
Lift track
Lift track
16"
Buried wall
Sewer CO
TR8
34"
8" drain outlet
Buried 8" drainline
24"
Lift controller box
30"
36" conc stairs
36" conc stairs
36" conc stairs
15 15
15 20
30 40
20 20
20 20
30 30
30 30
30 40
40 40
40 50
60 70
80 90
110
100
50 50
60 60
70 70
80 80
90 90
100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
150
150
121.4
121.3
121.3
121.4
121.2
121.2
121.3
121.4
121.5
120.8
121.6
146.4
147.8
144.9
143.9
143.9
143.9
143.8
144.6
146.2
150.1
149.8
147.8
150.3
151.3
122.1
123.0
123.8

95.8 95.7
100.2
101.9
101.7
101.8
118.7
117.9

79.1 79.0

75.2 74.5

71.9 148.5
145.6
147.8
144.7
145.5
146.2
146.7
146.6
146.0
145.5
129.7
128.9
127.7
126.9
126.1
125.7
126.0
126.8
127.0
123.7
123.8
124.6
124.1
123.6
123.5
123.6
130.0
128.2
127.6
126.9
126.6
126.0
125.7
125.3
123.4
124.5
124.2
124.0
121.7
119.7
118.2
116.5

80.6 81.1

79.2 79.0

79.4 80.4

80.8 86.6

86.5 86.9

86.9 92.5

15.0 15.3

15.6 15.5

15.9 15.4

15.2 15.4

15.1 15.3

15.8 16.8

16.8 15.2

17.6 24.9

27.6 31.3

40.7 42.4

80.4 80.5

55.9 55.1

53.6 53.5

53.0 52.5

49.4 44.0

38.7 31.1

31.5 151.8
150.1
148.7
147.0
146.8
142.3
142.3
148.0
151.5
140.4
146.1
129.0
115.4
145.3
147.4
149.4
139.1
138.8
127.6
131.3
123.6

80.6 82.2

83.4 132.0
134.7
138.7
128.6
128.6
124.5
124.1
123.8
124.4 124.3
114.9
118.3 117.9
144.9
148.5
146.6
145.0
146.0
144.9
149.9
151.0
149.3
149.0
149.8
146.9
146.3
150.6
141.9
140.9
139.3
137.3
132.9
134.7
133.1
133.0
131.8
131.8
143.1
145.8
147.0
151.6
118.4
151.6
128.8
136.0
141.5
136.6
139.6
136.1
141.6
135.4
132.9
139.0
133.3
130.4
127.8
123.7
133.7
132.8
132.2
128.7
123.7
120.0
119.9
128.6
136.2
133.5
129.5
125.9
122.2
122.3
118.7
120.2
121.2
116.3
104.6

93.8 104.6

99.3 85.4

74.9 80.1
119.1
114.4
107.9
106.0
111.2
110.0
102.4
101.4

95.8 92.7

76.2 75.3

78.3 82.8

93.4 99.3
102.8
111.7

99.7 102.0

89.8 84.3
111.5
108.5

68.7 65.4

65.7 70.2

65.2 51.5

47.3 21.8

27.2 35.4

47.1 39.7

63.0 75.2

67.4 70.3

58.9 48.4

47.7 52.8

40.8 35.2

32.5 26.1

20.7 25.2

47.7 38.7

14.4 14.1

14.0 14.4

14.9 21.6

50.8 61.6

63.7 76.1

76.0 151.64
151.27
148.72
137.55
114.38

72.97 72.91
152.17
148.98
152.57
150.31 150.14
145.78
151.41
145.16
145.08
150.27
150.25
151.49
153.45
153.02
153.00
152.92
152.96
152.93
153.26
153.27
153.27
153.27
145.64
144.92
116.71
138.00
137.97
137.63
137.95
125.67
144.82
144.24
142.54
142.48
117.80
120.79
121.49
113.70
119.96
120.00
113.75
106.96
101.77

95.91 84.75

91.19 81.27

81.29 82.10

82.21 72.98

81.07 73.02

72.99 72.97

72.99 72.99

72.97 53.97

53.40 49.46

45.96 44.36

43.46 38.94

33.81 153.51
153.62
153.45
137.87
116.61
117.26
143.29 roof ridge
144.50 roof ridge
147.96 bottom of eave
147.71 bottom of eave

91.03 bottom of eave

91.15 bottom of eave
124.83

15.46 20.05

15.55 19.57

28.79 48.50

49.33 60.62

63.58 64.76

65.36 67.07

69.58 72.88

76.49 78.20
152.12
151.37
150.03
150.20
150.06
151.99
148.34
148.28
147.44
145.08
146.08
146.36
147.36
148.13
150.22
150.13
153.62
153.59153.11
153.13
153.09
113.75
101.79

95.90 91.26

85.39 81.29

53.97 53.98

15.40 128.51
122.40
112.52

71.51 70.90

69.22 16.04

16.53 18.21

45.52 43.23
121.60
118.54
153.75 top of trellis
153.74 top of trellis
154.19 top of trellis
154.18 top of trellis
170.72 bottom of eave
140.21 bottom of eave
140.22 bottom of eave
155.85 top of roof at edge/roof ridge
155.83 roof ridge
155.98 roof ridge
159.52 top of roof at edge
159.51 top of roof at edge
159.52 top of roof at edge
159.51 top of roof at edge
159.51 top of roof at edge
158.10 top of roof at edge
158.08 top of roof at edge
155.54 top of roof at edge
155.27 top of roof at edge
155.30 top of roof at edge
156.02 top of roof at edge/roof ridge
149.14 top of roof at edge
148.11 top of roof at edge
148.20 top of roof at edge
144.29 top of roof at edge
127.07 top of roof at edge
125.65 top of roof at edge
130.18 top of roof at edge
170.60 top of roof at edge
170.93 top of roof at edge
160.76 bottom of window
160.87 bottom of window
153.55 Deck
132.40 Deck
121.34 Deck
118.04 Deck

83.26 Deck
143.13 Roof ridge
155.85 Roof ridge
156.00 Roof ridge
103.97 Roof ridge
153.97 Threshold

73.28 Threshold
167.24 Top of roof
145.89 T.W.
148.56 T.W.
142.37 T.W.
146.46 T.W.
143.88 T.W.
142.55 T.W. 147.84 T.W.
151.75 T.W.
151.76 T.W.
149.17 T.W.
142.52 T.W.
128.18 T.W.
145.65 T.W.
142.41 T.W.
154.51 T.W.
155.79 T.W
146.96 T.W.
150.13 T.W.
145.66 T.W.
150.30 T.W.
151.11 T.W.
151.30 T.W.
142.30 T.W.
140.81 T.W.
129.53 T.W.
140.81 T.W.
124.73 T.W.
124.55 T.W.
123.74 T.W.
124.53 T.W.
124.05 T.W.
118.55 T.W.
102.05 T.W.
120.01 T.W.
118.47 T.W.
118.48 T.W.

76.00 T.W.

75.98 T.W.

82.28 T.W.

85.00 T.W.
136.15 Deck above bldg
127.21 Deck above bldg
Existing building
Existing building
Existing building
Existing building
Existing building
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
+26.00' F.S
per Civil dwgs
152,00' F.F
128,00' F.S 140,00'
151.64 F.S
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
100' FUEL MODIFICATION BOUNDARY FOR VHFHSZ PROPERTIES
MATCHLINE -- SEE SHEET L-01

PRELIMINARY

HARDSCAPE PLAN
Lower Portion
A

TYP SYM E

TYP SYM C UNDERGROUND D
N
P10
SEE SHEET L-01 FOR KEYNOTE LEGEND AND NOTES
SEE SHEET L-05 FOR PLANTING PLAN AND FUEL MODIFICATION PLAN L-02
E
(ACACIA)
(ICEPLANT)
(PAMPASS)
(BOUGAINVILLEA)
(EUCALYPTUS) (OLEANDER)
(ACACIA)
IVY
ROCK
SAND

EXISTING CONCRETE STEPS

EXISTING WOOD STAIR, HANDRAIL

EXISTING CONCRETE STEPS

EXISTING CONCRETE STEPS

EXISTING CONCRETE STEPS

PORTION OF EXISTING FUNICULAR TO

BE REMOVED FROM SANDY AREA
R
231 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
JANUARY 2026
Oct 30, 2025: City comments, stair change
Project:

THE STEINCKE

RESIDENCE
31558 CATALINA

LAGUNA BEACH, CA
A
3"
60" POOL ENCLOSURE

POOL FENCING
1 2 3
4 4
4 7
8 4' MIN
5' MIN
5' MIN
1 2
7 Existing wall/fence
Retaining wall
Landing
Existing wall and grade
Proposed retaining wall and
guardrail
Existing driveway
grade
Proposed
autocourt
Steps beyond
PLANTING AREA DRIVEWAY PLANTING AREA LANDING PLANTING R.O.W. DEDICATION CURB AND SIDEWALK Building retaining wall
Building structural slab
cantilevered from caissons
House beyond
House beyond
6'-10"
42"
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
Metal guardrail
Emergency access route from
street to bluff, steps and landings
Service yard gates beyond
per Architect's drawings

LANDSCAPE SECTIONS

AND IMAGES
SECTION B 1/4" = 1'-0"
SECTION A 1/4" = 1'-0"
SECTION C 1/4" = 1'-0"
TW 161.8
GATE ELEVATION as seen from Coast Highway 1/4" = 1'-0"
TW 163.89
FS 158.3
FS 158.3
TW 154
TW 162
TW 166.3
TW 164.5
TW 152
TW 161
FS 151.6
FS 140.

TW 152
FG 141.
(EG 141)
5' ht vehicular gate
Gate housing and motor
Entry portal and metal gate
Mailbox
Grade at street
Metal guardrail 4' ht
Mailbox
Proposed 4' wide sidewalk
behind existing curb
Entry portal
Retaining wall and guardrail
Existing grade
Low retaining wall at driveway
Guardrail beyond

AUTOCOURT BIRDSEYE

VIEW FROM AUTOCOURT

FRONT VIEW FROM COAST HIGHWAY

VIEW FROM BLUFF

EXAMPLE OF STONE VENEER

EXAMPLE OF METAL GUARDRAIL

EXAMPLE OF TIMBER STEPS ON SLOPE

EXAMPLE OF STONE SETTS WITH GREEN
GAPS

EXAMPLE OF METAL POOL ENCLOSURE
L-03
Steps beyond
4'
TW 161.8
Container and planting
232 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
JANUARY 2026
June 30, 2025: City comments
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
Jan 19, 2025: Wall/stair change

3.00'

2.00'

10.00'

2.00'

2.00'

40.00'

10.00'

13.00'

35.00'

8.00'

8.00'

0.000

0.000

0.000

0.000 0.000

0.000 0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000
BD point
BD point
BD point
BD point BD point
BD point BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point (maybe wrong desc) BD point NW 0.18'
N 59Ā21'30" E 330.81'
N 59Ā21'30" E 99.58'
N 59Ā21'30" E 332.35'
N 59Ā21'30" E 91.85'
N 30
Ā38'30" W 49.66'
R = 1 4
6 0 .0
0 ' = 0
Ā5 9 ' 2 9 " L = 2
5 .2
6 '
R = 1 4 6 0 .0 0 ' = 1Ā1 0 ' 4 7 " L = 3 0 .0 6 '
R = 1 4 6 0 .0 0 ' = 1Ā5 8 ' 2 1 " L = 5 0 .2 6 '
N 53Ā07'30" E 40.00'
N 36Ā52'30" W 49.96'
N 36Ā52'30" W 136.01'
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28

SOUTH COAST HIGHWAY
PCL 1
E'LY LINE OF LOT 27
31985 COAST HWY
INST. NO. 2024000116693 O.R.

SW'LY ROW LINE PER
R.S.B. 3/16-17 &

SW'LY DEED LINE PER
BK. 552, PG. 71 O.R.

L
C
31987 COAST HWY
INST. NO. 2024000117565 O.R.

INST. NO. 2024000116693 O.R. PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 1
PCL 2
PCL 5
INST. NO. 2024000117565 O.R.

BK. 592, PG. 103 O.R.
1 1
9 1
2 1
3 1
8 1
9 4
6 6
9 8
N 59Ā21'30" E 159.19'
N 30
Ā38'30" W 35.00'

7.17'

9.47'
Water valve
Electric vault
Light pole
Gas meter
Fire hydrant
Telephone box
Water meter
Cable TV box
Electric box
Electric box
Water meter
Temp power pole
TR6
24" temp pump
Telephone box
24"
TR3
Wood stairs
3" riser
TG=153.46
Downspout
TR4
15"
4" drain outlet
Wood stairs
Gas meter
Electric box
Telephone box
Water meter
Electric vault
Heavy vegetation
AC unit
Buried wall
TR5
Buried wall
Downspout
3" drain outlet
TG=153.27
TG=153.40
TG=153.39
Buried conc stairs
TR7
24" temp pump
Lift track
16"
Buried wall
Sewer CO
TR8
34"
TR1
90 110
100
80 80
90 90
100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
145
150
150
150
155
155
155
160
160
160 160
Fd. tag LS4653
Fd. tag LS4653
Fd. tag LS5748
Fd. tag LS4653
121.4
121.3
121.3
121.4
121.2
121.2
121.3
121.4
121.5
120.8
121.6
156.7
147.2
151.6
146.4
147.8
144.9
143.9
143.9
143.9
143.8
144.6
146.2
160.5
161.5
161.5
161.5
161.0
160.6
160.6
159.2
158.9
158.6
155.8
159.1 160.1 157.4
154.2
150.1
149.8
147.8
150.3
151.3
122.1
123.0
123.8

95.8 95.7
100.2
101.9
101.7
101.8
118.7
117.9

79.1 79.0
151.7
148.5
145.6
147.8
144.7
145.5
146.2
146.7
146.6
146.0
145.5
129.7
128.9
127.7
126.9
126.1
125.7
126.0
126.8
127.0
123.7
123.8
124.6
124.1
123.6
123.5
123.6
130.0
128.2
127.6
126.9
126.6
126.0
125.7
125.3
123.4
124.5
124.2
124.0
121.7
119.7
118.2
116.5

80.6 81.1

79.2 79.0

79.4 80.4

80.8 86.6

86.5 86.9

86.9 92.5

80.4 80.5
156.2
156.9
157.5
159.2
155.0
156.8
153.9
153.9
151.8
150.1
148.7
148.8
147.0 147.9
146.8
142.3
142.3
158.8
158.8
151.5
157.7
129.0
140.4
146.1
148.0
115.4
145.3
147.4
149.4
139.1
138.8
127.6
131.3
123.6

80.6 82.2

83.4 132.0
134.7
138.7
128.6
128.6
124.5
124.1
123.8
124.4 124.3
114.9
118.3 117.9
158.7158.8
155.3
144.9
150.5
152.9
153.7
153.1
156.7
153.9
154.4
149.4
147.2
151.0
142.3
139.3
148.5
146.6
145.0
146.0
144.9
147.5
149.9
151.0
149.3
149.0
149.8
146.9
146.3
150.6
141.9
140.9
139.3
137.3
132.9
134.7
133.1
133.0
131.8
131.8
143.1
145.8
147.0
160.5
160.4
151.6
118.4
151.6
128.8
136.0
141.5
136.6
139.6
136.1
141.6
135.4
132.9
139.0
133.3
130.4
127.8
123.7
133.7
132.8
132.2
128.7
123.7
120.0
119.9
128.6
136.2
133.5
129.5
125.9
122.2
122.3
118.7
120.2
121.2
116.3
104.6

93.8 104.6

99.3 85.4

80.1 119.1
114.4
107.9
106.0
111.2
110.0
102.4
101.4

95.8 92.7

76.2 75.3

78.3 82.8

93.4 99.3
102.8
111.7

99.7 102.0

89.8 84.3
111.5 108.5

75.2 152.98
158.20
157.30
157.54
157.62
158.15
158.52
158.68
159.40
160.05
160.20
160.32
160.62
160.78
160.94
161.25
162.97
162.48
162.00
161.44
161.01
160.47
159.84
159.37
155.82
158.89
153.67
153.70
156.41
156.39
153.44
153.54
151.64
160.35
160.41
155.94
153.11
151.27
148.72
137.55
114.38
161.55
161.36
161.16
161.34
160.75
157.97
155.03
153.08
152.17
157.93
157.96
158.02
158.02
159.35
158.81
157.98
158.23
158.25
157.93
158.36
158.35
155.01
157.55
148.98
159.62
159.57
160.63
160.70
160.71
160.71
160.82
160.94
161.18
161.58
152.57
150.31 150.14
155.56
155.17
145.78
151.41
145.16
145.08
150.27
150.25
151.49
153.45
153.02
153.00
152.92
152.96
152.93
153.26
153.48
153.27
153.27153.32
153.35
153.38
153.33
153.27
153.27
145.64
144.92
116.71
138.00
137.97
137.63
137.95
125.67
144.82
144.24
142.54
142.48
117.80
120.79
121.49
113.70
119.96
120.00
113.75
106.96
101.77

95.91 84.75

91.19 81.27

81.29 82.10

82.21 81.07
153.85 153.84
153.70
153.54
154.10
156.61
159.08
159.57
159.29
159.22
159.90
159.85
160.24
160.32
159.38
159.36
158.96
160.53
160.48
160.54
160.58
161.36
160.82
160.45
160.48
160.77
153.51
153.62
153.45
137.87
116.61
117.26
143.29 roof ridge
144.50 roof ridge
147.96 bottom of eave
147.71 bottom of eave
124.83

