Agenda packet, first session — Laguna Beach City Council, June 9, 2026 (part 4 of 5)

7.0 Monitoring

7.1 CWPP MONITORING
This CWPP is a living document intended to reflect current conditions, completed actions, and evolving risks in the planning area. The City of Laguna Beach, in coordination with LBFD, OCFA, and participating stakeholders, will review the CWPP on an annual basis to assess progress against identified recommendations and update priorities where conditions have changed.

Annual monitoring activities should include: tracking the status of proposed fuel treatment areas; updating the evacuation route assessment to reflect any infrastructure changes or modeling revisions; reviewing changes to FHSZ designations or land use that affect values at risk; and incorporating lessons learned from any wildfire incidents affecting the planning area.

A full CWPP update is recommended every five years, or sooner if a significant wildfire event affects the planning area, if new risk assessment data substantially changes the hazard picture, or if state or federal CWPP standards are revised in ways that affect the document’s compliance posture.

7.2 FUEL TREATMENT MONITORING AND MAINTENANCE
Each of the 27 Fuel Modification Zones identified in this plan requires ongoing maintenance to sustain the fire behavior reduction benefits achieved through initial treatment. Vegetation in coastal sage scrub and chaparral communities recovers rapidly following mechanical or biological treatment; without follow-up maintenance, treated areas can return to pre-treatment fuel loads within two to three growing seasons.

LBFD coordinates annual re-treatment schedules for each FMZ based on vegetation growth rates, permit conditions, and available funding. Most zones receive multiple treatment passes per year. The Laguna Canyon Foundation provides ongoing biological monitoring of FMZs in ecologically sensitive areas, ensuring that treatment activities comply with permit conditions.

LBFD’s Fire Prevention Division should maintain a GIS-based treatment tracking record for each FMZ documenting treatment dates and methods, estimated vegetation reduction achieved, biological monitoring findings, permit status, and any deviations from the planned schedule. This tracking record supports grant reporting, future CWPP updates, and public accountability for fuel management investments. 70 70 of 94
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8.0 Mitigation Strategy and Implementation Priorities
The following mitigation and preparedness actions are intended to reduce wildfire risk, improve life safety outcomes, and strengthen coordination during response and recovery. These actions build upon the hazard, risk, and vulnerability assessment presented in this CWPP and reflect identified needs related to evacuation effectiveness, public information, and post-incident coordination.

8.1 ACTION PLAN
This section provides a list of key action items for the City of Laguna Beach. It is a collection of community-wide and planning unit level recommendations and priorities that can be taken by property owners, agencies, and jurisdictional land management agencies to increase the fire resiliency of local communities.

These action items are intended to provide state, county, and local stakeholders with a tool to inform and direct future projects to reduce wildfire hazards and risks at various scales (given access to necessary resources for implementation). The tool is also intended to provide a method to systematically monitor, track and evaluate progress on individual projects and overall CWPP programmatic goals, while also providing a form of accountability.

Laguna Beach Action Plan
Action Lead(s) Priority Timeframe Metric for success
Public Works
Wildfire Safety
Module
LBFD
High
Year 1 Focused, practical training on where
crews can safely operate, where to avoid,
equipment staging (dozers/bulldozers),
and hazard awareness
Fire Radio Access
Paper and training LBFD,
LBPD
High Year 1 Short paper outlining what’s needed to
ensure law enforcement can access and
monitor fire communications. Provide
training to law enforcement and other LEI
on accessing communications
information.

Wildfire
Awareness
Training for LEI
LBFD Medium Year 2 Collective training presented by LBFD and LBPD to LEI providing a basic orientation
to the fireground, fire behavior, resource
needs and training on evacuations
“Pink Channel”
Use Plan LBFD,
LBPD,
OCFA
High Year 1 Clear approach for using the channel for
situational awareness and coordination
across agencies during incidents,
implementing training for users.

Pink Channel
Training LBFD High Year 2 Education and training on the use of the Pink Channel (radios) for non-emergency personnel during an incident, to include
city employees, volunteers, etc.
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Laguna Beach Action Plan
Action Lead(s) Priority Timeframe Metric for success
Public Works
Working Group City of
Laguna
Beach,
LBFD
Medium Year 2 Convene public works working group.

Traffic engineering is central to preventing
gridlock and ensuring evacuation routes
remain viable.

Water District EOC
Representative City of
Laguna
Beach
High Year 1 Ensure a Water District
representative/operations manager is
assigned and prepared to coordinate
water system operations
Chiefs/Operations
Text Group LBFD,
OCFA
High Year 1 Create a Chiefs/Operations text group for
rapid information sharing amongst agency
leadership during emergnecies.

Evacuation Traffic
Coordination Tool LBFD,
LBPD
High Year 1 Map of choke points, trigger points, and
recommended intersection control actions
to support PD/Public Works during staged
evacuations
Unified Messaging
Protocol LBFD,
LBPD,
OCFA
High Year 2 Coordinated framework for city and county
PIOs—focused on consistency, rapid
initial messaging, and managing
misinformation
Reentry/Repopulation
Plan
LBFD High Year 2 Practical playbook for post-evacuation decisions, including coordination with
utilities, safety checks, and phased reentry
Red Flag Protocol
Training LBFD High Year 2 Training on Red Flag day protocol for support personnel who are not primary emergency responders (e.g. public works,
civilian staff and volunteers)
County-Wide
Public Information
Officer
Coordination
Group
LBFD,
LBPD,
OCFA
High Year 1 Establish a county-wide public information
officers’ PIO working group.

