Minutes of the Board of Adjustment/Design Review Board - 1 - Meeting of September 25, 2025
THE CITY OF LAGUNA BEACH
DRAFT MINUTES
BOARD OF ADJUSTMENT/DESIGN REVIEW BOARD
REGULAR MEETING AND NOTICED HEARING
September 25, 2025
A regular noticed meeting of the Board of Adjustment/Design Review Board of the City of Laguna Beach, California held on September 25, 2025.
Present: Chair Tom Gibbs, Chair Pro Tem Jessica Gannon, Board Member Weil*, Board Member MJ Coveny, and Board Member Imer Bauta
*Remote: Board Member Weil participated remotely from:
17311 W. Glendale Avenue
Waddell, AZ 85355
This location was duly noticed and open to the public. No member of the public was present at the remote location.
Staff Present: Bill Rodrigues, Planning Manager
Patrick Donegan, Assistant City Attorney
Heather Steven, Senior Planner
Nancy Balmer-Csira, Planner
Kate Kazama, Associate Planner
Sarah Olsen, Assistant Planner
Isidoro Serna, Planning Technician
Paola Miller, Senior Office Specialist
1. CALL TO ORDER – The meeting was called to order by the Chair at 5:00 p.m.
2. PUBLIC COMMUNICATION - None
3. MODIFICATION OF AGENDA ORDER – None
4. CONSENT CALENDAR
4.1 MINUTES APPROVED
Approval of the minutes for the Design Review Board/Board of Adjustment meeting on July 24, 2025 and August 14, 2025.
The Chair asked if any members of the public wished to speak on Consent Calendar Items 4.1 and 4.2. No members of the public wished to speak.
The Chair asked if there were any comments or deliberations amongst Board Members.
There being none, Chair Pro Tem Gannon made a motion, seconded by Board Member Attachment 7
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Minutes of the Board of Adjustment/Design Review Board - 11 - Meeting of September 25, 2025 Public Testimony: Sally Magill, resident, supports the project.
Brian Gianesin, a neighbor, expressed concerns regarding view equity, the project’s compatibility with the neighborhood, and requested the project be downsized.
Helmut Reiss, father of Frank Fassero Reiss, the owner, expressed support for the project.
Rebuttal: Denise Xagorarakis, the architect, thanked staff and noted that the project had been staked early and met with the neighbors.
Board Questions: Pro Tem Gannon asked why the applicants were required to meet the 20-foot setback. The staff replied that a reduced setback would be permitted only if the site changed elevation by 10 feet within 40 feet of the curb, which this property did not.
The Chair closed the public hearing.
Board Comments: Board Member Weil supported the project and recommended adjusting the corner to maintain view equity for the neighbor.
Board Member Coveny supported the design articulation and noted no view equity issues if the corridor were opened.
Pro Tem Gannon has concerns with view equity.
Chair Gibbs stated he had view equity concerns, found the project incompatible with the neighborhood, and did not support the project.
Board Member Bauta had view equity concerns and would like to revisit the project.
Discussion ensued regarding mass and scale.
Chair Gibbs made a motion, seconded by Pro Tem Gannon to continue item 5.8 at 1425 Morningside Drive to December 11, 2025.
Motion TG Second JG Action CONTINUE TO DECEMER 11, 2025.
Bauta __Y__ Coveny __Y__ Gibbs ___Y___ Gannon ___Y___ Weil ___Y___ The Design Review Board took a break at 7:05 p.m.
The Design Review Board reconvened at 7:12 p.m.
5.9. 31526 Valido Road | APN: 056-062-25
Design Review 24-0658
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Minutes of the Board of Adjustment/Design Review Board - 12 - Meeting of September 25, 2025 Coastal Development Permit 24-0657
Applicant: LCRA Architects, Architect 626-449-9698 [email protected] City Staff: Heather Steven, Senior Planner (949) 497-0332 [email protected]
The proposed project is to demolish an existing single-family residence and construct a new two-story single-family residence with an attached, two car garage, elevated decks, grading, and landscaping.
Disclosures: Pro Tem Gannon conducted a site visit, spoke with Ann Christoph, and corresponded with Steve Kawaratani.