72.88 76.49

78.20 161.51
160.61
160.42
159.48
159.12
159.40
158.89
154.29
152.12
151.37
150.03
150.20
161.86
161.97
160.54
160.53
160.46
159.73
159.56
156.54
153.52 153.51
153.44
153.75
153.34
153.31
153.44
153.53
153.62
153.65
153.51
153.44
150.06
151.99
148.34
148.28
147.44
145.08
146.08
146.36
147.36
148.13
150.22
150.13
153.62
153.59153.11
153.13
153.09
113.75
101.79

95.90 91.26

85.39 81.29
160.53
160.12
128.51
122.40
112.52
157.46 T.C.
157.70 T.C.
158.17 T.C.
158.25 T.C.
158.91 T.C.
159.35 T.C.
159.39 T.C.
158.99 T.C.
159.51 T.C.
160.02 T.C.
160.48 T.C.
160.62 T.C.
160.80 T.C.
160.44 T.C.
160.63 T.C.
160.80 T.C.
161.60 T.C.
161.71 T.C.
161.98 T.C.
121.60
118.54
153.75 top of trellis
153.74 top of trellis
154.19 top of trellis
154.18 top of trellis
170.72 bottom of eave
171.31 bottom of eave
140.21 bottom of eave
140.22 bottom of eave
155.85 top of roof at edge/roof ridge
155.83 roof ridge
155.98 roof ridge
159.52 top of roof at edge
159.51 top of roof at edge
159.52 top of roof at edge
159.51 top of roof at edge
159.51 top of roof at edge
158.10 top of roof at edge
158.08 top of roof at edge
155.54 top of roof at edge
155.27 top of roof at edge
155.30 top of roof at edge
156.02 top of roof at edge/roof ridge
149.14 top of roof at edge
148.11 top of roof at edge
148.20 top of roof at edge
144.29 top of roof at edge
127.07 top of roof at edge
125.65 top of roof at edge
130.18 top of roof at edge
170.60 top of roof at edge
170.93 top of roof at edge
160.76 bottom of window
160.87 bottom of window
153.55 Deck
132.40 Deck
121.34 Deck
118.04 Deck
153.77 G.F.F.
143.13 Roof ridge
155.85 Roof ridge
156.00 Roof ridge
7 Roof ridge
153.97 Threshold
175.43 Top of roof
167.24 Top of roof
164.13 T.W.
164.14 T.W.
160.50 T.W.
160.02 T.W.
160.57 T.W.
145.89 T.W.
148.56 T.W.
142.37 T.W.
146.46 T.W.
143.88 T.W.
142.55 T.W. 147.84 T.W.
151.75 T.W.
151.76 T.W.
149.17 T.W.
142.52 T.W.
128.18 T.W.
145.65 T.W.
142.41 T.W.
152.44 T.W.
160.56 T.W.
159.58 T.W.
160.55 T.W.
164.43 T.W.
160.78 T.W. 164.17 T.W.
158.78 T.W.
154.51 T.W.
158.74 T.W.
155.79 T.W.
146.96 T.W.
150.13 T.W.
145.66 T.W.
163.94 T.W.
163.91 T.W.
150.30 T.W.
151.11 T.W.
151.30 T.W.
142.30 T.W.
140.81 T.W.
129.53 T.W.
140.81 T.W.
124.73 T.W.
124.55 T.W.
123.74 T.W.
124.53 T.W.
124.05 T.W.
118.55 T.W.
102.05 T.W.
120.01 T.W.
118.47 T.W.
118.48 T.W.

82.28 T.W.

85.00 T.W.
136.15 Deck above bldg
127.21 Deck above bldg
Existing building
Existing building Existing building
Existing building
ding
Existing building
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
152,00' F.F
140,00'
151.9’
151,40'
158,12'
153,20'
155,20'
157,20'
128,00' F.S
158,70' F.G
151.64 F.S
152,00' T.W
151.60 FS
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S
151.60 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
161.8’ T.W
162’. TW
161.8 TW
161.8’ T.W
166.3’. TW
154 TW
153.1’ F.S
E
E E
E
E
E E
C C C
Ag
Ag
Ag
Ag
Ag Ag
Ag Ag
Ag
Ag

C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
Abg
ENC CALx
ENC CALx
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec
Ec Ec
Ec
Ec
Ec
Ec
Ec

C C C C
Abg AbgAbg

IRRIGATION OF PLANTINGS IN REQUIRED REVEGETATION

AREA IS TEMPORARY AND ABOVE GROUND, FOR
ESTABLISHMENT. NO PERMANENT

IRRIGATION ELEMENTS ARE PROPOSED

EXISTING PLANTINGS AND OUTCROPS ARE
PROPOSED TO REMAIN EXCEPT WHERE SHOWN. ANY EXISTING

IRRIGATION ELEMENTS INCLUDING PIPES,

VALVES, AND HEADS WILL BE CAPPED OR

OTHERWISE REMOVED
R

PLANTING NOTES

PROVIDE AUTOMATIC IRRIGATION FOR ALL PLANTED AREAS EXCEPT FOR BLUFF AND BLUFF SETBACK. IRRIGATION WILL CONSIST OF A COMBINATION OF LOW VOLUME DRIP TUBING AND

SPRAY HEADS, CONTROLLED WITH AUTOMATIC VALVES AND A FLEXIBLE AUTOMATIC CONTROLLER HAVING WEATHER SENSITIVITY. A REDUCED PRESSURE BACKFLOW PREVENTER WILL BE USED AND WILL NOT BE LOCATED IN THE RIGHT OF WAY.

THIS PRELIMINARY PLAN IS NOT INTENDED TO BE A CONSTRUCTION DOCUMENT

ALL EXISTING NON-NATIVE VEGETATION IS PROPOSED TO BE REMOVED UNLESS OTHERWISE

SHOWN TO REMAIN
THIS IS A NEW RESIDENCE. THE PROPERTY IS DESIGNATED AS A VHFHSZ PROPERTY.

ATTACHMENT 6 PLANT GROUP SPACING APPLIES TO TREES, TREE-FORM SHRUBS (OVER 4') WITHIN 100' OF THE LIMIT OF COMBUSTIBLE CONSTRUCTION. EXCEPTIONS: SOME EXISTING BLUFF NATIVES (RHUS INTEGRIFOLIA) COULD GROW TALLER THAN 4' IN GROUPS OF MORE THAN THREE AND ARE ADDRESSED IN THE AM&M LETTER.

DO NOT PLACE ORGANIC SURFACE MULCH WITHIN 5' OF HOUSE. USE INERT GRAVEL SEE FIRE ACCESS PLAN BY OTHERS FOR 3' EMERGENCY ACCESS, HOSE PULL, HYDRANT INFORMATION, SPRINKLERING, ETC..

SEE SHEET L-05 FOR ADDITIONAL FUEL MODIFICATION NOTES

SEE SEPARATE AM&M REPORT PREPARED BY OTHERS

FOR PROTECTION OF NATIVE BIRDS, CONDUCT TREE TRIMMING AND/OR TREE REMOVAL IN

ACCORDANCE WITH THE CITY'S 'INFORMATIONAL GUIDE FOR THE PROTECTION OF NESTING BIRDS DURING CONSTRUCTION AND TREE TRIMMING'.

RHU INTx
MAL LAUx
RHU INTx
RHU INTx
ENC CALx
ENC CALx
MAL FASx
ALO ARBx
AGA AMEx
ERI FASx
AGA AMEx
ALO ARBx
ALO ARBx
AGA AMEx
Southern California Coastal Areas Erosion
SPECIES COMMON NAME BULK #’s/ACRE
Bromus carinatus California brome 8.00
Bromus carinatus ‘Cucamonga’ Cucamonga brome 6.00
Camissoniopsis cheiranthifolia Beach evening primrose 1.00 Clarkia purpurea Wine cup clarkia 1.00
Encelia californica Bush sunflower 3.00
Eriogonum cinerum Coastal buckwheat 2.00
Eriophyllum confertiflorum Golden yarrow 3.00
Eschscholzia californica California poppy 2.00
Lupinus succulentus Arroyo lupine 5.00
Melica imperfecta Coast range Melic 2.00
Mimulus aurantiacus longiflorus Sticky monkeyflower 2.00 Penstemon spectabilis Royal penstemon 1.00
Stipa lepida Foothill needle grass 2.00
Stipa pulchra Purple needle grass 4.00
Verbena lasiostachys Common vervain 1.00

43.00 For additional plant characteristics visit the plant database portion of our website at www.ssseeds.com.

ON-STRUCTURE PLANTER AT PRIMARY PATIO

ON-STRUCTURE PLANTER ABOVE GARAGE

EDIBLE PLANTINGS BY OWNER
(Herbs, annual and perennial edibles)
Symbol indicates number of trees or tree-form
shrubs in the group with respect to conformance
with fuel modification guidelines. If number in group
is greater than three, see AM&M report
group of
one
group of
two
group of
one
grouping
>3
grouping
>3
group of
one

PRELIMINARY
PLANTING PLAN and

FUEL MODIFICATION PLAN
Upper Portion
L-04
Ag
Abg
E
Ec
C

EXISTING PLANTS TO REMAIN
TREES, SHRUBS, AND PERENNIALS Ult ht x w Maint WUCOLS
AGA AMEx^ AGAVE AMERICANA / Century Plant 6' x 8' 6' VL ALO ARBx ALOE ARBORESCENS 3.5' x 4' 3.5' L
ATR BREx* ATRIPLEX BREWERI / Salt Bush 4' x 8' 4' VL
ENC CALx* ENCELIA CALIFORNICA / California sunflower 3' x 3' 3' VL ERI FASx* ERIOGONUM FASCICULATUM / California Buckwheat 3' x 4' 3' VL ERY SPPx ERYTHRINA SPECIES / Coral Tree 25' x 35' 25' L MAL LAUx* MALOSMA LAURINA / Sumac 12' x 12' 12' VL
PHO CANx PHOENIX CANARIENSIS / Canary Island Date 50' x 25' 50' L RHU INTx* RHUS INTEGRIFOLIA / Lemonade Berry 5' x 8' 4' VL * Indicates plant native to Southern California bluff areas ^ Indicates non-woody succulent plant not considered subject to spacing requirements of Attachment 6 All proposed and existing plantings to remain are drought tolerant as listed in WUCOLS IV.

PLANTING LEGEND
TREES Ult ht x w Maint WUCOLS
LEP LAE LEPTOSPERMUM LAEVIGATUM / New Zealand Tea 15' x 15' 15' L MEL NES MELALEUCA NESOPHILA / Pink Powder Puff 12' x 15' 12' L

SHRUBS AND PERENNIALS
AGA AME^ AGAVE AMERICANA / Blue Century Plant 6' x 8' 6' VL AGA BLU^ AGAVE BLUE FLAME / Blue Foxtail Agave 3' x 4' 3' L AGA GLO^ AGAVE BLUE GLOW / Blue Glow 1' x 2' 1' VL
ALO ARB ALOE ARBORESCENS / Tree Aloe 3.5' x 4' 3.5' L
ALO HER^ ALOE HERCULES / Hercules Aloe 10' x 4' 10' L
ANT LEP ANTIGONON LEPTOPUS / Bridal Veil Vine L
BAC CON* BACCHARIS CONSANGUINEA /Coyote Brush 8' x 8' 8' L BLF NAT* BLUFF NATIVE MIX, 25% each: Epilobium Bert's Bluff, Isomeris arboreous, Isocoma menziesii, Coreopsis maritmus 2' x 2' 2' VL BLF HYD* BLUFF NATIVE HYDROSEED MIX. See below for list 2' x 2' 2' L CAR GRE CARISSA GREEN CARPET / Green Carpet 2' x 3' 2' L CAR TUT CARISSA TUTTLEI / Dwarf Natal Plum 3' x 4' 3' L CRA ARG^ CRASSULA ARGENTEA / Jade Plant 3' x 3' 3' L
ECH FAS ECHIUM FASTUOSUM / Pride of Madeira 5' x 6' 5' L ENC CAL* ENCELIA CALIFORNICA / California Sunflower 3' x 3' 3' VL LOM BRE LOMANDRA BREEZE / Breeze Lomandra 2' x 3' 2' L
OPU FIC^ OPUNTA FICUS INDICA / Opuntia 8' x 8' 8' VL
OPU LIT*^ OPUNTIA LITTORALIS / Beavertail Cactus 2' x 3' 2' VL RHU INT* RHUS INTEGRIFOLIA/ Lemonade Berry 5' X 6' 5' VL ROS IRE ROSMARINUS IRENE / Rosemary 1' X 3' 1' L
* Indicates plant native to Southern California bluff areas ^ Indicates non-woody succulent plant not considered subject to spacing requirements of Attachment 6 All proposed and existing plantings to remain are drought tolerant as listed in WUCOLS IV. 12 15 Gal

OPU FIC
Total site
7 15 Gal

ECH FAS
Total site
7 15 Gal

AGA AME
Total site
41 15 Gal

CRA ARB
Total site
11 15 Gal

AGA BLU
Total site
20 15 Gal

CAR GRE
Total site
21 15 Gal

ALO ARB
Total site
5 24" Box

ALO HER
Total site
3 36" Box

LEP LAE
Total site
1 36" Box

MEL NES
Total site
18 1 Gal

ROS IRE
Total site
51 1 Gal

CAR TUT
Total site
35 1 Gal

ENC CAL
Total this sheet
--
1 Gal

OPU LIT
3' oc
--
1 Gal - BLF NAT
--
Seed BLF HYD
--
5 Gal

LOM BRE
3' oc
16 5 Gal

AGA GLO
Total site

BLUFF REVEGETATION SEED LIST
MATCHLINE -- SEE SHEET L-05
Maintain at 4' ht or less
Maintain at 4' ht or less

SLOPE REVEGETATION NOTE

PREVIOUS CONDITIONS OF APPROVAL TO REMOVE THE GUNITE SURFACE BELOW THE TOP OF

BLUFF LINE INCLUDED A REQUIREMENT TO REVEGETATE THE SLOPE FORMERLY COVERED BY GUNITE. THE GUNITE WAS REMOVED AND SLOPE AREA REVEGETATED BY A PREVIOUS APPLICANT.

THIS CURRENT SUBMITTAL PROPOSES TO ADD NATIVE SEEDS AND PLANTS TO THE

REVEGETATION AREA TO ENHANCE CHANCES OF ONGOING SUCCESS 2 5 Gal

ANT LEP
Total site

PLANTING WITHIN CONTAINED FILTRATION DEVICE
IS PER MANUFACTURER'S SPECIFICATIONS (No
trees or shrubs over 4' high)
ql;DOWN
233 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
JANUARY 2026
Jan 19, 2025: Wall/stair change

3.00'

3.00'

10.00'

10.00'

10.00'

13.00'

35.00'

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000

0.000
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point
BD point (maybe wrong desc)
N 38Ā03'44" W 39.04'
N 41
Ā28'13" W 66.81'
N 59Ā21'30" E 330.81'
N 59Ā21'30" E 99.58'
N 59Ā21'30" E 332.35'
N 59Ā21'30" E 91.85'
N 30
Ā38'30" W 49.66'
A POR. OF LOTS 27 & 28
THREE ARCHES PALISADES #2
A POR. OF LOT 27
A POR. OF LOT 28
PCL 1
SE'LY LINE OF LOT 27
31985 COAST HWY
INST. NO. 2024000116693 O.R.
31987 COAST HWY
INST. NO. 2024000117565 O.R.