Private sector
support resources
contact list
LBFD Medium Year 2 Identify local individuals in the private sector (contractors, heavy equipment
operators, utilities, communications
providers) and maintain an updated
contact list for use in emergency.
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Laguna Beach Action Plan
Action Lead(s) Priority Timeframe Metric for success
Routine Tabletop
Exercises
LBFD,
LBPD
High Year 1 Routine tabletops incorporating a range of
stakeholders strengthen interagency
coordination, reveal capability gaps, and
build public understanding of wildfire
limitations and expectations.

Establishment of
planned
centralized mutualaid staging zones
LBFD,
LBPD
High Year 1 Establish planned mutual-aid staging and
check-in areas for incoming resources
with a staffed check-in process for
accountability and assignment.

Enhanced
coordination with
utility providers
LBFD High Year 1 Enhanced pre-incident relationships with local utility providers to aid in timely
assessment and restoration of damaged
infrastructure and coordination for PSPS
events.

Donation/Volunteer
Management Plan LBFD Medium Year 2 Develop and document a donation and volunteer management plan and assign
EOC responsibilities for that function
Debris Removal
Plan Framework LBFD,
city of
Laguna
Beach
Medium Year 2 Draft debris removal plan framework
(sorting, hazardous materials handling,
tracking and contractor options) for postfire recovery.

Public Outreach
and Education LBFD High Year 1 Provide resources to community members about emergency communications
resources, the City evacuation plan, and
Red Flag days

8.2 PUBLIC EDUCATION AND SITUATIONAL AWARENESS
Subject to grant funding availability, the City plans to expand public education on real-time wildfire information resources that support situational awareness during active incidents.

Official alerting systems are the primary source of life-safety information. These include Wireless Emergency Alerts (WEA), AlertOC, Nixle, and the Outdoor Warning System. Public education will emphasize the importance of registering for and maintaining access to these systems, which deliver evacuation warnings, evacuation orders, and other time-sensitive emergency instructions.

Supplemental situational awareness tools provide additional context. Platforms such as Watch Duty and CALFIRE incident information systems offer near-real-time updates on fire perimeters, incident status, and operational information. These tools help the public track changing conditions but do not replace official alerts or directives. 73 73 of 94
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Education on both categories of resources will be integrated into Firewise outreach, community engagement programs, and visitor-facing communication materials, with particular attention to visitors, short-term renters, and part-time residents who may be less familiar with local alerting systems and the geographic references used in emergency messaging.

8.3 EVACUATION AND LIFE SAFETY IMPROVEMENTS
Laguna Beach's topography and limited roadway network create conditions where evacuation routes can become congested during a fast-moving wildfire. The City plans to develop and document contingency strategies for situations in which primary routes become blocked or inaccessible.

As the City pursues state and federal grant funding to support this work, planned efforts include assessment of potential temporary refuge areas within or near the community, along with operational guidance for their use under extreme conditions. Public communication will frame these options as last-resort measures for situations in which immediate evacuation is not possible.

8.4 POST-INCIDENT COORDINATION AND RECOVERY
Post-incident coordination in the immediate aftermath of a major wildfire encompasses life safety, damage assessment, debris management, and the mobilization of recovery resources across multiple agencies and nonprofit partners. Absent prior planning, these activities tend to proceed in an uncoordinated manner that wastes resources, creates gaps in service delivery, and imposes unnecessary burdens on affected residents.

8.4.1 Emergency Operations Center Activation
LBFD and the City activate the Emergency Operations Center (EOC) during incidents that exceed routine response capacity. The EOC coordinates resource requests, public information, alert and warning, and interagency logistics while also conducting financial tracking. The City maintains mutual aid agreements with Newport Beach, UC Irvine, and the City of Irvine for alternate EOC facilities if the Emergency Operations Center must be evacuated.

8.4.2 Damage Assessment
Following incident containment, LBFD, Community Development, and Public Works will conduct an initial damage assessment of affected structures, infrastructure, and public lands. Findings inform the City’s pursuit of state and federal disaster declarations, which activate additional funding under FEMA’s Public Assistance program.

8.4.3 Debris and Hazardous Material Removal and Tracking Post-fire debris removal in the WUI presents environmental and public health risks from ash, hazardous materials in building debris, and erosion from denuded slopes. Before a major wildfire event, the City should consider contracting disaster debris removal and tracking services to ensure debris is removed and tracked in accordance with state and federal law, preserving eligibility for financial reimbursement. The City should coordinate with Orange County Healthcare Agency, CalRecycle, and DTSC to establish a debris removal and tracking protocol consistent with state and federal guidelines for post-fire recovery.

8.4.4 Community Recovery Planning
Prior to a major wildfire event, the City should convene a post-incident planning process drawing on FEMA’s National Disaster Recovery Framework and the experience of communities such as Paradise, the Pacific Palisades, and Lahaina that have undergone long-term wildfire recovery. Recovery planning should address housing, business continuity, watershed restoration, and long-term rebuilding standards under current California fire-resistant construction codes.
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8.4.5 Donation and Volunteer Management
Without active management, uncoordinated donations and spontaneous volunteers can complicate response and recovery operations rather than support them. The City plans to develop standing procedures for managing donations and volunteers in the aftermath of a major wildfire.