Board Member Coveny had a site visit and met with the neighbor Mr. Chamberlain.
Board Member Bauta had a site visit, met with the neighbors to the east, and spoke with Ann Christoph.
Board Member Weil went to the site and spoke with Ann Christoph, Steve Kawaratani and the neighbors.
Chair Gibbs met with Architect Adele Chang, Jeff Chamberlain, and another neighbor, and spoke with Ann Christoph.
Staff Presentation: Heather Steven, Senior Planner, provided a brief description of the project and staff’s recommendation.
Board Questions: None
The Chair opened the public hearing
Project Representative: Adele Chang, Architect, presented the project with a visual presentation and outlined the changes made.
Public Testimony Ruben Flores expressed concern about losing historic structures in Laguna Beach and urged the Board to preserve them.
Diane Leemon, a neighbor, expressed concern about the potential loss of significant ocean views, privacy, and property value, and urged preservation of the historic property.
Neighbor Jeff Chamberlain expressed concern the project would affect privacy and requested reconsideration of the plans.
Ann Christoph, representing herself and the South Laguna Civic Association, urged preservation of the historic property and requested reconsideration of documentation 239
Minutes of the Board of Adjustment/Design Review Board - 13 - Meeting of September 25, 2025 requirements.
Cathy Jurka requested the Board deny demolition and allow the applicant to submit a rehabilitation proposal.
Nelda Stone, resident, stated she was not in favor of the proposed project involving demolition of the existing residence.
Lisa Bosnick supports the project.
Rebuttal: Richard McDonald, attorney, commenting on the historic details and independent report.
Board Questions: Board Member Bauta inquired about funding for the reports. Staff stated the City had paid for the HRG and GPA reports, and the applicant had paid for the Chronicle report.
Board Member Coveny asked why additional detail had not been requested. Staff explained that following HRG’s peer review of the Chronicle report, GPA had been retained to provide an independent evaluation of all four documents.
Discussion ensued regarding the historic property.
Chair Gibbs asked the architect about a landscape solution to address privacy issues with the neighbor’s house. The architect agreed to work with staff on it.
The Chair closed the public hearing.
Board Comments: Chair Gibbs stated that, although there was ample information indicating the Egan House is historic, he questioned whether it is protectable as a homestead.
Chair Gibbs stated he could support the project on the condition the staff work with the applicant to implement a landscaping solution to protect the neighbors’ privacy.
Board Member Bauta stated as one of the last original homestead homes, the property was important to preserve and demonstrated historical significance and does not support the project.
Board Member Coveny agreed with Chair Gibbs and, therefore, could not support a historical designation. Coveny could support the proposed landscape additions to ensure view equity.
Pro Tem Gannon concurs with Chair Gibbs and Board Member Coveny.
Board Member Weil and agrees with Board Members Gibbs, Gannon and Coveny. 240
Minutes of the Board of Adjustment/Design Review Board - 14 - Meeting of September 25, 2025 Chair Gibbs continued the discussion regarding the possibility of saving any historical elements on the property.
Chair Gibbs made a motion, seconded by Board Member Weil to adopt Resolution 24- 0658 approving Design Review 24-0658 and Coastal Development Permit 24-0657 for property located at 31526 Valido Road and found said action categorically exempt pursuant to CEQA Guidelines Section 15303, with conditions to include additional landscaping to provide privacy for the lower second bedroom at 31551 Toto Loma Lane. In event that a solution could not be reached, the plan would be returned to the Design Review Board.
Motion TG Second LW Action APPROVE WITH CONDITIONS.
Bauta __N__ Coveny __Y__ Gibbs ___Y___ Gannon ___Y___ Weil ___Y___
6. OTHER BUSINESS - None
7. ADJOURNMENT
There being no further business, Chair Gibbs at 8:31 p.m., Thursday, September 25, 2025, adjourned the meeting to the next regular meeting of the Board of Adjustment/Design Review Board to be held at 5:00 p.m. on Thursday, October 9, 2025, in the City Council Chambers in City Hall, 505 Forest Avenue, Laguna Beach, California.
Approved on September 25, 2025
Thomas Gibbs, Chair
Attest
Bill Rodrigues, AICP, Planning Manager
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