INST. NO. 2024000116693 O.R. PCL 2
A POR. OF LOT 27
THREE ARCHES PALISADES #2
PCL 4
PCL 1
PCL 2
PCL 3
INST. NO. 2024000117565 O.R.
1 1
1 2
1 9
8 1
0 N 59Ā21'30" E 159.19'
N 30
Ā38'30" W 35.00'
Buried
6" drain outlet
6" drainline
32"
TR6
24" temp pump
AC unit
Buried wall
TR5
Buried wall
Downspout
3" drain outlet
TG=153.27
TG=153.40
Buried conc stairs
TR7
24" temp pump
Buried
Buried
4" drainline
Lift track
Lift track
Lift track
16"
Buried wall
Sewer CO
TR8
34"
8" drain outlet
Buried 8" drainline
24"
Lift controller box
30"
36" conc stairs
36" conc stairs
36" conc stairs
15 15
15 20
30 40
20 20
20 20
30 30
30 30
30 40
40 40
40 50
60 70
80 90
110
100
50 50
60 60
70 70
80 80
90 90
100
100
110
110
120
120
120
125
125
125
130
130
130
135
135
135
140
140
145
145
145
150
150
121.4
121.3
121.3
121.4
121.2
121.2
121.3
121.4
121.5
120.8
121.6
146.4
147.8
144.9
143.9
143.9
143.9
143.8
144.6
146.2
150.1
149.8
147.8
150.3
151.3
122.1
123.0
123.8

95.8 95.7
100.2
101.9
101.7
101.8
118.7
117.9

79.1 79.0

75.2 74.5

71.9 148.5
145.6
147.8
144.7
145.5
146.2
146.7
146.6
146.0
145.5
129.7
128.9
127.7
126.9
126.1
125.7
126.0
126.8
127.0
123.7
123.8
124.6
124.1
123.6
123.5
123.6
130.0
128.2
127.6
126.9
126.6
126.0
125.7
125.3
123.4
124.5
124.2
124.0
121.7
119.7
118.2
116.5

80.6 81.1

79.2 79.0

79.4 80.4

80.8 86.6

86.5 86.9

86.9 92.5

15.0 15.3

15.6 15.5

15.9 15.4

15.2 15.4

15.1 15.3

15.8 16.8

16.8 15.2

17.6 24.9

27.6 31.3

40.7 42.4

80.4 80.5

55.9 55.1

53.6 53.5

53.0 52.5

49.4 44.0

38.7 31.1

31.5 151.8
150.1
148.7
147.0
146.8
142.3
142.3
148.0
151.5
140.4
146.1
129.0
115.4
145.3
147.4
149.4
139.1
138.8
127.6
131.3
123.6

80.6 82.2

83.4 132.0
134.7
138.7
128.6
128.6
124.5
124.1
123.8
124.4 124.3
114.9
118.3 117.9
144.9
148.5
146.6
145.0
146.0
144.9
149.9
151.0
149.3
149.0
149.8
146.9
146.3
150.6
141.9
140.9
139.3
137.3
132.9
134.7
133.1
133.0
131.8
131.8
143.1
145.8
147.0
151.6
118.4
151.6
128.8
136.0
141.5
136.6
139.6
136.1
141.6
135.4
132.9
139.0
133.3
130.4
127.8
123.7
133.7
132.8
132.2
128.7
123.7
120.0
119.9
128.6
136.2
133.5
129.5
125.9
122.2
122.3
118.7
120.2
121.2
116.3
104.6

93.8 104.6

99.3 85.4

74.9 80.1
119.1
114.4
107.9
106.0
111.2
110.0
102.4
101.4

95.8 92.7

76.2 75.3

78.3 82.8

93.4 99.3
102.8
111.7

99.7 102.0

89.8 84.3
111.5
108.5

68.7 65.4

65.7 70.2

65.2 51.5

47.3 21.8

27.2 35.4

47.1 39.7

63.0 75.2

67.4 70.3

58.9 48.4

47.7 52.8

40.8 35.2

32.5 26.1

20.7 25.2

47.7 38.7

14.4 14.1

14.0 14.4

14.9 21.6

50.8 61.6

63.7 76.1

76.0 151.64
151.27
148.72
137.55
114.38

72.97 72.91
152.17
148.98
152.57
150.31 150.14
145.78
151.41
145.16
145.08
150.27
150.25
151.49
153.45
153.02
153.00
152.92
152.96
152.93
153.26
153.27
153.27
153.27
145.64
144.92
116.71
138.00
137.97
137.63
137.95
125.67
144.82
144.24
142.54
142.48
117.80
120.79
121.49
113.70
119.96
120.00
113.75
106.96
101.77

95.91 84.75

91.19 81.27

81.29 82.10

82.21 72.98

81.07 73.02

72.99 72.97

72.99 72.99

72.97 53.97

53.40 49.46

45.96 44.36

43.46 38.94

33.81 153.51
153.62
153.45
137.87
116.61
117.26
143.29 roof ridge
144.50 roof ridge
147.96 bottom of eave
147.71 bottom of eave

91.03 bottom of eave

91.15 bottom of eave
124.83

15.46 20.05

15.55 19.57

28.79 48.50

49.33 60.62

63.58 64.76

65.36 67.07

69.58 72.88

76.49 78.20
152.12
151.37
150.03
150.20
150.06
151.99
148.34
148.28
147.44
145.08
146.08
146.36
147.36
148.13
150.22
150.13
153.62
153.59153.11
153.13
153.09
113.75
101.79

95.90 91.26

85.39 81.29

53.97 53.98

15.40 128.51
122.40
112.52

71.51 70.90

69.22 16.04

16.53 18.21

45.52 43.23
121.60
118.54
153.75 top of trellis
153.74 top of trellis
154.19 top of trellis
154.18 top of trellis
170.72 bottom of eave
140.21 bottom of eave
140.22 bottom of eave
155.85 top of roof at edge/roof ridge
155.83 roof ridge
155.98 roof ridge
159.52 top of roof at edge
159.51 top of roof at edge
159.52 top of roof at edge
159.51 top of roof at edge
159.51 top of roof at edge
158.10 top of roof at edge
158.08 top of roof at edge
155.54 top of roof at edge
155.27 top of roof at edge
155.30 top of roof at edge
156.02 top of roof at edge/roof ridge
149.14 top of roof at edge
148.11 top of roof at edge
148.20 top of roof at edge
144.29 top of roof at edge
127.07 top of roof at edge
125.65 top of roof at edge
130.18 top of roof at edge
170.60 top of roof at edge
170.93 top of roof at edge
160.76 bottom of window
160.87 bottom of window
153.55 Deck
132.40 Deck
121.34 Deck
118.04 Deck

83.26 Deck
143.13 Roof ridge
155.85 Roof ridge
156.00 Roof ridge
103.97 Roof ridge
153.97 Threshold

73.28 Threshold
167.24 Top of roof
145.89 T.W.
148.56 T.W.
142.37 T.W.
146.46 T.W.
143.88 T.W.
142.55 T.W. 147.84 T.W.
151.75 T.W.
151.76 T.W.
149.17 T.W.
142.52 T.W.
128.18 T.W.
145.65 T.W.
142.41 T.W.
154.51 T.W.
155.79 T.W
146.96 T.W.
150.13 T.W.
145.66 T.W.
150.30 T.W.
151.11 T.W.
151.30 T.W.
142.30 T.W.
140.81 T.W.
129.53 T.W.
140.81 T.W.
124.73 T.W.
124.55 T.W.
123.74 T.W.
124.53 T.W.
124.05 T.W.
118.55 T.W.
102.05 T.W.
120.01 T.W.
118.47 T.W.
118.48 T.W.

76.00 T.W.

75.98 T.W.

82.28 T.W.

85.00 T.W.
136.15 Deck above bldg
127.21 Deck above bldg
Existing building
Existing building
Existing building
Existing building
Existing building
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
+26.00' F.S
per Civil dwgs
152,00' F.F
128,00' F.S 140,00'
151.64 F.S
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
100' FUEL MODIFICATION BOUNDARY FOR VHFHSZ PROPERTIES
R
R
R
R
R
R
R
R
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Ec
Laguna Beach Fire Department Page 20 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Attachment 7
UNDESIRABLE PLANT SPECIES (Target Species)
Certain plants are considered to be undesirable in the landscape due to characteristics that make them highly flammable. Plants with these characteristics may not be planted in fuel modification zones, as listed below. Should these species already exist within these areas, they must be removed.

Plans should be submitted to the City for review without the target plants listed below. In cases where undesirable plants are included in a submittal for new planting or preservation, the Applicant must submit a request for use of alternative materials and methods. The request will be evaluated by the Fire Department for acceptability.

The list of undesirable plants is comprehensive, but not complete. Closely related species and varieties having substantially similar flammable characteristics as the identified target species may also not be acceptable.

Applicants are encouraged to maximize fire safety by using plants with high water content, low fuel volume, succulent leaves and stems, low litter, and low amounts of flammable oils and resins.

Avoidance of target species alone does not confer maximum fire safety.

Spacing requirements of Attachment 6 apply to all species and must be reflected in the planting design plan submitted to the City.

Vines are not allowed on combustible structures.

Extensive massing of grasses with heights greater than 12” high may not be acceptable.

Additional factors to consider when selecting plants for wildland interface areas include: deer and rabbit resistance, aesthetic compatibility with hillside character, erosion control, and drought tolerance.

TARGET SPECIES UNACCEPTABLE FOR USE IN ALL FUEL MODIFICATION ZONES (A, B, C, D):

Botanical Name Common Name Form
Acacia longifolia Sydney Golden Wattle Shrub
Acacia redolens NCN Shrub
Adenostoma fasciculatum Chamise Shrub
Artemisia californica California Sagebrush Shrub
Arundo donax Giant Reed Grass
Laguna Beach Fire Department Page 21 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Atriplex lentiformis Quail Bush Shrub
Bambusa species Bamboo Grass
Brassica nigra Black Mustard Annual
Brassica rapa Yellow Mustard Annual
Caprobotus edulis Hot N Tot Fig Groundcover
Cedrus species Cedar Tree
Cortaderia selloana Pampas Grass Grass
Cupressus sempervirens Italian Cypress Tree
Cynara cardunculus Artichoke Thistle Perennial
Cytisus species Broom Shrub
Delospermum species Iceplant Groundcover
Drosanthemum species Iceplant Groundcover
Eriogonum fasciculatum Buckwheat Shrub
Eucalyptus species Gums Tree
Fargesia species Bamboo Grass
Hedera canariensis Algerian Ivy Groundcover
Juniperus species (shrubs and trees) Juniper Shrub/Tree Lampranthus species Iceplant Groundcover
Melaleuca linariifolia Flaxleaf Paperbark Tree
Melaleuca quinquenervia Cajeput Tree Tree
Nicotiana glauca Tree tobacco Perennial
Otatea acuminata Mexican Weeping Bamboo Grass
Pennisetum setaceum Fountain Grass Grass
Phyllostachys species Bamboo Grass
Pinus species Pine Tree
Ricinus communis Castor Bean Plant Perennial
Laguna Beach Fire Department Page 22 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Salvia (native species and varieties) Sage Shrub
Sascola autails Russian Thistle/Tumbleweed Annual
Semiarundinara fastuosa Narihira Bamboo Grass
Schinus terebinthifolius Brazilian Pepper Grass
Thuja species Arborvitae Shrub
Umbellularia californica California Bay Tree
Vinca major Periwinkle Groundcover
Washingtonia species Fan Palm Palm

ADDITIONAL TARGET SPECIES UNACCEPTABLE FOR USE IN FUEL MODIFICATION ZONE A (Zone closest to combustible structures):

Unacceptable species for Zone A include those listed above for all zones plus the following:

Botanical Name Common Name Form
Acacia species Acacia/Wattle Various
Arctostaphylos species (shrubs and trees) Manzanita Shrub/Tree Atriplex species Saltbush Shrub
Bougainvillea species Bougainvillea Shrub/Vine
Callistemon species Bottlebrush Tree
Cinnamomum camphora Camphor Tree
Cotoneaster species (shrubs and trees) Cotoneaster Shrub/Tree Dodonea viscosa Hopseed Shrub
Hakea suavolens Sweet Hakea Shrub
Heteromeles arbutifolia Toyon Shrub/Tree
Laurus nobilis Bay/Grecian Laurel Shrub/Tree
Malosma laurina Sugarbush Shrub/Tree
Melaleuca nesophila Pink Melaleuca Tree
Miscanthus sinensis Silver Grass Grass
Laguna Beach Fire Department Page 23 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Muhlenbergia rigens Deer Grass Grass
Pennisetum rubrum Purple Fountain Grass Grass
Phoenix canariensis Canary Island Date Palm Palm
Phoenix dactylifera Date Palm Palm
Rhus integrifolia Lemonade Berry Shrub
Rosmarinus officianalis Upright rosemary Shrub
Schinus molle California Pepper Tree
Laguna Beach Fire Department Page 19 of 23
Landscape/Fuel Modification Standards and Maintenance
Rev. 12/2019
Attachment 6

TREE AND TREE-FORM SHRUB PRUNNING AND SPACING FOR NEW

PLANTINGS AND THINNING ZONES
Plant Group Spacing
10’
Understory
Height
Understory
Clearance 3y
y

NOT TO SCALE

1. Vertical Continuity. New and existing trees and tree-form shrubs (naturally reaching 4’ and taller), which are being retained with the approval of the Laguna Beach Fire Department, shall be pruned to provide clearance of three times the height of the understory plant material or 10 feet, whichever is greater (see figure above). New trees and tree-form shrubs may comply with the lesser if sufficient height is not available to achieve 10 feet. Dead and excessively twiggy growth shall be removed.

2. Plant Group Spacing.
a) Trees and tree-form shrubs shall be single specimens or in a maximum grouping of three plants. Groupings shall be separated by a distance of 10’ (see figure above). Other limited grouping arrangements and spacing may be acceptable if approved by LBFD.
b) Trees shall be single specimens or in a maximum grouping of three plants. Groupings shall be separated by a distance of 10 feet (see figure above). Other limited grouping arrangements and spacing may be acceptable if approved by LBFD.
c) Plant specimens listed in the LBFD “Defensible Space and Home Guideline; Suggestions for Plants and Vegetation” (accessible on the LBFD website) shall comply with plant groupings and spacing requirements specified in this Guideline.

Shrub Height
x
Shrub massing exceeding 18” in height
3 times
between two
nearest edges
of adjacent
islands
SEE SHEET L-04 FOR PLANT LEGEND AND NOTES
RHU INTx
MAL LAUx
MAL LAUx
ECH FASx
ENC CALx
MAL LAUx
ATR BREx
MAL LAUx
ROCK
ROCK
ROCK
RHU INTx
ALO ARBx

FUEL MOD MAINTENANCE NOTES REQUIRED

FOR SUBMITTAL
R
group of
one
group of
two
group of
one PHO CANx
PHO CANx
group of
one

PRELIMINARY
PLANTING PLAN and

FUEL MODIFICATION PLAN
Lower Portion
L-05
ERY SPPx
MATCHLINE -- SEE SHEET L-04
8 1 Gal

RHU INT
Total site
5 1 Gal

BAC CON
Total site
13 1 Gal

ENC CAL
Total this sheet
--
Seed. BLF HYD
--
1 Gal OPU LIT
234 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
JANUARY 2026
June 30, 2025: City comments
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
Jan 19, 2025: Wall/stair change
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
152,00' F.F
140,00'
151,84'
151,40'
158,12'
+156,50'
153,20'
155,20'
157,20'
128,00' F.S
158,70' F.G
151.64 F.S
152,00' T.W
151.60 FS
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S
151.60 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
161.8’ T.W
158.30' F.S
162’. TW
161.8 TW
161.8’ T.W
166.5’. TW
154 TW
153.1’ F.S

LIGHTING NOTES

LOW VOLTAGE LED RECESSED LIGHT (AURORALIGHT VERTEX
LSR5-L-BR-3.5-30D-B-BLP-XD.... louvered, brass, 3.5w, 3000K warm lamp, back box, extra dark bronze). 160 lumens each. Install in the faces of walls Quantity: 11 total
DRIVE OVER WELL LIGHT WITH TOP SHIELD, 180 DEGREE SIDE
LIGHTS. DABMAR LV321-LED5-SS316. marine grade stainless. 5 watts, 100 lumens. Quantity: 10 total at edges of parking drive aisle 1 TYPE:

CARLSBAD, CA | PHONE 877 942 1179 | FAX 760 931 2916 | E-MAIL [email protected] | AURORALIGHT.COM ,QDFRQWLQXLQJSURGXFWLPSURYHPHQWSURJUDP$XURUDOLJKWUHVHUYHVWKHULJKWWRPRGLI\SURGXFWVSHFL¿FDWLRQVZLWKRXWQRWL¿FDWLRQ‹$XURUDOLJKW,QF5(9a ORDERING GUIDE LSR5-L: L (LED) S (STEP LIGHT) R (RECTANGULAR) 5 (INCHES) L (LOUVER)

FACEPLATE
[BR] Brass
[CU] Copper

WATTAGE
[3] 3.5W
[5] 5W
FINISH
[NAT] Natural
[BLP] Bronze Living Patina (BR or CU)
[BLP-XD] BLP Extra Dark (BR or CU)
[NI]1LFNHO39'
[PC]3RZGHU&RDW6SHFLI\&RORU
%5

MOUNT
[B] With Back Box
[NB] No Back Box

BR-NB-NAT
3LFWXUHGZLWKRSWLRQDO
Back Box

RED INDICATES REQUIRED FIELD

LED COLOR
[27D] 2700K
[30D] 3000K
[45D] 4500K
[AMBD] Amber
[D] = Dimmable
)URQW9LHZ 6LGH9LHZ
ZR%DFN%R[
7RS9LHZ
ZR%DFN%R[
CAT. #: LSR5-L
LSR5-L VERTEX
The LSR5-L LV D ORZHQHUJ\ UHFHVVHG PRXQW /(' VWHS OLJKW WKDW RIIHUV H[FHOOHQW ORZ OHYHO LOOXPLQDWLRQ 'HVLJQHG WR ¿W DQ\ VWDQGDUG VLQJOHJDQJ MXQFWLRQ ER[$Q RSWLRQDO VWDLQOHVV VWHHO ER[ LV DYDLODEOH ZKLFK DOORZV WKH faceplate to be adjusted up to ½" out-of-plumb. The included high-density EPDM rubber gasket ensures internal components are protected from moisture and prevents light spill.