As the City pursues state and federal grant funding to support this work, planned efforts include integrating donation and volunteer coordination into Emergency Operations Center (EOC) functions, with defined roles for intake, distribution, registration, assignment, and supervision. The work will also establish coordination with nonprofit partners, shelters, and neighboring jurisdictions. 75 75 of 94

STAFF REPORT
Meeting Date:

June 9, 2026
APPEAL
A
SUBJECT: 31565 EAGLE ROCK WAY: PUBLIC HEARING FOR APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 2025-0407 FOR A NEW

SINGLE-FAMILY DWELLING, ATTACHED TWO-CAR GARAGE, ELEVATED

DECK, GRADING, POOL, SPA, LANDSCAPING, HARDSCAPE, NEW

VEHICULAR ACCESS, PUBLIC STREET IMPROVEMENTS, AND

DEMOLITION OF AN EXISTING STORAGE BUILDING, AND COASTAL DEVELOPMENT PERMIT 2025-0408 FOR A DETACHED ACCESSORY
DWELLING UNIT AT 31565 EAGLE ROCK WAY IN THE VC (VILLAGE

COMMUNITY) ZONE, SUBJECT TO IMPOSING A MORE RESTRICTIVE

CONDITION OF APPROVAL, AND CATEGORICAL EXEMPTION UNDER THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303 (CLASS 3)
RECOMMENDATION: It is recommended that the City Council:

1. Conduct a Public Hearing, including receiving a staff report and taking public testimony and evidence relating to the consideration of Design Review 2025-0407 and Coastal Development Permit 2025-0408 and the California Environmental Quality Act exemption under Section 15303 of the state CEQA Guidelines; and

2. Adopt the Resolution titled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LAGUNA BEACH, CALIFORNIA, DENYING THE APPEAL AND SUSTAINING THE

DECISION OF THE DESIGN REVIEW BOARD TO CONDITIONALLY APPROVE DESIGN REVIEW 2025-0407 FOR A NEW SINGLE-FAMILY DWELLING, ATTACHED TWO-CAR

GARAGE, ELEVATED DECK, GRADING, POOL, SPA, LANDSCAPING, HARDSCAPE,

NEW VEHICULAR ACCESS, PUBLIC STREET IMPROVEMENTS, AND DEMOLITION OF AN EXISTING STORAGE BUILDING, AND COASTAL DEVELOPMENT PERMIT 2025-0408 FOR A DETACHED ACCESSORY DWELLING UNIT AT 31565 EAGLE ROCK WAY IN THE

VC (VILLAGE COMMUNITY ZONE), SUBJECT TO IMPOSING A MORE RESTRICTIVE

CONDITION OF APPROVAL, AND CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303 (CLASS 3),” upholding the Design Review Board’s conditional approval of Design Review 2025-0407 and Coastal Development Permit 2025-0408, and finding the Project categorically exempt from the California Environmental Quality Act.

SUMMARY OF THE MATTER
Stan Andrade, Architect (“Applicant”)1, for 31565 Eagle Rock Way (the “Property”) (see aerial map included as Figure 1) applied for Design Review 2025-0407 to construct a new two-story, single-family residence, attached two-car garage, elevated deck, grading, pool, spa, landscaping, hardscape, and new vehicular access, and demolish an existing storage building, pursuant to Laguna Beach Municipal Code (“LBMC”) Section 25.05.040(B)(1), and Coastal Development Permit 2025-0408 for a new detached 1 The Project’s owner is David Davutoglu, who is within the definition of Applicant. 1 of 215
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accessory dwelling unit (“ADU”), pursuant to LBMC Section 25.07.008(A)(1)(a)3 (the “Original Project”).

Design review is not required for the proposed ADU.

On October 23, 2025, the Design Review Board (“Board”) held a duly noticed public hearing to consider the Original Project. During the hearing, the Board evaluated the proposed design and received public testimony, which focused primarily on concerns regarding mass and scale, neighborhood compatibility, privacy, and view equity.

The Board discussed the Original Project and voted 5–0 to continue the hearing to March 26, 2026, with direction to revise the project and to work with the neighbors before returning to the Board. Specifically, the Board provided the following direction to the Applicant:

1. Address light and air, privacy, and view equity issues for neighbors;

2. Reduce the upper-level program at the rear;

3. Minimize the glazing on the south and north sides of the upper level to provide increased view/open space and privacy for the immediate neighbors.

The October 23, 2025 Staff Report, Plans, Public Correspondence, Minutes, and Transcript are attached as Attachments 9 through 13, respectively.4
On March 26, 2026, the Board held a public hearing to consider the Applicant’s plan revisions (the “Revised Project” or “Project”). In response to the Board’s prior direction, the Applicant revised the project design as follows:

1. Reduced the upper-level living area by approximately 262 square feet;

2. Reduced the number of windows on the north and south elevations;

3. Reduced the upper-level terrace area by 220 square feet.

The Board received public testimony, which included neighbors who expressed concerns related to privacy and view impacts, and regarding the species of trees proposed in the front yard of the property.

