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
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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