Features include:
• 3.5 or 5 Watts
• Cree XLAMP® (XP-L) LED
• 2700, 3000 or 4500K
• 9$&(OHFWURQLFRU0DJQHWLF
• Dimmable to <10% typ.
• Solid Brass or Copper Faceplate
Powered by
3"
76mm

122mm

84mm
1"
50mm
2"
51mm
7RS9LHZZ%DFN%R[

63mm
6LGH9LHZZ%DFN%R[
Wall Level

79mm
4"
102mm 
13mm

55mm
1"
50mm

59mm
2 LIGHTING OF PATIOS, DECKS, WALKWAYS, AND

STAIRS ON STRUCTURE IS ASSUMED TO BE BY
OTHERS
1 1
1 1
1 1
1 1
2 2
2 2
2 2
2 2
2 1
1 1

PRELIMINARY LANDSCAPE

LIGHTING PLAN
L-06
ql;DOWN
235 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
JANUARY 2026
June 30, 2025: City comments
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
Jan 19, 2025: Wall/stair change
(offsite, NIC)

LANDSCAPE OPEN SPACE AREA CALCULATION
LOT SIZE (Excludes ROW dedication area): 33,554.00 SF
REQUIRED PLANTED AREA: 35% 11,744.00 SF
PLANTED AREA CREDITED: 55.92% 19,099.59 ... so OK

TOTAL IRRIGATED LANDSCAPE AREA
IRRIGATED AREA (Not including bluff and bluff stbk): 1,810.91 SF ADDITIONAL ONSITE IRRIGATED AREA 149.97 SF
(TOO SMALL TO COUNT AS OPEN SPACE)
TOTAL ONSITE IRRIGATED LANDSCAPE AREA: 1,960.88 SF
THIS IS A REHABILITATED LANDSCAPE PROJECT WITH UNDER 2,500 sf OF IRRIGATED LANDSCAPE AREA. PROJECT WILL COMPLY WITH WELO

REQUIREMENTS, INCLUDING SUBMITTAL OF REQUIRED DOCUMENTATION AT TIME OF PERMITTING.
1,250.07 SF
(offsite, NIC)
(offsite, NIC)

LANDSCAPED

OPEN SPACE
Upper Portion
L-07
4,652.44 SF
2,875.60 SF
208.21 SF
227.89 SF
137.09 SF

47.65 SF

NO PERMANENT

IRRIGATION

IRRIGATION
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
152,00' F.F
140,00'
151,84'
151,40'
158,12'
+156,50'
153,20'
155,20'
157,20'
128,00' F.S
158,70' F.G
151.64 F.S
152,00' T.W
151.60 FS
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S
151.60 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
161.8’ T.W
158.30' F.S
162’. TW
161.8 TW
161.8’ T.W
166.5’. TW
154 TW
153.1’ F.S
ql;DOWN
236 of 1550

JAMES DOCKSTADER

LANDSCAPE ARCHITECT
1493 Glenneyre Street
Laguna Beach, CA 92651
949 376 9589
Submittals / Revisions:

Project:

Sheet Title::

Project Number:

Scale:

Date:

Sheet
of ___Sheets
1/8" = 1'-0"
License 3072
0' 8'
888 PACIFIC HOLDINGS LLC
31985 COAST HIGHWAY

LAGUNA BEACH, CA
Oct 30, 2025: City comments, stair change
Dec 10, 2025: City comments
JANUARY 2026
Jan 19, 2025: Wall/stair change
SEE SHEET L-07 FOR SUMMARY OF LANDSCAPED OPEN SPACE CALCULATION

LANDSCAPED

OPEN SPACE
Lower Portion
L-08
MATCHLINE -- SEE SHEET L-07
8,435.94 SF
1,324.70 SF
+128,00' F.S
134,00' F.S
ql;DN ql;UP
+134,00' F.S
Per Civil dwgs
134.5' T.W
HVAC CONDENSORS 136.00' T.W
UNITS
WALL
SHOWER
POOL

EQUIPMENT
qc;UP
WALL
SHOWER
POOL

JACUZZI

BAJA SHELF
131.5' T.W
126.5 FG
126.5 FG

COVERED OUTDOOR POOL AREA
+26.00' F.S
per Civil dwgs
152,00' F.F
128,00' F.S 140,00'
151.64 F.S
MASTER

BEDROOM
ql;1/2"
qc;DOWN
ENTRY
FRONT
COURTYARD qc;DOWN
152’ F.F
151.92 F.S
151.60 F.S

TOP OF BLUFF

BLUFF SETBACK
100' FUEL MODIFICATION BOUNDARY FOR VHFHSZ PROPERTIES
237 of 1550
From: Ghassan Kazmouz
Sent: Tuesday, February 17, 2026 7:04 AM
To: Balmer-Csira, Nancy CD <[email protected]> Subject:
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good morning Ms Balmer
I am writing to express our concerns with regard to proposed home site at 31985/31987 coast highway.

The proposed project is large in scale and high in elevation.

This used to be the site of an old Spanish house that was demolished in 2017.

Unfortunately with the way it is proposed it will cause to completely eleminate our white water views .

I also believe that a project of this size will have a negative impact on the environment and surroundings landscape .

I am voicing my concerns and objections to the height of this proposed project.

I am also attaching photos of how this will impact our limited views that will be completely eliminated if this project proceeds as planned.

I have reached out to the architect and voiced my concerns as well.

Attachment 7
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Respectfully
Ghassan kazmouz MD
Virginia way
Laguna Beach
92651
Sent from my iPhone
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1 Miller, Paola CD
From:

Sent: Wednesday, February 18, 2026 7:35 PM
To: Design Review Board
Subject: South Laguna
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open aƩachments unless you are sure the content is safe.]
Dear Members of the Design Review Board,
I am wriƟng regarding the proposed project at 31987 Coast Highway scheduled for review on February 26, 2026.

I respecƞully urge the Board to require design modificaƟons that preserve the historic public ocean view corridor along Coast Highway, parƟcularly the walking view enjoyed by residents and visitors as they approach the 1000 Steps and 10th Street public beach access.

For decades, this stretch of Coast Highway has provided one of the last remaining publicly experienced ocean views in this area. As pedestrians walk toward the beach, the ability to see the waves breaking and the open horizon is part of what makes Laguna Beach so special. It is not simply a private development maƩer — it is a shared visual and community resource.

Based on the informaƟon circulaƟng, it appears the proposed structure could potenƟally be shiŌed north on the lot in a way that would substanƟally preserve this public walking view corridor while sƟll allowing reasonable development of the property. I respecƞully ask the Board to carefully evaluate whether a site adjustment or redesign could achieve both private property rights and protecƟon of this long-standing public visual access.

Laguna Beach has always taken pride in thoughƞul design, sensiƟvity to coastal character, and preservaƟon of public views. Once a view corridor is blocked, it is lost permanently. Preserving this one would reflect the City’s long tradiƟon of protecƟng its unique coastal idenƟty.

Thank you for your consideraƟon and for your service to our community.

Sincerely,
Silvia Barragan
Laguna Beach Resident
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1 February 10, 2026
City of Laguna Beach- Planning Division , Dave Kiff – City Manager [email protected], Nancy Balmer-Csira-Planner [email protected] Ph. (949) 715-1284 505 Forest Ave.

Laguna Beach, CA 92651
Re: Proposed New Residence at 31985 & 31987 Coast Hwy , APN’s 056-160-03 & 056-160-41 DR 26-0024, CDP 26-0025, Variance 26-0026 - Morris Skendarian [email protected] Hello Dave & Nancy,
We’re the Owners of Ocean View Residences on directly affected opposite side of Coast Hwy & adjacent to the new residence proposed. Neighbor /Land Planner Bryan (BM)& Pat Menne met with Morris on June 7, 2024 to review our issues for the Proposed Residence/demolition & again on Sept. 27, 2024 with a draft Concept Plan for our Input. He presented a single-story New Roofline no Higher than 10’ above curb/sidewalk adjacent to existing Residence, and we asked he respect the Driveway /View corridor to the Top of Bluff Blue/ Whitewater Ocean views. We collectively have these concerns below, and with your cooperation on these Issues, you will have support of the new consolidated Lot /Residence from our Group for the Project.

At our 2
nd Meeting, We repeated any new Residence preserve/maintain the existing “Native Bluff Top Ocean View Corridor” unblocked from PCH existing Driveway opening/ grades to Bluff Top-maximizing the separation from Peterson Residence PL= (33 feet width, turnaround to previous existing/demolished Historic DePaulo Residence @ 31987 Driveway & the 42 feet width at ex. Pearman Residence’s south side (31985 Coast Hwy). This street-level sidewalk Public Ocean View Corridor resource now blocked for last 8.5 years by a 6’ “temporary” construction chain-link/green mesh construction fencing, despite 3 letters to City Bldg. Dept.

Instead, Morris represented that the City (arbitrarily proposed) set an 18’ feet width Ocean View Corridor to be implemented on the North side of this proposed New Residence, where NO View Corridor ever existed and the complete loss of the South Side Public’s Existing Sidewalk Streetview Ocean View Corridor of Bluewater, Catalina & San Clemente Islands that is 42’ wide on this Property.

Why introduce a smaller Ocean View Corridor that doesn’t work, instead of preserving the Public’s 42’ View Ocean View Corridor that does & has existed since these 1 st constructed homes in the 1930-60s?
No Public Ocean View Corridor ever existed on the North side and was historically blocked views by existing fencing trees/ vegetation & fencing, house @ 31987 Coast Hwy.- DePaulo Historic Spanish Estate Residence.

We agreed to his proposed Roof existing height on the south Entry Door 1-Story Roof edge & PCH side lower edge of blue stain-glassed windows of 31985 ex. Residence, with no new Trees/Vegetation to exceed the proposed 10’ Roof height above Curb/Sidewalk, but Morris said the new Residence would obstruct the existing driveway area “Public Ocean View Corridor” between – because he had to do a North side View Corridor per City instructions. We disagreed- left unresolved for future consultation with City. We can resolve this prior to the 2/26/26 DRB hearing if protected as exists and avoid future appeals to California Coastal Commission & City Council by affected Neighborhood group & provide protection from Public’s Ocean View Corridor loss.

Now with the Story Pole Stakes up it is obvious of this Conflict /Take of Public’s & Our View Ocean Bluewater Catalina/San Clemente Island View Corridor Resource. We invite you to make an appointment onsite with us & see for yourself how the larger South Side Ocean View Corridor is the Existing Public View Corridor that should be preserved to its existing width, not the North side where the setback should be restored to 5’ width. (see Attached Photos : ex. Public Ocean View 42’ Corridor, and No existing corridor at North PL/Coast Hwy) 244
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2 City of Laguna Beach- DRB Letter- Feb. 9, 2026- Cont’d. Pg. 2 The simple solution is to preserve the Public’s/our Ocean View Resource to gain our approval/support.

We as neighbors ask for this non-existent “Arbitrary North 20 feet wide Ocean View Corridor be shifted from the North side & return it to the South side of the Property-back to it’s Logical & Historic existing Public Ocean View driveway access Corridor. This Preserves the Public’s Street/Sidewalk 42 feet wide View Resource walking experience. This is located along the well-traveled Sidewalk from Coast Hwy. parking, while walking to 1000 Step’s Beach Accessway- shifting New Residence north into the 5’ Setback next to Jackson Residence property line. Preserving existing Public Ocean View Corridor (currently 42’ wide) existing on the south side of ex. Residence Entry Roof down to the “Native Bluff Top Open Space” slope area (33’ wide).

Note: Bryan was personally involved in saving 2 of the 5 Ocean View Corridors remaining preserved below.

South Laguna only has 5 existing Public Street-level / Sidewalk Ocean View-Bluewater Corridors left :
#1 -Treasure Isd. Park-BM made Agm’t. to lowering: public pkg. Garage, Railings, landscape= view corridor #2- Aliso Beach Park – existing preserved Ocean View corridor. #3- Coast Hwy- Subject Property-old Dimitry/DePaulo Resid, = Goal preserve Public’s Ocean View #4- -Coast Hwy.-Groves Property- BM Agm’t. Ltr: 12.23.02 made: City/Groves/L. Steinle -L Arch. = 300’ wide Street level /Sidewalk Public Ocean View Corridor preserved. #5 – West Street Beach Lot- In stakes, Proposed Residence. – possible loss of Public Ocean View corridor We Do Not Support having Emergency Ingress & Egress using your existing Funicular, or PCH Parking- which would move the focus of City Emergency Access Parking/ and disruption of Privacy & Noise away from the Existing 1000 Steps Beach main entry at 9th Street to directly in front of our Residences, causing a new loss of privacy, almost daily disturbances & increase the visibility impairment traffic conflicts of Neighborhood to access our Properties to & from our driveways safely onto Coast Hwy.

We request placement of any Driveway Gate/ Fencing be at least 15 feet downslope, preferably on the existing alignment 17% max. paved driveway preserving “Existing Native Blufftop Open Public Ocean View Corridor”.

New Project Residence appears to be 80’+-width from east (PCH) & west (Beach) elevations- which is Not in Character with the surrounding neighborhood properties which range 19’ to 48’width, maximum of 85’length. This Proposed Residence @ Twice the Average Width is Not Compatible on this same site. This Historic Spanish DePaulo Residence demolished in 2018 on this property was the largest @ 70’ wide. No New residence should be permitted this massive width & out of Character with the surrounding Neighborhood Homes. If the Ocean View Corridor is preserved at existing 42’ setback from Peterson Property Line on South, we have no objections to the length extending north where no views are affected & where the historic residence existed & thereby preserves the south side Public’s 42’ wide Bluewater Ocean View Corridor at Sidewalk /Street level. City stated policy is Project being in Character & Compatible with Neighborhood.

There is no mention of the Square Footage of the proposed residence on the Public Notice. If the Ocean View Corridor is preserved at 42’ wide sideyard, and within City setbacks, we will not object Project’s mass /Sq. Ft.

With these Issues met, we also support project & use of the existing Funicular for their Private Residential Use.

Respectfully,
Bryan Menne (BM) & Patricia Menne Anna Straszewski
Derek Peterson -Adjacent Neighbor Laura Coombs
Cc:
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From: bryan menne
Sent: Wednesday, February 11, 2026 2:31:46 PM
To: Balmer-Csira, Nancy CD <[email protected]>; Kiff, Dave CM <[email protected]>
Cc: >; < >; Ann
Christoph < >; >; Bryan Menne
>; Morris Skenderian <[email protected]>; Patricia Halman-Menne ; Derek Peterson >; lauralinda >;
< >
Subject: 31985, 31987 Coast Hwy- DRB Members- DR 26-0024, CDP 26-0025, Variance 26-0026 - Comments from 4 Neighbors group affected.

[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Nancy & Dave,
Attached Above-please see our DRB Comment Letter with following attachments for DRB Members review for the current Pacific Holdings Applicant-please include our Comments & distribute Attachments to DRB Member review with our DRB Letter Comments from these 4 adjacent-the most impacted homeowner/Residents Group with these Collective Issues/Comments & previous summary from - City DRB Recommendations -4/25/19 for these same property issues for previous owner of this same property- the” Dimitry Application” , after all Public Input/DRB Ruling process we went thru 7 years ago!
DRB Letter Attachments:

1. Photo of 31985-87 Coast Hwy. - Existing Public 42’ wide Ocean View Corridor at Street Sidewalk Level, Vehicular View

2. Photo of 31985-87 Coast Hwy.- North Dwy. View-No View Corridor exists

3. Photo of 31987 Coast Hwy.- Fencing blocking Public’s 42’ Ocean View Corridor for 8.5 years

4. Photo of 31995 Coast Hwy.-Derek Peterson’s Entry arrival driveway to motor court- staking blocked Ocean View

5. Photo of 31995 Coast Hwy.-Derek Petersons downhill estate Driveway to Entry Courtstaking blocked Ocean View

6. Photo of 31995 Coast Hwy.-Dereck Peterson’s Entry Court- staking blocked Ocean View looking North

7. Photo of 31988 10th Ave.- Bryan & Pat Menne’s Office/ Living room- fencing /stakes blocking Ocean View Corridor of Bluewater / Ocean swell waves

8. Photo of 31988 10th Ave.- Bryan & Pat Menne’s 2 decks - fencing /stakes blocking Ocean View Corridor of Bluewater / Ocean swell waves

9. Photo of 31988 10th Ave.- Bryan & Pat Menne’s Office - fencing screen off/stakes blocking Ocean View Corridor of Bluewater / Ocean swell waves

10. Photo of 31988 Coast Hwy.- Bryan & Pat Menne’s Street level - fencing screen off/stakes blocking Ocean View Corridor of Bluewater

11. Photo of 31985 Virginia Way- Anna Straszewski’s Master Bedroom - stakes blocking Ocean View Corridor/Bluewater

12. Photo of 31985 Virginia Way- Anna Straszewski’s Dining/Kitchen & Deck- stakes blocking Ocean View Corridor/Bluewater
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13. Photo of 31987- Dimitry Residence final City DRB Comments from 4/25/19- same Ocean View issues, and sliding New Home North to 5’ setback PL.

14. DRB Letter Comments from 4 most Impacted Homes/Residents on the 888 Pacific Holdings Proposal.

15. Photo from 31988 10th - weekly view of 1000 steps Medical calls/Emergency Vehicles( 4) blocking ex. Driveways and view impairments on Coast Hwy. 251
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STATE OF CALIFORNIA—NATURAL RESOURCES AGENCY EDMUND G. BROWN JR., GOVERNOR

CALIFORNIA COASTAL COMMISSION CENTRAL COAST DISTRICT OFFICE 725 FRONT STREET, SUITE 300
SANTA CRUZ, CA 95060
PHONE: (831) 427-4863
FAX: (831) 427-4877
WEB: WWW.COASTAL.CA.GOV
W12b
A-5-LGB-17-0033 (DIMITRY DEMO SFD)
AUGUST 10, 2017

EXHIBITS
Table of Contents
Exhibit 1 Vicinity Map
Exhibit 2 City Council Resolution No. 17.032
Exhibit 3 Site Survey
Exhibit 4 Appeal of Derek Peterson
Exhibit 5 Appeal of Mark Fudge
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VICINITY MAP A-5-LGB-17-0033
EXHIBIT 1a
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[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good Morning:

This is unbelievable! I have been reviewing the planning documents for this Project - slated to be heard at DRB - February 26th. Yes - I have been up all night.

As Council Members - and City Department heads - you all need to be aware of this divisive development ploy that is being promoted by the City's Marine Safety Department.