After carefully considering the oral and documentary evidence from staff, the Applicant, and members of the public, and upon review of the staff recommendation for approval, the Board voted 5-0 to adopt Resolution No. 2025-0407, approving the Project, subject to the conditions of approval set forth in the resolution and subject to four Project-specific conditions, and a finding that the Project is categorically exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15303 (the “Board Approval”). Below are the four Project-specific conditions imposed by the Board:
3 Pursuant to Categorical Exclusion Order E-93-1 and Laguna Beach Municipal Code Section 25.07.010, the proposed singlefamily residential development and certain public improvements are excluded from the CDP requirements due to its location within a categorical exclusion area. However, according to the California Coastal Commission, the ADU is not exempt pursuant to Categorical Exclusion Order E-93-1.
4 The October 23, 2025 Design Review Board Meeting Video is available to view on the City’s website at the following link (Refer to Agenda Item 5.7): https://lagunabeachcity.granicus.com/player/clip/2811?view_id=3&redirect=true 2 of 215
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Condition No. 29: Prior to the issuance of building permits, the applicant shall cause a Boundary Survey of the property to be prepared by a California-licensed land surveyor and recorded in the official records of the County of Orange.

Condition No. 30: The two Arbutus Marina (Strawberry Tree) in the front yard shall be replaced with Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) and this change shall be reflected in the landscape plan approved by the City prior to permit issuance.

Condition No. 31: Prior to the issuance of a building permit, a planter box shall be added along the full length of the south side of the upper-level deck. The planter box shall be 18 inches high and 18 inches deep. Plants planted in this planter box shall not exceed the height of the deck railing.

Condition No. 32: The proposed gate across driveway shall be removed from the plan set prior to the issuance of building permits.

The March 26, 2026 Board-Adopted Resolution 2025-0407, Staff Report, Plans, Public Correspondence, and Transcript are included as Attachments 5 through 8 respectively.7 Figure 1 – Aerial Photo
7 The March 26, 2026 Design Review Board Meeting Video is available to view on the City’s website at the following link (Refer to Agenda Item 5.11): https://lagunabeachcity.granicus.com/player/clip/2947?view_id=3&redirect=true 3 of 215
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Figure 2 – Front elevation rendering. Note that in accordance with Condition No. 32, the driveway gate will not be constructed.

Figure 3 – Revisions to proposed upper level (north elevation). Orange cross-hatched area indicates the initial project design not reviewed by Board (staked by Applicant, redesigned by Applicant after neighbor feedback); green cross-hatched area indicates the extent of the “Original Project”; white area indicates the extent of the “Revised Project”.

On April 2, 2026, Ken & Denise Snyder (“Appellant”) of 31561 Eagle Rock Way, filed an appeal of the Board Approval (the “Appeal”) (Attachment 2). The Appeal seeks review and compromise on the architectural plans to address impacts to the Appellant’s views and privacy, as summarized below:
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1. Protocol was not followed. While the Board requested the architect meet with all neighbors in opposition to the “Original Project” to come up with a compromised plan, the Applicant did not meet with neighbors prior to the hearing on the “Revised Project” to address concerns.

2. The Board changed the trees specified on the proposed landscaping plan for trees with no height restrictions. The Appellant requests reversion to the original landscape plan with all trees limited to 15 feet maximum height.

3. The Appellant requests the City Council reduce the height of the rooflines on the second story, revert to the original landscape plan trees, and require windows facing their property be changed to frosted glass.

LBMC Section 25.05.070 requires certain forms of public notice for an appeal. Public notice was duly provided to consider the Appeal of the Project at the May 26, 2026 City Council meeting in accordance with LBMC Section 25.05.065 and Chapter 25.07. Notices were mailed to owners and occupants within a 300-foot and 100-foot radius of the Property, respectively, posted on the Property, and published in a newspaper of general circulation (Attachment 3). On May 26, 2026, the City Council continued the public hearing to June 9, 2026.

CITY COUNCIL APPEAL PROCEDURES
A. Standards of Review
Pursuant to LBMC Section 25.05.070, decisions of the Board may be appealed to the City Council by the Applicant or any owner of property within 300 feet of the subject property.

The City Council may uphold, reverse, or remand any appealed decision. (LBMC § 25.05.070(E)(3)(a)). In particular, in reversing a decision, there must be three affirmative votes approving the reversal by adoption of a resolution that sets forth in writing the findings relied on to conclude that the appealed decision was in error or an abuse of discretion.9 (LBMC Section 25.05.070(E)(3)(a).) In upholding a decision, the City Council may also choose to “modify the proposed project or conditions of project approval, by making them more restrictive or may add more restrictive conditions of approval upon the adoption of a resolution and without the need for a finding of error or an abuse of discretion.” (LBMC Section 25.05.070(E)(3)(b).) Further, pursuant to LBMC 25.05.070(E)(2)(d), the City Council’s review is limited to “the plans that were the subject of the decision or determination by the approval authority”; if new plans are submitted, the City Council “shall not consider or act on” them but may determine to remand those plans to the approval authority “for further proceedings pursuant to such direction as may be given the City Council.” 9 An abuse of discretion is defined as the following: (1) the City has "not proceeded in the manner required by law"; (2) the City "decision is not supported by the findings"; or (3) the "findings are not supported by the evidence." (Civil Code § 1094.5.) 5 of 215
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1. Design Review
LBMC Section 25.05.070(E)(2) sets forth the procedures and review criteria for City Council requests for review of design review decisions. With respect to the standard of review for those decisions, subsection (E)(2)(b) provides:

If the decision or determination was supported by four or more affirmative votes of the approval authority, upon hearing the appeal or request for review, the city council shall be limited to the grounds specifically stated in the notice of appeal, if an appeal was filed, and to the evidence that was presented to the approval authority. The city council shall not conduct a de novo hearing, shall not reweigh the evidence, and shall not exercise its independent judgment and discretion as to the evidence. The city council shall consider whether the approval authority proceeded in the manner required by law and whether the decision or determination is supported by substantial evidence. There shall be a presumption that the decision or determination made by the approval authority was reasonable, valid, and not an abuse of discretion. The appellant, if there is one, shall have the burden of proof of demonstrating otherwise by a preponderance of the evidence, including plans, presented.

Accordingly, in its consideration of DR 2025-0407, which pertains to the new single-family dwelling and associated improvements,11 which was approved 5-0, the City Council shall not conduct a de novo hearing.

Rather, the City Council shall consider whether the Board proceeded in the manner required by law and whether the decision is supported by substantial evidence.

If the Applicant proposes new plans that result in a redesign, the City Council shall not consider such plans; however, the City Council may (but is not required to) remand such plans to the Board for further review.

Notwithstanding that the City Council cannot review proposed new plans, the City Council can uphold the approval of DR 2025-0407, subject to more restrictive conditions of approval that are effectuated through the provision of new plans; 12 in such event, remand is not required.

2. Coastal Development Permit and CEQA
LBMC Section 25.05.070(E)(1) sets forth the procedures and review criteria for non-design review appeals.

The City Council shall conduct a de novo review of the underlying application and shall not be limited to the grounds stated for the appeal, if an appeal was filed, and shall not be limited to the evidence that was presented to the Board. The City Council shall exercise its independent judgment and discretion as to the evidence presented at its hearing. Nevertheless, there shall be a presumption that the decision or determination made by the Board was reasonable, valid, and not an abuse of discretion; and the appellant, if there is one, shall have the burden of proof of demonstrating otherwise by a preponderance of the evidence presented.
11 The proposed detached ADU was designed to meet the requirements of the City’s ADU regulations and is therefore exempt from Design Review.
12 By way of example only, the City Council could choose to uphold a DR decision but impose a condition requiring that a wall be moved in three feet (3’) in order to support a view equity finding. In such event, new plans would be required to effectuate the condition, but the plans would not need to be remanded to the Board or Planning Commission for further consideration. 6 of 215
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In its consideration of the Board’s approval of CDP 25-0408, which pertains to the detached ADU only, and a Class 3 categorical exemption from CEQA, the City Council is not limited to either the evidence in the record or the deliberations of the Board. The Applicant or members of the public may present new evidence for the City Council’s consideration, and the City Council is free to deliberate without being limited to the Board’s findings – in other words, a de novo hearing.

B. City Council Options
The City Council has numerous options in consideration of this matter, which are as follows:

1. Adopt the attached Resolution upholding the Board Approval, and finding the Project categorically exempt from CEQA under State CEQA Guideline Section 15303;

2. Adopt the attached Resolution upholding the decision of the Board to conditionally approve DR 2025- 0407 and CDP 2025-0408, and finding the Project categorically exempt from CEQA under State CEQA Guideline Section 15303, but modifying the Resolution to include more restrictive conditions of approval;

3. Direct staff to prepare and return at a future meeting with a Resolution overturning the Board Approval, with findings in support of overturning the Board approval and denying the Project; or

4. Direct staff to prepare and return at a future meeting with a Resolution remanding DR 2025-0407 and CDP 2025-0408 to the Board, with findings in support of the remand and further direction to the Board.

APPLICABLE STATE HOUSING LAWS
A. HAA
The HAA requires a city to notify a developer if the proposed housing development project is inconsistent, not in compliance, or not in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provisions (to objective general plan, zoning, and subdivision standards and criteria) within 30 days of the date that the application is determined to be complete and failure to take such action will result in the project being deemed consistent, compliant, and in conformity with the applicable plan, program, policy, ordinance, standard, requirement, or other similar provision (to objective general plan, zoning, and subdivision standards and criteria). (Gov. Code Section 65589.5(j)(2).) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, including design review standards, in effect at the time that the application was deemed complete, the city must make certain written findings to deny a project that (1) the housing development project “would have a ‘specific, adverse impact’15 upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower 15 A “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (Gov. Code Section 65589.5(j)(1)(A).)
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density”; and (2) there is no feasible method to satisfactorily mitigate or avoid the identified adverse impact, other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. (Gov. Code Section 65589.5(j)(1).) The HAA also has a Coastal Act carve out:

Nothing in this section shall be construed to relieve the local agency from complying with . . . the California Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code).
(Cal. Gov't Code § 65589.5(e).)
Here, based on HCD guidance, the City treats development of a single family residence and ADU as subject to the HAA.