I understand the project is in front of the DRB - "the process" however - the variance request by this private oceanfront developer owner - will damage the entire existing neighborhood - out for his personal gain is wrong at the loss of many adjoining properties.

I did not purchase a home at "ground zero" ocean access - and now if this variance is approved it will essentially extend the public access , commotion and busy activity a full block further south - to 10th ave - right in front of our home of 30 years. This variance will be taking our privacy and quality of life at our home. This commotion - is not what we bargained for! As it is - during summer weekends - there is constant emergency operations that take place at 9th St / 1000's steps Coastal Access.

The variance request is also flawed and does not take into account the arc of the road - Coast hwy is at this location and the lack of visual site line for safe ingress and egress from a line of properties along this stretch of hwy.

This discussion should not even be on the table by the Marine Safety Department! And this public emergency access topic needs to be stopped immediately.

Please advise that you received this email.

Pat Menne
949-246-6182
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1 Patricia Halman-Menne
31988 10th Ave.

Laguna Beach, CA 92651
[email protected]
949-246-6182
February 20, 2026
Attn: Design Review Board
City of Laguna Beach
505 Forest Ave.

Laguna Beach, CA 92651
Re: Design Review 2026-0024
31985 & 31987 Coast Highway (APN: 056-160-03 & 045-160-41) Coastal Development Permit 2026-0026
Formal Opposition to Variance Request –2026-0026
Dear Members of the Board,
I write in strong opposition to the variance request submitted for the bluff-top property located at 31985 & 31987 Coast Highway, Case No. 2026-0024.

The applicant seeks to retain a private funicular and has represented to the City that it may be made available for emergency access to the coastal bluff. While presented as a public benefit, this proposal fails to satisfy the legal standards required for granting a variance and instead introduces substantial impacts into an established residential neighborhood.

Failure to Demonstrate Hardship
A variance may only be granted upon a showing of a unique and unnecessary hardship arising from special physical conditions of the property. No such hardship has been demonstrated. The bluff-top location is not unique in a manner that deprives the owner of reasonable use of the property. Rather, the request appears rooted in the desire to retain a private amenity.

Personal preference or convenience does not constitute legal hardship.

Improper Reliance on a Private Structure for Public Function The applicant’s offer to allow emergency access via a privately owned funicular does not create a legally enforceable or permanent public benefit. There is no evidence of a recorded easement, binding covenant, indemnification agreement, inspection protocol, maintenance guarantee, or operational standards that would run with the land and bind all future owners.

Absent such legally binding mechanisms, the proposed access is discretionary and revocable. 394
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2 Emergency infrastructure should not depend upon:
• The continued goodwill of a private property owner
• The mechanical reliability of a privately maintained system • The financial capacity of future owners
• Informal or non-binding assurances
Any mechanical conveyance system carries risk of failure, deferred maintenance, power interruption, or eventual removal. If emergency responders or members of the public were injured while using such a system, the City could face liability exposure for having relied upon a privately controlled mechanism without full regulatory oversight.

Functional Change in Use – Variance vs. Conditional Use This proposal effectively converts a private residential property into a quasi-public access facility. That constitutes a functional change in use, not a dimensional adjustment.

A variance is intended to address narrow physical constraints — not to authorize a new or intensified use inconsistent with zoning. If the property is to serve a public emergency access function, that issue should require full land use review through a Conditional Use Permit or similar discretionary process, with appropriate findings, environmental review, and enforceable conditions.

Granting this request through a variance circumvents the appropriate level of scrutiny.

Existing Public Access Undermines Claimed Public Safety Need Designated public access to the coastal bluff already exists one block away. The presence of established access undermines any claim that this private funicular is necessary to advance public safety.

If the applicant argues that the funicular enhances emergency response, such enhancement is speculative and does not cure the absence of hardship. A claimed public safety benefit cannot substitute for the statutory findings required for a variance.

A variance cannot be granted merely because a proposal may be convenient or arguably beneficial. The Board must be able to make all required findings based on hardship, consistency with zoning intent, and absence of detriment to neighboring properties. Those findings cannot lawfully be made here.
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3 Detrimental Impacts
Approval would:
• Increase vehicular traffic and emergency activity in a “red curbed” restricted visual site line highway
• Intensify congestion and safety risks for ingress and egress of neighboring residential homes
• Disrupt residential character
• Diminish neighboring property values
• Establish precedent for private amenities to be repurposed as informal public infrastructure
Zoning protections exist to provide predictability, fairness, and neighborhood stability. Allowing a private residential property to function as de facto public-serving infrastructure shifts burden onto neighboring homeowners and erodes the integrity of the zoning framework.

Conclusion
The applicant has not demonstrated the required hardship. The claimed public benefit is neither necessary nor legally enforceable. The proposal constitutes a functional change in use inappropriate for variance relief. Required statutory findings cannot be made.

For these reasons, I respectfully request that the Board deny this variance in its entirety.

Thank you for your careful consideration and for protecting the integrity of our community’s zoning framework.

Sincerely,
Patricia Halman-Menne
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From: Derek Peterson
Sent: Monday, February 23, 2026 11:22 AM
To: Balmer-Csira, Nancy CD <[email protected]>; Kiff, Dave CM <[email protected]>
Subject: 31987, 31985 Coast Highway DRB
Nancy / Dave,
I own the residence to the south of the above noted properties ( Coast Highway) currently going through design review and would like to express my serious concern with the project as currently planned. The two main issues are (1) the loss of privacy by the overall scale of the project and the granting of a marine safety easement along my property line resulting in a significant loss of value to my property and (2) severe and likely deadly traffic dangers resulting from emergency vehicle parking.

The project as currently planned calls for a 3' easement on the south side of the proposed redevelopment at 31987 which runs the entire length of my property to the funicular that is to be rebuilt. The PCH access and accompanying stairs to the funicular will significantly impact the privacy currently enjoyed in my residence. The staircase will allow everyone accessing the funicular direct visibility into my kitchen and living room. My property, as it currently is, allows occupants to feel a serene sense of privacy while enjoying the ocean views. This may have a significant impact on the value of my property and make it far more difficult to sell. The current scale of the property as designed will likely also have that effect, so this staircase is an additional factor that will cause loss of value to my property.

As noted in the current site plan, the access for the dedicated marine safety staircase is at the southernmost side of 31987. This creates a massive safety issue with the immediate potential for loss of life as a result of a traffic fatality for residents to the proposed development of 31987. As it currently is, any vehicles parked to the north of on the southbound side of PCH block the views as one tries to exit the property. A partial blockage currently exists when marine safety vehicles are parked at the top of the current public access staircase but it is possible to partly see around the bend and rely on the traffic light at 9th street to somewhat safely depart. Relying on the traffic light can still be dangerous because when the northbound traffic is backed up from the traffic light, one can not see if any vehicles are making a left turn from 9th to drive south down PCH. Moving ANY vehicle parking further south on PCH towards not only reduces the visibility of the traffic light at 9th, but also completely eliminates the ability to see oncoming traffic driving south on PCH. Again, I would like to repeat so that it is on record with the city: purposely stationing maring safety and emergency vehicles on PCH directly north of puts anyone departing the property in immediate, life threatening danger. This danger exists 398
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even when people are driving at the stated speed limit, even though drivers often exceed the posted speed limit by 10-20MPH. I also ask that, during the entirety of the proposed construction project at 31985/31987, there is a dedicated person to direct traffic whenever deliveries or construction equipment is on site and parked along PCH.

I kindly ask that this property be returned to the drawing board and comply with the neighborly requests of Bryan Menne and others so that the proposed project is less intrusive, more in compliance with local construction, and does not create the potential for life threatening consequences.

Thank you,
Derek Peterson
Owner
Coast Highway

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To: Laguna Beach Design Review Board (DRB) Re: Opposition to Proposed Development at 31985-87 Coast Hwy – Hearing Item # 5.9 (Feb 26, 20 26) Dear Members of the Design Review Board,
I am writing to express my strong opposition to the proposed development at 31985-87 Coast Hwy. The current proposal is drastic
ally out of scale with our neighborhood and directly contradicts several of the City's General Plan Policies regarding view preservation and community character. Furthermore, the recent Staff Report contains misleading findings that unfairly favor the applicant at the expense of residents and public resources. I urge the Board to reject this application Mass, Scale, and Neighborhood Character
● The proposed 6,528 square foot home features three levels, four bedrooms, eight bathrooms, and 2,833 square feet of decks.
● At 80 feet wide, the structure dwarfs all existing residences on 9th Street and the 10 0 0 Steps Beach Park area, which range from 19 to 50 feet wide. ● The proposed home is more than double the size of the 3,0 0 0 square foot historic DePaulo estate that previously occupied this site.
● This massive footprint is out of character with the South Laguna neighborhood and fails to maintain the low-profile character mandated by City Land Use Policy 3.10 .

Devastating Loss of Public and Private Views
● The project will obliterate a 42-foot wide public view corridor of the ocean, waves, and the Catalina and San Clemente Islands.
● With a proposed roofline extending 8 feet above the public sidewalk trail to 10 0 0 Steps Beach, the project eliminates one of the five remaining public view windows from the sidewalk and Coast Highway.
● This violates Land Use Policies 2.8 and 2.10 , which require the City to maximize the preservation of coastal views and protect public views. 400
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● Four uphill neighboring homes will lose the ocean and wave views they have enjoyed for 97 years, directly violating the City's View Equity policy.

Severe Impacts on Adjacent Neighbors
● The adjacent Peterson residence will face a massive sideyard wall with only an 8-foot setback, completely destroying the 42 -foot separation that exists today. ● The Peterson home will completely lose its ocean views from its driveway, estate arrival area, and courtyard.
● The proposed decks will overhang the Peterson's kitchen, dining, and living rooms just 8 feet from the property line, creating a severe loss of privacy and a "fishbowl" intrusion.

Unjustified Variances
● The requested variance for a funicular does not meet the hardship qualification. ● A funicular is entirely unnecessary, as the City already has a 15-foot wide stairway access just 130 feet north and possesses a stair-climbing mechanism for emergency access at 9th Street. Also, the access agreement for the funicular should be part of the DRB review process and there should be documented methods of enforcing the agreement. Unless the agreement is part of the DRB review process the variance should not be approved. ● The variance for new 10-foot retaining walls in the front setback is unnecessary and could be avoided if the applicant reconfigured the site plan to utilize the existing driveway.

We rely on the Design Review Board to protect our public interests, enforce City policies, and balance development with the preservation of our community's natural resources. Please reject this application and require a redesign that respects our neighborh ood's scale and preserves our irreplaceable coastal views.

Sincerely, George Weiss
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1 Miller, Paola CD
From: Steve Chadima >
Sent: Monday, February 23, 2026 9:06 PM
To: Design Review Board
Cc: Morris Skenderian;
Subject: Support project at 31985 & 31987 Coast Highway [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Members of the Design Review Board:

We are writing in support of item 5.9 on the February 26, 2026 agenda, the proposed project at 31985 & 31987 Coast Highway, with one modification.

As you may know, we have been strong supporters of the Marine Safety Department, having underwritten the acquisition of the jet skis and the rescue boats used by the lifeguards to make ocean-going experience a much safer one for our residents and visitors. Once again, there is an opportunity to address one of the most challenging spots along our coastline, providing timely rescue services to Thousand Steps Beach, with the approval of this project.

We are grateful that the owner has proposed setting aside parking for emergency vehicles as well as undertaking the effort to restore the funicular and stairs to enable lifeguards to more easily transport injured beachgoers, an all-too-often occurrence at Thousand Steps. While we are glad that the staff has recommended approving the funicular, we disagree with their denial of the proposal to rebuild the stairs. Both can be critical assets to rescue personnel, enabling rapid extraction of injured swimmers to emergency services. This is particularly helpful when there are multiple injuries, which is frequently the case.

We respectfully request that you approve this project with the addition of the requested rebuilding of the stairs.

Thank you for your consideration,
Mark Porterfield and Steve Chadima
South Coast Highway
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Perkins Coie LLP
Howard Street
February 25, 2026 Michelle W. Chan
City of Laguna Beach Design Review Board
505 Forest Ave.

Laguna Beach, CA 92651
Re: Concerns Regarding the Project Proposed at 31985 & 31987 Coast Highway | APN:
056-160-03 & 056-160- 41
City of Laguna Beach Design Review Board:

We are writing on behalf of an adjacent property owner to express concerns regarding the proposed project at 31985 & 31987 Coast Highway (“Project”). As an initial matter, the Project developer has not attempted to discuss the Project with our client—whose property will be directly impacted by the Project—prior to seeking approvals from the City of Laguna Beach (“City”). The demolition of the previous structure on the Project site has already caused significant damage to our client’s property, and we request that the Design Review Board (“Board”) impose conditions on the Project to address the following issues.

First, we request that the Board ensure that the Project is compatible with neighboring properties pursuant to Municipal Code Section 25.05.040(H)(9) and limits disruptions to neighbors during construction. Prior demolition work on the proposed Project site caused significant damage to our client’s property, including cracks to the building exterior, retaining wall, and fence. Given the close proximity of the proposed Project to our client’s property, the Project applicant must be required to consult with owners of neighboring properties before any construction activities take place on the Project site and require the Project applicant to take adequate measures to ensure that neighboring properties are not impacted by vibrations and dust during construction. In addition, the Project applicant should be required to take measures to ensure that construction activities associated with the Project do not impede or otherwise interfere with adjacent owners’ access to their property, including access to driveways or residential features such as mailboxes.

The Board should also impose conditions on the Project to prohibit construction equipment from being parked or staged on or adjacent to neighboring properties.

Second, we do not believe that the Project applicant and the Board have adequately evaluated the Project’s potential impact on neighboring views. We request that the Board ensure that adequate analysis has been conducted to protect the existing views of neighboring properties pursuant to Municipal Code Section 25.05.040(H)(16). Resolution 2026-0024 and the associated staff report only consider impacts on views from street level and does not evaluate impacts that the Project may have from areas below street level.

Third, the Board should require the Project applicant to include a retaining wall along the northern boundary of the Project site to create greater structural support that will be necessary as a result of the development of the Project, and to minimize the amount of erosion and geological 403
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February 25, 2026

Page 2 ends

disturbance that will happen as a result of the Project in accordance with General Plan Land Use Element Action 7.3.4. A parallel retaining wall of a similar height and functionality to the existing wall at the northern edge of the property had been planned for the previous development on the Project site, and a similar wall should be required here as well. The Project developer should consult with neighboring property owners regarding any planned retaining walls.

Fourth, we request assurances that any sewage and plumbing from the Project will be tied to the City’s sewer line and that any existing sewer lines connected to neighboring properties will be capped. This is not apparent from the design drawings submitted to the Board.

Lastly, we request that the easement for emergency access via the existing funicular be limited to the existing footprint of the funicular and not be expanded to or moved to other portions of the Project site.

Thank you for your consideration of these issues.

Sincerely,
Michelle W. Chan
MWC:ks
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Dear Design Review Board Members:

As one of the authors of the City of Laguna Beach Landscape & Scenic Highways Resource Document [LSHRD], I urge you to deny the proposed project at the above address. In particular, as the City's consultants, we tried to establish the importance of preserving public views. This project does the opposite.

There are numerous other issues related to setbacks, building mass, and fence heights, among others. All combined, this project is too imposing and does not meet the criteria of neighborhood compatibility.

Hopefully the property owner can find a more appropriate solution for this beautiful residential lot.

Sincerely,
Bob Borthwick, ASLA
Landscape Architect
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The project could provide the recommended tree on the north side front yard.

Setbacks
The large setback should be provided on the south side with the smaller setback on the north. This would provide an opportunity for a privacy buffer for the neighbor on the south whose kitchen and dining areas overlook that side yard setback. The total width of the building could also be reduced in the process of re-evaluating the total size of the building that is appropriate for the neighborhood.

Variances
It is not justified to exceed the 4’ height limit on the fencing just because other properties have exceeded that height. Have those properties received variances to exceed the fence height? Or are they existing because they were built under County governance or built without permits? The slope condition is not a valid reason to exceed the height because a 4’ fence regardless of where it is positioned on the slope still provides an appropriate barrier. The code already provides for gateways that exceed the 4’ height without a variance.

Building size and character
The building design is very institutional/industrial in character and seems a harsh intrusion on the neighborhood. It looks more like the Getty Museum than a sea-side Laguna Beach home. The design needs to relate to the woodsy Chris Abel designed home to the south or the other homes on the inland side of Coast Highway. It should appear to fit its surroundings comfortably, and not seem ostentatious and severe. It does not meet the Design Review neighborhood compatibility provision. Reducing the size would help but rethinking the design is needed.

Sincerely,
Ann Christoph
Landscape Architect FASLA

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Minutes of the Board of Adjustment/Design Review Board - 13 - Meeting of February 26, 2026 Rebuttal: Mark Warren, Architect, noted the tree will be removed, with conflicting privacy concerns from the homeowner and the next-door neighbor.

Board Questions: Chair Gibbs asked about the distance between the garage and Holly Street. The applicant replied 22 feet to the curb and said the ADU decision was prompted by losing their previous home in the Alta Dena fire.

Board Member Weil inquired whether the Ficus trees are within the property line or right-of-way and if a sidewalk had been considered; the applicant replied there were none.

Discussion ensued regarding the sidewalk.

Chair Gibbs closed the public hearing.

Board Comments: Board Member Weil stated the project requires a sidewalk, a privacy tree, and a landscape plan, and he does not support the project.

Chair Pro Tem Gannon agrees with Board Member Weil, except on the privacy issue, and supports the project.

Board Member Coveny supports the project.

Chair Gibbs supports the project as proposed.

Chair Pro Tem Gannon made a motion, seconded by Board Member Coveny, to adopt Resolution 2024-1774 approving Design Review 2024-1774, Coastal Development Permit 2024-1776, and Variance 2025-2472 for the property located at 325 Holly Street and find said action exempt pursuant to CEQA Guidelines Section 15303 and Section 15305 - Minor Alterations in Land Use Limitations, in that the project consists of minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density.

Motion carried 3-1 by the following vote:

Motion: JG Second: MJC Action: APPROVE
Bauta __ABSENT___Coveny__Y__Gibbs __Y__ Gannon __Y____ Weil __N__ The Design Review Board recessed at 7:31 P.M.

The Design Review Board reconvened at 7:40 P.M.

5.9 31985 & 31987 Coast Highway | APN: 056-160-03 & 056-160- 41 Design Review 2026-0024
Coastal Development Permit 2026-0025
Variance 2026-0026
Attachment 8
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Minutes of the Board of Adjustment/Design Review Board - 14 - Meeting of February 26, 2026 Applicant: Morris Skenderian, Morris Skenderian & Associates Architects (Agent) (949) 497-3374 | [email protected]
City Staff: Nancy Balmer-Csira | Planner (949) 715-1284 [email protected]
The proposed project is for demolition of existing structures and construction of a new single-family dwelling with a two-car garage in the R-1 (Residential Low Density) zone. Design review is required for the new structure, new vehicular access, elevator height, elevated decks, grading, retaining walls, pool, spa, pedestrian entry feature, landscaping, and construction in an environmentally sensitive area (oceanfront). A variance is requested to 1) reconstruct a funicular and associated access components (stairs, landings, terrace, retaining walls, and gates) within the bluff [LBMC Section 25.50.004(B)(4)]; 2) maintain stairs, walkways, and retaining walls within the bluff [LBMC Section 25.50.004(B)(4)];]; and 3) exceed the maximum wall height within the front setback [LBMC Section

25.50.012(B)(3)].

Disclosures: Board Member Coveny met with Morris Skenderian at the site and also met with the Mennes’.

Chair Pro Tem Gannon conducted a site visit, met with Morris Skenderian at his office, and met with the Mennes’.

Chair Gibbs met with Morris Skenderian at the site and met the Mennes’.

Board Member Weil met with the Mennes’ at the site, met with Morris Skenderian, and spoke with Michelle, the attorney.

Staff Presentation: Nancy Balmer-Csira, Planner, presented an overview of the project and staff’s recommendation outlined in the report.

Board Questions: None
Chair Gibbs opened the public hearing.

Project Representative: Morris Skenderian, Architect, gave an overview of the project’s history.

Public Testimony: Bryan Menne, a neighbor, expressed concerns about the view corridor, building setback, and mass and scale, noted inconsistencies in the staff report, and does not support the project.

Ann Christoph, a resident, expressed concerns with mass and scale, view equity, neighborhood compatibility, and does not support the project. 411
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Minutes of the Board of Adjustment/Design Review Board - 15 - Meeting of February 26, 2026 Kaela Shiigi, representing neighbor Craig Jackson, outlined conditions for the project’s approval.

Pat Menne, a neighbor, had concerns regarding the variances, staff report, mass and scale, and does not support the project.

Rebuttal: Morris Skenderian, Architect, stated there will be no parking along Coast Highway and explained the set back from the bluff.

Board Questions: None
Chair Gibbs closed the public hearing.

Board Comments: Chair Gibbs had issues with the location of the project, with neighborhood compatibly, view equity, mass and scale, can make the finding for the variance, and would like to add some conditions for approval.

Chair Pro Tem Gannon agreed with Chair Gibbs on the variance and can approve the project with conditions.

Board Member Coveny can support the project.

Board Member Weil can support the findings for variance, with some conditions.

Discussion ensued regarding the staircase.

Morris Skenderian, Architect, responded to the concerns raised by the Board Members.

Chair Gibbs made a motion, seconded by Chair Pro Tem Gannon, to adopt Resolution 2026-0024 (Attachment 1) approving Design Review 2026-0024, Coastal Development Permit 2026-0025, and Variance 2026-0026, with the following added conditions: (1) The house shall be moved an additional five feet to provide a 13- foot south side yard setback, and that the electrical panel will be placed within the garage; and (2) A lifeguard locker will be constructed/installed with water and electrical power service below the lower platform at the base of the funicular, located at 31985 and 31987 Coast Highway and finding said action exempt from CEQA pursuant to Section 15303.

Motion carried 4-0 by the following vote:

Motion: TG Second: JG Action: APPROVE WITH CONDITIONS
Bauta __ABSENT___Coveny__Y__Gibbs __Y__ Gannon __Y____ Weil __Y__

6. OTHER BUSINESS – None
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 1 of 21
Thomas Gibbs:

Meeting's back on, let me call the next and last item. It's 5.9, 31985 and 31987 Coast Highway. Design Review 2026-0024, Coastal Development Permit 2026-0025, and Variance 2026-0026. Ex parte, please.

Jessica Gannon:

Trey had a site visit and met with Morris Skenderian at his office. Oh, and I met with the Mennes.

MJ Coveny:

Mennes, is that how it's pronounced?
Thomas Gibbs:

Mennes.

MJ Coveny:

I met with Morris and I also met at the site with the Mennes.

Thomas Gibbs:

Louis? Oh, Louis is not back. Louis, you're muted if you're not back. Well, let me do my ex parte. I met with Morris at the site and I met with the Mennes. So, we need to wait till Louis gets back. Patrick, can I proceed with the ...

Patrick Donegan:

I mean, so my only concernThomas Gibbs:

With the staff report? We've all read it, she's summarizing it.

Patrick Donegan:

Yeah, that's probably fair. But when he does come back, we'll have to confirm that he familiarized himself with the staff report in that nothing ... He's coming right now? Okay. I apologize, Chair. It's probably best to wait only because of the number, and we don't want him comingLouis Weil:

I'm here. Sorry.

Thomas Gibbs:

All right, Louis. Ex parte. This is on the Coast Highway 5.9.

Louis Weil:

Met with the Mennes down at the site. Morris Skenderian. Talked to the attorney that sent us the letter.

Michelle, I think was her name.

Attachment 9
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 2 of 21
Thomas Gibbs:

All right. Nancy, you're up.

Nancy Balmer-Csira:

Sure, thank you. You've already introduced the case number so you can go on to the next slide, please.

This is the project site. You can see there are two lots, 31985 and 31987 that will be joined before the permit is pulled. And on the right side of the slide, there's the frontage. You can see the existing home and the fence that blocks access currently to the site where the house was demolished, and then the bottom image shows what's out there now. The prior oceanward house has been demolished and the gunite on the slope has been removed as part of a prior approval. Next slide, please.

So, the design review and the coastal development permit applications are for the demolition of the existing structures. The new single family home is 6,529 square feet, the two car garage is 587 square feet, and the elevated decks are 2,833 square feet. Design review is required for elevator height, which is higher than the maximum 30, allowed to go to 36 feet. New vehicular access, it is required to have onsite turnaround. The grading is 2,685 cubic yards. Retaining walls greater than five feet also required design review. There's a pool and a spa located under the home at the lowest level. There's a pedestrian entry feature, landscaping, and design review is required for construction in an environmentally sensitive area because the property is ocean front. I wanted to point out here the setbacks. The orange area or yellow area, the way it shows, that is the bluff top setback.

I've zoomed in on just the proposed house here, the rest of the ocean front area is not shown, but this is to show the setbacks. That's the 25-foot setback from the bluff top. The front setback is 10 feet along Coast Highway. And the required setbacks for the sides are a combined 21 feet, four feet minimum. The applicant has chosen to use 14.5 on one side and 6.5 on the other. The house is set back 34.8 feet from the top of the bluff. Next slide, please.

The variances. There are three variances. This slide tries to depict where these variances occur. The first one is to reconstruct the funicular in the bluff, and that is the green area. The blue dotted area shows the top of the bluff, but then the bluff's set back. That's why the green is past that towards the street. So the funicular is the green slide, the obsolete bluff structures is the red area. And then, the area in the front setback is yellow and the slide at the bottom tries to depict the area that's above four feet. And you can go on to the next slide, please.

The variance findings, staff is supportive of rebuilding the funicular because there are special circumstances, and it provides public safety necessity, I'm sorry. Not supportive of the obsolete bluff structures, because we believe it's a private benefit and it conflicts with the Coastal Act and the LCP, and it's inconsistent with the land use element action 7.3.8. And staff is supportive of the area of the walls that are more than four feet. It's consistent with the development pattern, it's set 10 feet back from the sidewalk. It improves coast highway vehicular safety, and maintains pedestrian flow. Next slide, please.

These are the renderings. They were in the plan set, and I put them in here in case we want to go back to them. Next slide, please.
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 3 of 21
And the next slide, please. And the next slide, please. These are the colored elevations and the materials that have been chosen, and this is all in the staff report and the plan set. Next slide, please. This is the depiction of the front elevation. The top one is the existing elevation that shows the existing home higher than the current one. You can see it's dotted in the lower frame, and the landscaping will be removed. And we can go back to that slide if necessary also in the future. Next slide, please. So, we've received correspondence and I've summarized it here based on the summarization of the correspondence basically is the size, mass, scale, width of the structure and neighborhood compatibility, impacts to privacy and views, both public and private for the views, traffic safety during construction and emergency rescues, the unjustified variances, prior application determinations, and there was support to retain the obsolete structures in the bluff.

Next slide, please. And in conclusion, the project complies with the design review guidelines. The variance to reconstruct the funicular in the bluff and to exceed the wall height and the front setback is supported by staff and findings can be made. The variance to retain obsolete structures in the bluff is not supported by staff and believes that findings cannot be made, and the project does not substantially impair, spelling error, sorry about that, privacy, and will be compatible with the types and scale of improvements, spelling error, present in the neighborhood. Next slide, please. And the recommendation is conduct the hearing and adopt a resolution approving the project. I'm available for any questions, thank you.

Thomas Gibbs:

Any questions? With that, I open the public hearing. Morris, you have five minutes.

Morris Skenderian:

Thank you. And Nancy, thank you. I think she did a great job of explaining the elements of the project.

Jim Dockstader is our landscape architect on the team, he's here in case you have any questions. Jeff Sumich is a design architect that I'm collaborating with on the project. A little history on the project. The property was before you many years ago for a demolition of a house that was on the bluff, and it went to Coastal Commission on an appeal. The applicant withdrew his application and donated the property to a nonprofit, which in turn sold the property, of which my client benefited from that. And he purchased the property and came to me to design a house for him on that property. I encouraged him to purchase the second property above us if it was available, which at the time that the prior project was done it was not available for sale.

And in fact, that person objected to the design of the lower slope house. And coincidentally, the timing was mutually beneficial for the seller and my client. He bought them both, and then I became more interested in helping him because it gave us more opportunities to do things on both lots together versus either one of them separately. So with that, we sent out 89 early neighborhood notification cards about a year and a half ago, 89, and I received three responses. One from Bryan Menne, one from Mark Saylor, and one from Beverly Factor. I met with Bryan, I met with Mark Saylor, I spoke to Beverly Factor over the phone. And subsequent to that, I reached out to Mark Fudge, Laura Combs, I received a call from Kasan Kazmouz, the doctor who lives up on Virginia Way. Talked to him, and I talked to the neighbor, Derek Peterson, on the south side, trying to gather information to see what the constraints were, what their concerns were before we even started designing the project.

So considering public views, neighbor's views, all of that, the site constraints, the blufftop, we arrived at this solution. And this solution is spread out, as you know, and I've gone over it with you. We have a 415
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105-foot wide lot, which allows us to go further back up the slope away from the bluff even further, much greater setback from Coast Highway, 35 feet instead of 10. Lower, the house that you're looking at is seven and a half feet above Coast Highway, whereas the existing house is 17 feet above Coast Highway. There are no public views from the highway over the existing house and the northerly side of it with all the vegetation. We're removing all of that. There is a public view down the driveway to the old house, which we have a setback on that side of eight feet, and on the north side we have a setback of 18 feet.

So, we have greater setbacks than the other homes along there because they don't have the benefit of a 105-foot wide lot. Their lots are 40, maybe 30, 40, and 50 feet. So, they have the benefit of a side yard, maybe four to five feet. So, you can't look between the houses. Some of them are down low enough where you look over them, but most of them with the gates and fences and so forth, there's no views from Coast Highway. So, we're attempting to satisfy several aspects, views from Virginia Way and all the houses uphill looking over the site, which is blocked right now by the two-story house and all the vegetation, opening up a northerly view on the north side of the property for people walking by on Coast Highway and driving by, although you're not supposed to be looking at the ocean when you're driving by.

And as a result we have three variances, not result of the design but result of some self-imposed. One is security from Coast Highway. That's why we're asking for a four-foot fence measured from the sidewalk, not from the topography below at the setback, which puts the fence way below Coast Highway, to the funicular we're asking, and we have support for Marine Safety who we've proposed to construct, pay for, and maintain for Marine Safety, but then we're also asking for it to retain the existing steps for maintenance of the slopes because there's otherwise no way to get to it. AndThomas Gibbs:

Morris, yourMorris Skenderian:
... that concludes my presentation.

Thomas Gibbs:

Yeah, we've read everything. Appreciate your comments. Now I open up to the general audience. Raise your hand if you're going to speak. Okay. First one, please come to the podium. You'll each have three minutes, and when the one person is done please don't require me to coax the next person to come up.

We can say it. Go ahead. All right.

Paola Miller:

Oh, sorry.

Pat Menne:

No?
Thomas Gibbs:

No.
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Bryan Menne:

It's not [inaudible 00:14:19]
Thomas Gibbs:

We can see it. Go ahead.

Bryan Menne:

All right. Good evening. Do you want to pass out the ...

Pat Menne:

I did already.

Bryan Menne:

Okay. My name is Bryan Menne. I've lived at this site opposite this project for 31 years. And the project, we met with Morris and the only thing we asked for was keeping our view corridor down the left side of the property, and keeping the building set back that was existing right now. That measures out at 45 feet. Morris came back with a plan that reduced it to eight feet, and put a corridor on the other side. I don't know if it was to spite us or just to ignore us, but there has been no equity at all to preserve what we have. And since then, we've discovered that the scenic corridor element for the city of Laguna Beach, part of the General Plan says, "We will protect all view corridors and public views." So it's not for you to come to my house, it's for you to judge for what's good for the public.

And the sidewalk view, you can see the wave action and the swells when you're standing at the sidewalk. And so, the point is I've lived there for 31 years, I always look at the surf and see the waves rolling in, decide whether I'm going diving or going surfing that day. So, to take this away is to take away the enjoyment I've had for 31 years, and you take the public's right to the scenic corridor that they've requested. So, I prepared a plan here of an alternative site plan. I tried to meet with the owner, I tried to email him, contact him. I contacted Morris and he says, "I don't want any further meetings because we're just preparing a plan for the owner's program and we're not going to prepare to change anything." So, we have no concession and no protection for the landscape element that says you're going to protect the views for the public.

I've reviewed the staff report, and the staff report, I've never seen one written like this where I found over 35 entries that are just untrue statements, misinformation, and inaccurate information as related to the city policies and our benefits versus their benefits. It's fictional. I've asked for a rewrite. I've talked to Dave Kiff and I've talked to ... I've emailed him. I've said I'm prepared to share this thing, this report.

You guys make your decisions based on this, I've never seen so much fiction in my life in a report. It completely benefits the applicant, has nothing to do with the impacts of before and after that we have on our property. This is the 45-foot view, this is completely gone. We ask that you utilize the ... I'm speaking for four people, they can't be here todayThomas Gibbs:

But your time's up, but weBryan Menne:
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Okay, but I want to speak about the residences.

Thomas Gibbs:

You can't. Your time's up, sir. We've talked to you on the site, we've read all the materials that you have.

So, next speaker, please. No, nextBryan Menne:

Okay, well I have a site plan here to review.

Thomas Gibbs:

Okay, thank you. Next speaker. That's what I don't want to have. If there's another speaker, please come up now. I don't want to have to wait between speakers. Thank you. Go ahead, Ann, please come up. You seem like the only one who's prepared, so please come up. The next speaker after him, or after Ann, her, please be ready or I'm going to close the public hearing. I'm not going to wait for a long time for speakers to come up. Ann, please, you're on.

Ann:

Thank you, Board. I'm hoping that this is the first of a couple of hearings, because I think this project needs your scrutiny in detail. And I think that overall the project is too ambitious, the house is too large and impinges on important coastal views. And I believe they've put the large setback on the wrong side of the lot. It should be on the north side, and so that the setback on the south is larger. Derek Peterson and I worked together on the previous historical house issue. I don't know what it was. Morris probably knows how many years ago that was, 8 or 10. And so, I'm familiar with his house and I went down there.

He can't come today because his daughter is ill. And the impact of what's going on in the setback with the funicular and the closeness of the house to his dining room and his kitchen where he is looking out to the north, these are significant.

And if they had the larger setback on the south side, it would address Bryan's concern and it would address Derek's concern. I worked on the Landscape and Scenic Highways Resource Document, and I've shown you the plans that SH4 is the typical plan for that portion of Coast Highway, and it requires a fivefoot sidewalk, not a four-foot, and it also projects some trees actually. And I think the place for some of those trees might be on the north end.