B. The State ADU Law
Under the “State ADU Law” (codified at Government Code § 66310, et seq.), an “ADU is defined to mean “an attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary residence. . . .” (Gov. Code § 66313(a).) An ADU must contain “permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family or multifamily dwelling is or will be situated.” (Id.) A city is authorized to “provide for the creation of ADUs in areas zoned to allow single-family or multifamily dwelling residential use” by way of ordinance. (Gov. Code Section 66314.) Any ordinance governing the creation of an ADU must provide an approval process that includes only ministerial provisions for the approval of ADUs and must not include any discretionary processes, provisions, or requirements for those ADUs, except as otherwise allowed by the State ADU Law. (Gov. Code Section 66316.) A permit application for an ADU or JADU must be considered and approved ministerially without discretionary review or hearing. (Gov. Code Section 66317.) Notwithstanding the above provisions, the State ADU Law does not supersede or alter the application of the Coastal Act, except that a city is not required to hold a public hearing on coastal development permit applications for ADUs:

Nothing in this section shall be construed to supersede or in any way alter or lessen the effect of application of the Coastal Act of 1976 (Division 20 (commencing with Section 30000) of the Public Resources Code), except that the local government shall not be required to hold public hearings for coastal development permit applications for accessory dwelling units. (Gov. Code Section 66329 [emph. added].) Under this provision, and as discussed further below, the City imposes the provisions of its certified Local Coastal Program (“LCP”) as it relates to ADUs.

In recent years, the Legislature has approved, and the Governor has signed into law, numerous bills that amended the State ADU Law to impose new limits on local authority to regulate accessory dwelling units 8 of 215
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and junior accessory dwelling units. Notwithstanding this legislation, as stated above, State ADU Law provides that it “shall not be construed to supersede or in any way alter or lessen the effect or application of the Coastal Act of 1976. . . .” (Gov. Code § 66329.) The California Department of Housing and Community Development’s (“HCD”) ADU Handbook advises that State ADU Law applies in the coastal zone, but “do[es] not necessarily alter or lessen the effect or application of Coastal Act resource protection policies.” Accordingly, HCD opines, a local government could, for example, impose stricter setback or parking standards in the coastal zone “if required by a local [c]oastal [p]rogram.” (HCD’s July 2022 ADU Handbook, at pgs. 15-16, 27-28.)17
The City’s regulations governing the approval of ADUs and JADUs are provided in the City’s LCP, specifically Chapter 25.17 (Accessory Dwelling Units and Junior Accessory Dwelling Units) of Title 25 (Zoning) of the Laguna Beach Municipal Code. On November 16, 2021, the City Council adopted Ordinance No. 1665, which identified self-contained accessory dwelling units as subject to the coastal development permit application process. On September 7, 2023 LCP5-LGB-22-0003-3 Part B (Coastal Development Permits) was certified by the Coastal Commission. The City updated Chapter 25.17 to comply with State ADU Law via LCP Amendment No. 21-8239, which was certified by the Coastal Commission on September 7, 2023.

In 2024, the California Legislature approved, and the Governor signed into law, Assembly Bill 2533 (“AB 2533”) and Senate Bill 1211 (“SB 1211”), which further amended State ADU Law and came into effect on January 1, 2025. Below is an overview of the City Council’s most recent actions relating to its requirements for ADUs and JADUs, in part, in response to AB 2533 and SB 1211:
• On December 10, 2024, the City Council found that there was a current and immediate threat to the public health, safety, or welfare and adopted Urgency Ordinance No. 1707. • On January 14, 2025, the City Council adopted Urgency Ordinance No. 1709 extending Urgency Ordinance No. 1707 and implementing certain modifications to Chapter 25.17 and directed staff to consider additional modifications.
• On March 11, 2025, the City Council adopted Urgency Ordinance No. 1713, implementing additional minor modifications to Chapter 25.17.
• On March 25, 2025, the City adopted non-urgency Ordinance No. 1715 to mirror the ADU and JADU requirements reflected in Urgency Ordinance No. 1713. The City also submitted Ordinance No. 1715 to the Coastal Commission for certification.

Based on the number of pending ADU applications (approximately 24 as of December 10, 2024) within the City, the City implemented a policy that applications filed before 5:00 p.m. on December 10, 2024 are subject to the objective design standards and Coastal Act implementing standards in effect under LCP 17 HCD’s ADU Handbook is authorized by Gov. Code § 66327, which provides that HCD may “review, adopt, amend, or repeal guidelines to implement uniform standards or criteria that supplement or clarify the terms, references, and standards set forth in this section.” The ADU Handbook is available at the following location:
https://www.hcd.ca.gov/sites/default/files/2022-07/ADUHandbookUpdate.pdf 9 of 215
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Amendment No. 21-8239 and applications filed after December 10, 2024 are subject to the objective design standards and Coastal Act implementing standards in effect under the City’s existing urgency ordinance.19 Here, LCP Amendment No. 21-8329 applies to this Project. In order to approve a CDP for the ADU, the reviewing body must find that the project is in conformity with all the applicable provisions of the certified local coastal program (LBMC Section 25.07.012(F)) and thereafter make the requisite findings (LBMC Section 25.07.012(G)).

RESPONSES TO ISSUES RAISED ON APPEAL
As noted above, the City received an Appeal of the Board’s decision (Attachment 2). As indicated under Standards of Review, in the City Council’s review of non-design review appeals, such as a CDP for the ADU, the Council shall conduct a de novo review of the underlying application and shall not be limited to the grounds stated for the appeal, nor is the Council limited to the evidence that was presented to the Board.

Accordingly, in its consideration of the Board’s approval of CDP 2025-0408, the Council is free to deliberate without being limited to the Board’s findings – in other words, a de novo hearing.

In the Council’s review of design review appeals, such as the DR for the single family dwelling, attached two-car garage, elevated deck, grading, pool, spa, landscaping, hardscaping, new vehicular access, public street improvements20, and demolition of an existing storage building, the City Council shall conduct a de novo review, shall not reweigh evidence and shall not exercise its independent judgement and discretion as to the evidence. The City Council shall consider whether the Board’s decision is supported by substantial evidence, with a presumption that the decision was reasonable, valid and not an abuse of discretion. The Appellant has the burden to proof, by a preponderance of evidence, that the decision was not. Further, for DR 2025-0407, the City Council is limited to the grounds specifically stated in the notice of Appeal.

Below is a summary of the appeal contentions and City staff’s response.

1. “Neighbors did not get a meeting with the architect, as recommended by first DRB meeting, to discuss compromising.”; “Protocol was not followed.”; “There was no contact and no meetings with the architect, merely a submittal of plans and staking of the property.” In short, the Appellant states that the Board asked the architect to contact all neighbors who were at the first hearing for the project to meet to resolve issues. The Appellant alleges that there was no attempt by the architect to contact the neighbors; merely a submittal of plans to the City and staking of the Property for the Revised Project. Further, the Appellant states the Board’s decision did not take into consideration the neighbors’ concerns on privacy and views.

Staff’s response:

At the October 23, 2025, Board meeting, Chair Gibbs and Board Member Weil recommended the architect collaborate with the neighbors to address articulation, view, and privacy concerns, and to revise the project 19 On April 8, 2025, the City Council adopted Resolution 25.020 ratifying this policy. 20 Public street improvements include the addition of pavement to construct a new driveway approach along the property frontage. 10 of 215
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accordingly (Attachment 12), however, the Board, as a body, did not direct the applicant to meet with the neighbors in their motion.

At the March 26, 2026 Board meeting, the Applicant stated that they took the Board’s previous comments very seriously and felt the Revised Project was approvable. During the public comments, the Appellant stated that the architect did not meet with the neighbors prior to the hearing. During rebuttal, the Applicant indicated his belief that they followed the process (Attachment 8, pgs. 2-3, and 7-8).

During ex parte, Board Members Gannon, Coveny, Bauta, Weil, and Chair Gibbs stated they met with the Appellant prior to the hearing23. During deliberations, Board member Gannon shared and discussed her photographs of the project staking taken from inside the Appellant’s home, and stated “Objectively, I can make the findings for view consideration and privacy” and she supported all the other findings stated in the report.24 Board member Coveny suggested adding planter boxes with plants along the upper level terrace railing to limit views directly from the terrace into the neighbor’s property to the west, thereby achieving additional privacy.25 In addition, Board member Bauta26 and Chair Gibbs27 found that view equity had been achieved with the Revised Project. Board member Weil made a motion to approve the project with additional conditions.28 As such, the Board gave due consideration to the Appellant’s privacy and view equity concerns.

Although the Applicant did not meet with neighbors to discuss proposed changes to the project design prior to the March 26, 2026 hearing, the Board voted unanimously to approve the Revised Project and adopt the Resolution with additional conditions of approval. With those conditions in place, the Board found that all required findings for approval could be made.

The LBMC does not require an applicant to meet with neighbors regarding project revisions between hearings. It is reasonable to interpret the Board’s recommendation as an effort to improve the likelihood that the Applicant’s revisions would address relevant Design Review considerations, including privacy and view equity. While the Applicant did not meet with neighbors between the first and second hearings, the record shows that the Board specifically considered privacy, view equity, and neighborhood compatibility in its review.

2. “DRB unilaterally changing landscape plan for trees with no height restrictions, not in architect plans”
In short, the Appellant objects to the Board’s condition of approval to change the proposed redbud trees proposed in the front yard area of the project to Eucalyptus trees with no limitation on the height. 23 Attachment 8 March 26, 2026 Design Review Board Transcript Page 1 [Gannon, Coveny, Bauta, Weil, Gibbs]. 24 Attachment 8 March 26, 2026 Design Review Board Transcript Page 12 [Gannon]. 25 Attachment 8 March 26, 2026 Design Review Board Transcript Pages 12-15 [Coveny]. 26 Attachment 8 March 26, 2026 Design Review Board Transcript Page 16 [Bauta]. 27 Attachment 8 March 26, 2026 Design Review Board Transcript Page 17 [Gibbs]. 28 Attachment 8 March 26, 2026 Design Review Board Transcript Page 18 [Weil]. 11 of 215
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Staff response:

During the public comments, speaker Ann Christoph stated the trees on Eagle Rock Way are very special, and that Eagle Rock Way is one of the few streets that has a consistent street pattern with the Eucalyptus ficifolia, the “red flowering gum”. Ms. Christoph suggested that this species be planted on the site without a height limit. The Applicant agreed to replace two proposed redbud trees at the front of the property with Eucalyptus red gum trees (Attachment 8, pgs. 6-9). As such, the Board imposed the following projectspecific condition of approval:35 Condition No. 30: The two Arbutus Marina (Strawberry Tree) in the front yard shall be replaced with Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) and this change shall be reflected in the landscape plan approved by the City prior to permit issuance.

The Eucalyptus ficifolia tree is the suggested street tree for Eagle Rock Way in the Landscape and Scenic Highways Resource Document36 (pg. 164). This species typically grows to approximately 30 to 40 feet tall.