The other thing that we should consider is the Shopoff property, because we're trying to improve public views from the highway and there are very few of them. You've got one at Montage, you've got one in the Grove property, and intermittent views like at the Shopoff property near West Street that was protected by requiring the house to be completely below the level of the highway. And we've appealed the neighborhood, the neighboring project to the Coastal Commission with that same request so that that view will be open. And with this lot being as wide as it is, it's another opportunity to provide a public glimpse of the ocean. So I think that that again gets into the setbacks, it gets into the size of the house could be reduced lengthwise, and we could achieve that.

Thomas Gibbs:

Thank you, Ann.
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Ann:

Please look into the character of the house, which does not fit South Laguna. Thank you.

Thomas Gibbs:

Thank you, Ann. Next speaker, please. Thank you.

Kayla Shigi:

Good evening, chair, members of the design review board. My name is Kaela Shiigi, and I am here on behalf of my client who owns property adjacent to the proposed project. And thank you very much for the opportunity to address the board this evening. As noted in the comment letter that we submitted yesterday, the project applicant has not reached out to our client to directly discuss this project whose property will be directly impacted by the project, because it is next door. So, accordingly we present these comments to document our concerns in front of the board, and respectfully request that the board consider imposing conditions of approval on the project to protect neighboring properties from any damage. First, we ask that the board consider how the project may disrupt neighboring properties during construction. Prior demolition work on the project site did cause the retaining wall on the north edge of the property that provides structural support and borders of pathway needed to access the lower portion of our client's house to fall and cut off a critical access point.

So in order to avoid additional damage, we urge the board to consider the impacts this project may have due to construction, vibration, noise, geologic impacts and erosion. Second and critically, we ask that the board require the project applicant to construct a parallel retaining wall along the northern boundary of the project site. Given that demolition activities have already damaged my client's retaining wall in the past, we believe that there must be adequate structural support to ensure that the activities that will occur as part of this project do not cause further damage to the wall or cause further structural issues. Third, we understand that the sewer line underlying the project site directly connects to the sewer line serving our client's property, and this has caused backup issues in the past where the city has had to come onto our client's property to resolve issues associated with the project site.

If this hasn't been done so already, which isn't apparent from the drawings, we request that the city require the applicant to cap any neighboring sewer connections. Fourth, we did voice concerns about the view for the project, but that is mainly because we were not consulted and did not have adequate time to properly review the drawings before this hearing. And finally, we understand that there is an easement for consideration, and we request that any such easement be restricted to the existing footprint of funicular and not extended to any other portion of the property. So in closing, we ask the board to carefully consider these comments to ensure the project proceeds in a manner that respects the rights and properties of its neighbors, especially its next door and adjacent neighbors, and we really appreciate your time and attention to these concerns.

MJ Coveny:

And who were you representing? I'm sorry, I didn't get the name of the neighbor.

Kayla Shigi:

Craig Jackson, who lives419
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MJ Coveny:

Jackson?
Kaela Shiigi:
... north to the property.

MJ Coveny:

Okay, thank you.

Thomas Gibbs:

North of the property. All right, next speaker. Thank you.

Pat Menne:

Hi, Pat Menne. I just pulled the email from Bob Borthwick, just so that you get it was submitted late. He was one of the consultants on the Scenic Highway Corridor. I do want to thank you all for coming out.

This is a huge project, it's a magnificent piece of land. I do applaud the owner. They bought the old house in front, and it's going to be a fabulous estate. I have some comments about the variances. Okay, so number one, what is not shown on the plan is it is exceeding the 30-foot height. As that packet that passed out during Bryan, there is the schematic on the plan and that's not called out needing a variance.

So, there's a problem with that on the plan. I also take exception to the staff report. That staff report did not mention the total program. It talked about the old houses that were demoed or going to be.

You had to dig down into four other attachments to find the square footage in the deck. Number one for me, I think it's far too aggressive of a build. I do support keeping the historic public walking along the sidewalk view of the ocean. That's been there since any of those houses was built, since 1930, since Tom DePaolo's house was built. And so, that is a public benefit, whether it's a walking of 41 feet, whether you're driving by. I think the architect needs to come back and revisit this a little, because I believe that the program could be shifted, shifted north closer to the Barrett Jackson property. And the way Barrett Jackson's home is configured, it's a garage. I think there's one bathroom window along that lineal space.

Now, our neighbor directly across, Derek Peterson, he's the most impacted if they ask for this funicular.

So, bottom line is the city recognized bluff, they've got that funicular being built there. So, that's why they have to ask for the variance. But the tenor right now with Coastal Commission, they're not allowing any of that stuff. Even in a remodel, they want it taken out. But what really upsets me, truly upsets me, is if it's a take. They went and talked to the Marine Safety, to the lifeguard department. If there's a lifesaving measure, if people are bleeding, neck's broken, they're gurneyed and airlifted out. I have a public record request right now with Dave Kiff to ask about the emergency calls. The fire department gurneys people out via airlift. They also have a stair step machine with batteries if they need to take someone out because they broke their leg.

Thomas Gibbs:

Thank you very much.

Pat Menne:

Thank you for your consideration.
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Thomas Gibbs:

Appreciate it. Next speaker. Seeing no other speakers, I return it to the applicant for three minutes.

Thank you, Patrick.

Morris Skenderian:

Thank you. A couple of things, benefits that I didn't have a chance to mention, but we're taking out three approaches to driveways on the south end and putting the curb and gutter back. So, there will be more parking along Coast Highway, whereas currently there's three driveways that go in and out and back out onto Coast Highway, it's a real safety issue. The reason we put the driveway at the north end is because the highway is three feet lower at the north end, and we buy an extra 20 feet of driveway able to steepen the driveway, which we have, and pushes the house further down. If the driveway moves to the center of the property or to the south end of the property, the driveway gets longer, the house goes further down the hill and closer to the bluff.

Now, could the house be smaller? Yes, it can. But keep in mind that because we're 105 feet wide, which is typically for two houses, typically 3,500 square foot houses. So, there could be two structures here that would be the equivalent of 7,000 square feet instead of what we're doing. And that's not some threat that we're going to do that, but the other houses that benefit from the 40-foot widths and 50- foot widths don't have the liberties of doing what we're doing, and we're doing it because we own two pieces of property. There were two houses there, we're putting one back. And by putting one back and putting it in a location that we're putting it, we can be seven and a half feet above the sidewalk. The code envelope for us is 15 feet, existing house is 17 feet. We're going to be seven and a half feet. So, I can't lower the house any further, because if I lower it I keep pushing it out toward the bluff.

So this is a compromise that we've made, we're 35 to 41 feet set back from the bluff, we're 35 feet back from Coast Highway so we can drop it down in a hole, so to speak. And the public benefit, that removing all that vegetation in that two-story house opens up a peripheral view from Dana Point to Newport that does not exist at the present, and Catalina, and does with this design. As far as the Jackson property on the north side, just would comment on that. We're 18 feet away from that house. If there is some issue with terrain, or topography, or a structural issue with a retaining wall, which I'm familiar with the old problem, I thought that was mitigated, but we also stayed away from that because the Jackson House is also dug out and deep into the hole, and would be impacted if our house kept moving closer to it.

So structurally, it's safer where we put it with the 18 feet on the north side. Thank you.

Thomas Gibbs:

Thank you very much. All right, any questions? Louis? Not hearing any questions, I will ... You do? 421
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Jessica Gannon:

Turn your mic on.

Thomas Gibbs:

What?
Jessica Gannon:

I was telling her to turn her mic on.

Thomas Gibbs:

But she's thinking if she has any questions. She has a questionJessica Gannon:

Talking to herself.

Thomas Gibbs:
... whether she has a question.

MJ Coveny:

I think I'm okay. I think we'll get it in.

Thomas Gibbs:

All right. We'll close the public hearing. Louis, you want to begin? Louis Weil:

Really?
Thomas Gibbs:

I'll tell you what, let me begin on this because I am troubled by an issue so I'm not going to take a position on it now, but I'm going to state why I'm troubled. And then I'd be interested, I want you guys to have an open mind about it and I want to hear what you think. And that is the location of the building. This is what's got the neighbors upset, this is what a lot of the public comments were. My issue, and I talked to Morris about it earlier, is neighborhood compatibility and the views of the ocean issues. So, it comes into neighborhood compatibility, ocean view on the south side, land use elements, they all fall within the same issue. Looking at neighborhood compatibility, this is a wide lot. It's a little bit like Baja, back on Baja and Arch Beach Heights where the 5,000 square foot lots were treated differently than the 2,500 square foot lots.

And if you look at the size lots where they have broad building coverage, they're the more narrow lots, which I think Morris referred to in his comments. This is a wider lot. And where you see the wider lots in this area, 31971 and others in the area, they generally have a house on one side of the lot and then a house on the other side, or a part of the house on the other side that's a much lower elevation. So, you have view corridors for both the public and for the residents that are north of Coast Highway. 422
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This is an unusual lot because it was a narrow lot surrounded almost like a key hole with a much bigger property that had the house at the lower end, but we need to look at it as one big lot. I know the property's conditioned on the lots being combined. So looking at that, this house is potentially too large for the location of the house. More program needs to go down or potentially needs to go down the hill.

The problem with making a large house is that you're blocking the longstanding view corridor. So, I'm looking at that house, the three one. You're blocking a longstanding view corridor. I mean, arguably this property as it was developed originally had the smaller house with view corridor with a lower house at the 31987, which would be consistent with the pattern of development. I have a real question whether this is consistent with the pattern of development.

The second thing is it does block primary views for the Mennes' house, and that under design review deals with the view equity issue. The new house has obviously incredible ocean views where you have view impacts on the Menne house. The coastal development permit issues are similar. The criteria three deals with coastal scenic resources, criteria six deals with visual compatibility, which I've covered with the design review criteria, and the land use policies, particularly policy 2.10 deals with public and neighbor views. So, I'm really troubled by the location of the building. I talked to Morris and asked him if he could move the building 10 feet to the north. I don't see a view protection issue on any of those issues, including view equity by moving the house to the north, because it's already blocked with vegetation. The view equity issues and the other issues are to the south. And Morris I think presented a good case here, and to me that it would require a full redesign of the house and going smaller.

So, I'm on the fence on that as to whether to require it. Morris said, I don't want to misquote you, if I'm wrong raise your hand and I'll open the public hearing, but you said you might be able to move it three feet to the north. I'm concerned that that's not enough. I want to hear what my colleagues view. So, that's my big question mark. And I'm not taking a position now, I want to hear what you guys have to say. With respect to the variance, this is where I come out. With the funicular, I think that it's appropriate. I think it meets the criteria, and it provides a significant public service. I support that. I would like to see as a condition, that there'd be a lifeguard storage area at the bottom of the funicular where they have the platform, because the less equipment that has to be carried down and the more handy.

And so, the condition would be to work with the lifeguard to determine ... I think there's been preliminary reach out by staff that they would like to see that happen. And I don't think it's a great cost, but it could be a huge public service to work with them as a condition. The stairs, walkways, and retaining walls within the bluff, I also find that that meets the criteria for the variance, and also provides an important public service. If emergency staff cannot fit on the funicular with the ... Let's say there's a multiple person injury where they need to get people up, where emergency staff that are not needed to be on the funicular can run up the stairs, I think that's a huge public benefit. The other reason is numerous homes along Thousand Steps Beach have walkways down to the beach, and this is a historic walkway, and I think that it would be depriving this owner of a feature that other owners enjoy that's historic and provides a significant public service.

So I think the variance, I would make the findings and support the variance. And then, exceeding the maximum wall height within the front setback, I think that's also the findings can be made based upon the facts set forth in the staff report. So with that said, those are my views on variance. I'm very 423
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interested to hear what other members have to say about the issue of the location and size of the house.

Jessica Gannon:

I agree with the variance findings, that was part of for the one that you mentioned that you called out specifically. So I agree with you on that. As far as public views go, the house is lower than all the other homes. You're removing trees so it's a giving. It's not even a taking, it's a giving because the house is lower than all the other homes that are surrounding it. And then you're giving, you're going to take out the trees so that opens up the view for people. And then as far as the Mennes, private views from the Mennes, when I was there for a previous meeting, I don't remember there being an impact in that down below for ... You kind of look over, not kind of, you look over all the properties. So, you have a phenomenal horizon panoramic view almost. So as far as that goes, I think the view impacts are minimal.

As far as view impacts for the neighbors, I did not observe any impacts. The Horst project is also on South Coast Highway, I think it's South Laguna is riddled with old homes and at some point they're all going to become new homes. And I think this is neighborhood compatible, it's where the construction is or development is heading. The lot coverage floor area ratio, it's all phenomenal. All the objective findings can be made. As far as subjective findings, that would be public views, neighborhood compatibility, and I believe you meet this criteria. Oh, and as far as the sensor, yes, we can make a condition of approval that a sensor can be placed so that during construction, if there is movement then the alarms will sound and all construction will stop. And that's all I have. Yeah.

Thomas Gibbs:

MJ?
MJ Coveny:

Yeah. Well, I concur with your variance details, so I'll get that out of the way. I think the biggest thing here that seems to be that keeps coming up is public view impact. I don't see public view impact in this particular lot because of where it situates on PCH. You can't drive by and look, you are just keeping your eye on the road because there's a lot of activity right there. The place at the Montage, thank you for that. And the place down at the Shopoff’s, those areas are really active areas to walk or to drive very open. You have much more space, it's not an active area like where this particular lot is. So, public views aren't really impacted from PCH proper. From the sidewalk, you are still allowing for public view because of the height of this house. So, it's not impacting public views there. So, I feel like the public view element is a non-issue with this particular home and the placement of the home.

Neighborhood compatibility. Anything on the ocean side to me is not ... It's South Laguna but it's not South Laguna because it's the big money ticket items pretty much growing up on that whole hillside now. Things are flipping, and it's a pretty big ticket and homes are going to get bigger. And there are still a few cute cottages and A frames down on Thousand Steps, but this feels like it fits into the topography so well. The materials are so organic, and the articulation of the home is so thoughtful, it makes the mass and scale not feel like the square footage that you have on paper here, the 7,000-ish, I think, and then with your decking. So, I don't struggle at all with neighborhood compatibility because I feel like it's subtle. And if you had two houses there, this would open up so many more problems of activity, cars coming in and out, whose views are getting blocked, noise and privacy, it would just layer upon layer. 424
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So, this actually condenses the potential problems for builds in that area. And again, because you're doing it so, articulating it so well, it doesn't feel massive and so it fits. I have so many little notes, but I think ... What else do I have? Oh, and your driveway placement and the way you're entering and exiting the vehicle safety, I feel like you've really cleaned that up compared to what's there presently or what would happen if we had two individual homes there. So, I think unless something else gets triggered, that gives you a general view of where I'm at.

Thomas Gibbs:

Louis, you're last. Go up.

Louis Weil:

No, thank you. I appreciate the comments from my colleagues, and I think my sentiments are pretty similar. I think I'll follow suit with Chair Gibbs and the element of the variances. I think the retaining walls and those kind of things are all appropriate. The funicular, I think with the public safety easement and benefits, I think that's a huge win for this area and probably something that probably would've never come about had this beach still been within the county, but because the beach is now within the Laguna Beach District and jurisdiction, that it creates these neat little opportunities to preserve the historical nature of some of these steep hillside homes that access these beaches with creating the right partnerships within the city and public benefit. I think having lived down a Thousand Steps for a few years at one point, the funiculars that exist on this hillside are architectural elements that you can't find on every beach, and they're very unique.

They add to the public experience. I think it's why people come to these beaches to see these unique access components within these homes, to watch them go up and down. It's something neat that brings joy to the public, and these elements should be preserved within the right scope. And I think the way the applicant's trying to approach this is a great balance to preserve that historical access and provide the right benefits. The landing element, I agree with Chair Gibbs that there probably should be some sort of storage component worked out with public works, or not public works, Marine Safety, so they do have a way to store things away from the heavily trafficked Thousand Steps staircase. I think that's another component why this partnership with the access for public safety is so crucial for these beaches is because it allows the safety components to have a separate access that where it won't disrupt the public, because I've been there during emergencies and they pretty much block the access for the beach goers and the exiting of the beach goers during the emergency.

So if they have another way to diverse, and access, and egress that doesn't block the public from their primary access, I think that's a huge benefit for these beaches. I think the easement, when I look at it, I mean, right now it's set very tight to what are the features of today. I think I'd like to try to see the city and the property owner probably come up with something that's more 8 to 10 feet. So, it gives availability for in the future if needs and requirements need to be adjusted, that could accommodate that.

I think the funiculars plan to be rebuilt, so it would meet a fair amount of the new safety standards, but in 50, 80 years, do those standards change? I don't know. So, by creating that extra space I think that could be of benefit in the future, if mutually agreed to. The historical stairs that traverse the property I 425
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think add two elements, and I think Chair Gibbs touched on one was not everyone will fit in the funicular, but it allows the public safety folks to traverse within the same space. And again, it creates that access away from the public primary access. So, that I think should be preserved and we should find the reasons to support that. Maybe the easements just in the funicular, but there are probably some access agreement to that historical act component for those folks in conjunction with this. I think as far as the home goes, I think Board Member Gannon said it really well, and I agree the home is set down low.

I think it's very consistent with the recent approvals, the Shopoff property, the one next door to newer modern developments. I think there was a couple, Mark Singer house a little further down that were all set just slightly above street grade, so I think this is consistent to that pattern. I think on the south side, as Chair Gibbs was talking, there probably can be some room that can be reworked to create a little bit more separation and a little more buffering on that side. But other than that, I think the program's pretty close. But I think with a little bit more nipping and tucking, and maybe looking at a couple of the roof components, if there is some adjustments that could be lowered just a bit, but I think we're there. I think we're pretty close so I could support continuance.

Thomas Gibbs:

Yeah, let me ask you this because I think Louis is in line with something. I'm not sure that Jess or MJ are.

If we can increase the size of the easement and move the house north by ... You said you could do it by three. How about, could you do it by eight? Could you give us eight more feet there? I think that would open up a view corridor.

MJ Coveny:

Yeah, that's what I was going to sayThomas Gibbs:

Pardon me?
MJ Coveny:

I was going to talk about view equity because I missed that component for the Mennes.

Thomas Gibbs:

Yeah. So I mean, I think 10 is aggressive, but I think less than ... I'd like to see eight feet. It would accomplish a lot of things. One, it would open up more of a view corridor for the Mennes, which is my hang-up, and a view corridor for people walking on the sidewalk in that location. It would provide a wider easement for fire. And I think I can get behind that, and I think Louis could too if you could get up to eight feet. Is that about right, Louis? Am I reading you correctly on that? 426
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 15 of 21
Louis Weil:

I mean, I think five feet is an appropriate one for a residential access, but I think if we're going to be traversing two people in a gurney, I think we do need the staircase to be a little bit wider. Or whatever thisThomas Gibbs:

How much? I mean, I had asked Morris to move it 10 feet. What's your feeling? I think that Morris I think factually was very convincing that that's too much, but I'd like to get more than three. I think that needs to be ... It's already 5. In other words, it's 5 feet now moving at maybe another 5 feet so it's a 10-foot easement. Is that something that can be done, Morris? And I'll open the public hearing to have Morris answer.

Louis Weil:

Yeah, Chair, can I touch on that?
Thomas Gibbs:

Yeah, go ahead.

Louis Weil:

I think there is some space. I think Morris is a super talented architect. I think the stairs don't quite go all the way to the property line, so there's probably some room. The stairs can be expanded on either side, and the house reduced three to five or eight feet, depending on the right functionality that they're trying to do. But I do think that 10 foot easement is probably the right length as long as it goes to the property edge and there'sThomas Gibbs:

Yeah, I was talking about ... So it's clear, I was talking about 8 feet from the current 5 foot, 8 inch setback. I think I could go with 5 for a total of a 10-foot easement if that can be done. So at this point, let's hear what Morris has to say.

Morris Skenderian:

Yeah. Let me clarify something first, and then we can talk about what's possible. Right now, the side yard setback is eight feet. The Marine SafetyMJ Coveny:

Eight feet on one side.

Morris Skenderian:
... wanted a five-foot wide walkway stairway. The fire department only requires three.

Thomas Gibbs:

Oh, that's right.
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 16 of 21
Morris Skenderian:

So, the stairway is five feet. Why is it five feet? It's for a gurney and four firemen, two on each side, front and back, and then the gates open up for the full five feet. So, that's how we arrived at five feet with Kai Bond and Marine Safety. The easement I believe is for six feet. The easement could be for any amount, but I don't think the stairway itself needs to be wider than five feet. Then in terms of moving the house to open the corridor up a little more, I had suggested three feet because then the driveway could still work at a 15% grade versus 14%. And instead of an 8-foot setback, we'd now have an 11-foot setback.

So the stair and the house would all move north, the north setback, which is 18, would go to 15. So, we'd have a narrower public view on the north side, which doesn't exist at the moment, but walking along the sidewalk you're going to be able to look over that north side today after the house is done, but you can't do that today.

Walking down the south side, you would have 11 feet. If 5 feet, and if I can squeeze the driveway to where it's not unsafe, we could consider that. And I think I had done the math and called Tom, because we've been dialoguing back and forth about what would work without having to redesign the house.

And anything at 10 more feet to 18 on the south side with only 8 on the north side, then I get closer to the Jackson property, which I don't want to do for structural reasons. And so, I guess what I'm saying is we couldThomas Gibbs:

Let's go to if you can do 13 feet, you'll get my vote. Can you do 13 feet? Morris Skenderian:

We can do 8 and 5 is 13, yes.

MJ Coveny:

Yeah, but five's the stairs, eight is the easement, and thenMorris Skenderian:

The stairs would just stay at five feet, they don't need to beThomas Gibbs:

Five feet, which I'm fine.

MJ Coveny:

So, you're wanting 15 feetThomas Gibbs:

So, he'll add an additional five feet, so the side yard on the south side would beMorris Skenderian:

It would be 13.
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 17 of 21
Thomas Gibbs:
... 13 feet.

Morris Skenderian:

Correct. So, what happens when the house moves and the concrete stays the same, instead of a threefoot planter up against the Peterson property line, I end up with a six-foot planter, which I think would be a benefit to Peterson as well.

Thomas Gibbs:

Can I make a motion?
MJ Coveny:

So no, I have a quick question about that just from a view. For the corridor, because when I went with the Mennes to look, I did not see from their home. We didn't go to their home. When you were at the Menne's home and opening that up, do you feel like that extra five feet in the easement window there with the five feet of stairway, is that giving them a little more of a corridor there that actually makes a difference? I mean, to me it's like sometimes two feet don't make a differenceMorris Skenderian:

Well, yeah. No, I mean, it's obvious that right now he's got 30 to 40 feet, and that was a benefit, but his house is so low and so close to the highway that he is not going to benefit from the north side widening that we're doing. He will benefit from the removal of the second story house.

MJ Coveny:

Yeah, for sure. And that's the other thing I wanted, because I didn't give my notice on view equity that I feel like that the homes behind on PCH have a straight out view like ChairThomas Gibbs:

President.

MJ Coveny:
... whatever, Gannon said, that there's still a view and you always do your pitch about view equity versus preservation.

Thomas Gibbs:

Yeah, but it's public view and [inaudible 00:56:46]
MJ Coveny:

Okay, thank you.

Thomas Gibbs:

All right. I think we got a deal here. I need to get one thing from you. You're good with putting the lifeguard storage locker down at the platform?
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 18 of 21
Morris Skenderian:

Yes.

Thomas Gibbs:

Okay, great.

Morris Skenderian:

That's a detail that we would work out with Kai Bond.

Thomas Gibbs:

I want to also commend you, Morris, and the owner for this project in putting in that funicular. I've never walked the stairs and I've never been invited to go on one a Thousand Steps. I've been to most other beaches, but from what I've heard and from fire safety, or for emergency services, it is a significant public service. So with that said, I didn't think I would be making this motion tonight but I am making it happily. All rightNancy Balmer-Csira:

I need some clarification first.

MJ Coveny:

Yes.

Thomas Gibbs:

Go ahead.

Nancy Balmer-Csira:

So in the plan set, your setback on that side is actually six and a half feet because it goes to that electric panel. Can that electric panel be put inside the garage? Morris Skenderian:

Yep.

Nancy Balmer-Csira:

Okay, thank you.

Thomas Gibbs:

Okay. So with that qualification, I will make the motion as follows. I move that the Board adopt Resolution 2026-0024, approving Design Review 2026-0024, Coastal Development Permit 2026-0025 and Variance 2026-0026 for the property located at 31985 and 31987 Coast Highway, and finding said action exempt from CEQA under 15303 with the following conditions. Number one, that the house will be moved an additional five feet from the southern setback. This existing setback is 8 feet, so it'll be moved to 13 feet with the electrical panel being placed inside the garage? 430
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 19 of 21
Nancy Balmer-Csira:

Mm-hmm.

Thomas Gibbs:

Okay. Second, with respect to the funicular and the platform below, the condition will be that there will be a lifeguard locker to be worked out between staff and the applicant during the plan, the construction plan phase, that the maintenance of the locker will be included within the easement. With respect to the stairs, walkways, and retaining walls, the existing ones, as we said, we find that the grounds for the variance exists, but those stairs, walkways, and retaining walls will be included within the easement that's the subject of the funicular, so that that will be an easement made available to emergency personnel with the appropriate maintenance obligations. And I think that's it.

Jessica Gannon:

That's it, I'll second that.

Thomas Gibbs:

Okay. That's it. Paola, please call the roll.

Louis Weil:

Chair Gibbs, one note.

Thomas Gibbs:

Go ahead.

Louis Weil:

It was a note I had and I forgot to mention it. Down at the bottom platform, I wanted to ask if it was amenable or available to include a water and a power source down at the bottom. That way the lifeguards would have access to a hose bib or something.

Thomas Gibbs:

Okay, that's fine. And Morris isLouis Weil:

Or maybe to add that, that could be worked out with Kai Bond based on needs of Marine Safety.

Thomas Gibbs:

Is that acceptable, Morris?
Morris Skenderian:

That's acceptable, and we'll clear it with Kai Bond to make sure that's something that would be a benefit.
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 20 of 21
Thomas Gibbs:

Okay. So, add that as a condition?
Patrick Donegan:

Correct. And too, I just want to be clear that it'll be for the city. Obviously Chief Bond is the current head of Marine Safety, we just want to make sure it's notThomas Gibbs:

Marine Safety.

Patrick Donegan:
... the specific individual. And then, I want to make sure the resolution properly encapsulates, I believe I heard the granting of the variance for which staff recommended denial of for the other items. Yeah.

Thomas Gibbs:

Oh, right, right. Yeah. So, do you need to redo the resolution to do that? Patrick Donegan:

I mean, once again, we will need to redo the resolution to include that. Like the last item, it's really up to the Board if you guys want to see it again on consent, or if you think that staff can handle it. As I said, it's up to your guys' discretion.

Jessica Gannon:

I think staff can handle it.

Thomas Gibbs:

I think this one staff can handle.

Patrick Donegan:

Okay.

Thomas Gibbs:

All right. Good.

Jessica Gannon:

Can we get a roll call?
Thomas Gibbs:

Yeah, because we've made the findings in the deliberations so it's clear we find that all the variance findings for the reason I stated during my comments supplemented by other Board members, the findings for the variance can be and are being made now. And that all you have to do is incorporate that into the resolution. So, I don't have a problem with that. Then we're adding the power and the hose bib 432
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February 26, 2026 Design Review Board Transcript (Agenda Item 5.9 – 31985 & 31987 Coast Highway) 022626_DRB Agenda Item 5.9 Page 21 of 21
as part of the condition for the funicular, and platform, and part of the easement. With that said, my motion's been modified. Do I have a second?
Jessica Gannon:

Second.

Thomas Gibbs:

And Paola, call the roll please.

Paola Miller:

Board Member Coveny?
MJ Coveny:

Yes.

Paola Miller:

Board Member Weil?
Louis Weil:

Yes.

Paola Miller:

Chair Pro Tem Gannon?
Jessica Gannon:

Yes.

Paola Miller:

Chair Gibbs?
Thomas Gibbs:

Yes.

Paola Miller:

Motion has passed 4-0.
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Created 12/28/20

CITY COUNCIL ORDER OF TESTIMONY FOR APPEALS

AND REQUESTS FOR REVIEW OF PROJECTS
Purpose: The City Council is committed to assuring that members of the public have the opportunity to speak to any meeting agenda item before final action on projects.

This Order of Testimony establishes the right of persons who specifically wish to speak on projects appealed to or otherwise reviewed by the City Council.

Procedures: There are three types of hearings conducted by the City Council: 1) the appellant is person opposed to the project, 2) the appellant is the applicant, and 3) the project was called up for review by a member of the City Council or the City Manager. The procedures below provide the order in which testimony is considered and the allotted time for public comment. The procedure for each hearing shall be provided as the first attachment to the agenda bill.

I. Appellant is Person Opposed to Approved Project:

1. Staff report summary provided.

2. The appellant has 5 minutes for opening remarks.

3. Any persons in support of the appeal may speak for 3 minutes each.

4. The applicant has 5 minutes to speak in opposition to the appeal.

5. Any other persons in opposition to the appeal may speak for 3 minutes each.

6. The appellant has 2 minutes to speak in rebuttal.

II. Appellant is Applicant for Denied or Conditionally Approved Project:

1. Staff report summary provided.

2. The applicant has 5 minutes for opening remarks.

3. Any other persons in support of the appeal may speak for 3 minutes each.

4. Any persons in opposition to the appeal may speak for 3 minutes each.

5. The applicant has 2 minutes to speak in rebuttal.

Attachment Attachment 10 16
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Created 12/28/20
III. City Council or City Manager Review of Decision:

1. Staff report summary provided.

2. The City Manager may comment on the reason for review. City Council members will usually comment after hearing comments from the applicant and members of the public.

3. The applicant has 5 minutes to present the project.

4. Any persons in support of or in opposition to the project may speak for 3 minutes each.

5. The applicant has 2 minutes to speak in rebuttal.
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1 McKay, Ann Marie CC
Subject: 31985-87 Coast Hwy-Appeal(Menne) 5/13/26
From: Bryan Menne
Sent: Sunday, May 10, 2026 2:25 PM
To: Kiff, Dave CM <[email protected]>; Schneider, Matthew CD <[email protected]>; Orgill, Mark <[email protected]>; Alex Rounaghi <[email protected]>; Hallie Jones <[email protected]>; Whalen, Bob <[email protected]>; Kempf, Sue <[email protected]> Cc: Viera, Anthony CD <[email protected]>; Whitin, Susan Mclintock; steve kellenberg Subject: 31985-87 Coast Hwy-Appeal(Menne) 5/13/26
We had Drone photos flown today to show DRB & now City Council Story pole stakes are incomplete on the North & West edges-still blown down and just not installed -doesn’t accurately depict the building outlines , DRB’s 5’ changes to the north side/west side stakes still on ground & incomplete , missing rooflines/ Elevator heights not depicted for Required) - not present for 21 days prior for approved DRB2/26/26 & now CC same for review period-missing /story poles not offset 5’ northerly and poles laying on ground are still visible as noted at DRB -review period(Jessica Gannon even noted at our site visit that DRB hearing couldn’t be held 2/26/26 due to incomplete story’s stated to Bryan & Pat Menne on 10:45-11am site visit with us (photo dated evidence 5/10/26 This should render the DRB Approval not legal in question , as well as Current City Council noticing period has been compromised as well.- Please advise City Attorney of inaccurate , Public Noticing , inaccurate/ incomplete story pole staking-photographic proof.

If my Appeal is Approved, corrections to roofline to curb- level with Scenic Hwy ocean view protected including 45’ view corridor protected and preserved- we can ignore public Notice violations as Public views are protected- scenic view corridor resource intact.

Bryan Menne
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1 McKay, Ann Marie CC
Subject: 31985 Coast Highway Appeal
From: Morris Skenderian <[email protected]>
Sent: Monday, May 11, 2026 10:23 AM
To: Orgill, Mark <[email protected]>; Rounaghi, Alex <[email protected]>; com' 'bwhalen@sycr. <[email protected]>; Kempf, Sue <[email protected]>; Rounaghi Alex <[email protected]>
Cc: Schneider, Matthew CD <[email protected]>; Krishna A. Rama <[email protected]>; Kaufmann Steven <[email protected]>; Viera, Anthony CD <[email protected]>; Kiff, Dave CM <[email protected]> Subject: 31985 Coast Highway Appeal
All:

If public views are the thrust of the appellant’s argument of the appeal, their argument is not validated as presented, since the public’s only view is when arriving at Coast Highway from upper 10th street and viewing down an existing private driveway with a width of approximately 20-30 ft d(appellant claims 45 ft)
The remaining 75 ft of applicant’s property and alleged views over or through the site are blocked from the 10th street view by the applicants own two story 17 ft high home and trees but also by the appellant’s own trees and landscaping. Any public views from Coast Highway while driving by the applicant’s driveway, are minimal and mostly missed, as drivers are focusing on driving 50 mph and not looking down a 20-30 ft driveway at this location to view the ocean. By the appellant’s own admission, the view down this driveway is his private view from the appellant’s office or living room which he alleges is subject to preservation.

The applicant has received approval, with conditions, to remove the existing two story residence, adjacent trees and vegetation, and create a new residence not 15 ft in height as provided per code, and measured above the sidewalk, but now only 7.5 ft above the sidewalk and in doing so, three public views are created, one 13 feet south side-yard setback, one 13 ft north side-yard setback, and another major view both private and public over the new residence previously encumbered by the existing residence and related vegetation.

In terms of public views, the Staff has made a credible analysis of the “public view” issue and refuted the appellants assertions. In addition, public views are typically and historically valued as those public views enjoyed from locations such as parks, public intersections, public streets, etc. A view down a private driveway by a speeding vehicle should not be considered a public view however, the applicant is creating views over and thru his private property as a gesture to preserve any perceived public or even a private view to the greatest extent possible without compromising his ability to develop his property as proposed.

Examples of public views are presented below including the only perceived public view down 10th street, adjacent to the appellants home, showing the degree of public view blockage by the appellants own vegetation. More specific substantive public views are also shown at locations that would be considered true “public views”. The most recently created public view 438 of 1550
2 that did not exist prior the creation of the Montage Hotel, is the Treasure Island Park at the south end of the development, as a contribution by the then developer, Athens Group, dedicated to the City for a public park and parking structure below, which public views were previously encumbered by chain link fences and mobile homes, as they existed prior to the Montage development.

The other photos are of public views from Coast Highway signaled intersections, which views can be enjoyed by pedestrians and stopped vehicles alike.

From: Morris Skenderian
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1 McKay, Ann Marie CC
Subject: 31985 Coast Highway Appeal
From: Morris Skenderian
Sent: Monday, May 11, 2026 1:01 PM
To: Viera, Anthony CD <[email protected]>
Subject: Re: 31985 Coast Highway Appeal
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3 From: Morris Skenderian
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