Although the Applicant was not proposing to plant trees within the public right-of-way, they agreed to replace the two proposed trees, which would grow to 15 feet tall, with the Eucalyptus trees in the front yard of the site consistent with the recommendations of the LSHRD. As noted by Ms. Christoph and the LSHRD, this species was planted along Eagle Rock Way during the Great Depression and remains a common feature of the street today. A site visit confirmed the presence of many mature specimens along the street frontage and, as conditioned, that established pattern would be continued along the Property’s frontage.

25.05.040(F)(7) also requires certain landscaping conditions on design review permits whereby mature growth height limits and maintenance schedules are set for vegetation that potential impact views:
35 While the condition of approval indicates that the landscape plans showed two strawberry trees proposed at the front yard of the Property, staff has since confirmed that the landscape plans identify two new Cercis Canadensis ‘forest pansy’ trees (redbuds) at the front yard. The landscape plans presented to the Board also indicated that one strawberry tree would be planted to the rear of the proposed residence. Both the redbuds and strawberry trees were proposed to be maintained at a maximum 15-foot height. 36 Landscape and Scenic Highways Resource Document (“LSHRD”), November 2018 is available at the following location:
https://www.lagunabeachcity.net/home/showpublisheddocument/10216/637756186736200000. The Project is located in Neighborhood 12d, Coast Royal. The LSHRD notes that the “Red Flowering Gums on Monterrey and Eagle Rock Way are especially remarkable.” (Page 157.) Eucalyptus ficifolia (red flowering gum) is a recommended street tree for Eagle Rock Way (page 164).
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Landscaping Conditions. The approval authority shall condition all landscaping approvals with mature growth height limits and maintenance schedules (type and frequency of pruning) for all vegetation that potentially impacts views. The landscaping shall be installed in accordance with the approved landscape plans. Thereafter, the landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, unless such plans are subsequently revised pursuant to subsection (B)(1)(v) of this section. Minor landscaping changes may be exempt from design review pursuant to subsection (B)(2)(b) of this section. (LBMC Section 25.05.040(F)(7).)
The Board did not find that the landscaping that is part of the Project would impact private views and therefore did not impose conditions of approval limiting mature growth heights and maintenance schedules.

The Appellant’s view concerns were focused on ocean views across the rear of the proposed structure. The design of the upper level was reduced to address the view equity concerns. No concerns were raised regarding the proposed trees in the front yard. Nevertheless, it is acknowledged that this may have been due to the fact that the Applicant’s plans showed low- and medium-height vegetation at the front yard, with a mix of groundcover, shrubs, and two redbud trees proposed to be maintained at a 15-foot height. The Appeal includes a photo taken from the Appellant’s second floor front deck which shows a blue water ocean horizon view to the south, across the Applicant’s front yard. The Eucalyptus trees, which can attain a 30- to 40-foot height, would likely encroach upon that view. It should also be noted that the canopy of the Eucalyptus ficifolia has up to a 40-foot-wide spread. While pruning could attempt to resolve the view equity concern, the large natural size of this species may require significant crown reduction to an extent that would cause harm to the tree’s health and result in a tree that does not maintain its natural appearance and form.

Regarding the Appellant’s suggestion that the City Council impose a maximum height on these trees to maintain the ocean horizon view, such a condition would likely require that the Eucalyptus trees be “topped” at a height well below their natural height at maturity. This practice is discouraged by the Landscape and Scenic Highways Element.39
39 Landscape and Scenic Highways Element, Policy 8.18: Encourage sound pruning and discourage severe pruning and topping of trees that results in unsafe branching, unsightly tree forms, excessive green waste, and excessively thick regrowth. 13 of 215
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Figure 4 – Appellant’s south-facing view at the second floor deck, across the front of the subject Property.

The City Council may impose more restrictive conditions of approval without finding an abuse of discretion. Based on the view equity concern, City staff recommends that the City Council require the two Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) trees shall be replaced with two Arbutus Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees. Such more restrictive condition is included in the draft City Council resolution (Attachment 1).

3. “City Council to address the changes from appellant”.

The Appellant is requesting the City Council consider 1) “two foot lowering of all the roof lines on second story41; 2) revert to the original landscape plan where two trees front and back of the structures would go to 15 ft. tall maximum and maintained at that level; and 3) windows that would look directly into the bedrooms at 31561 Eagle Rock be frosted glass for privacy and light pollution42”.

Staff response:

As discussed in response to Appeal Contention No. 1, the Board considered view equity and privacy and found that those criteria for design review were met. City staff hereby incorporates the response to Appeal 41 This request is related to the single-family dwelling only. 42 This request is related to the single-family dwelling only. 14 of 215
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Contention Nos. 1 and 2 into this response by reference. As discussed in response to Appeal Contention No. 2, due to the potential private ocean view impacts from the planting of two Eucalyptus trees at the front yard, staff recommends that the City Council require a more restrictive condition of approval to replace the Eucalyptus trees with either two Arbutus Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a maximum 15-foot height. The City Council may also consider whether privacy has been achieved and whether to impose a condition of approval that requires frosting of glass at the windows facing the bedrooms at 31561 Eagle Rock.

FINANCIAL ANALYSIS
The recommended action has no financial impact to the budget.

ENVIRONMENTAL ANALYSIS
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project qualifies for a categorical exemption pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. Here, the project is limited to the construction of a new two-story single-family dwelling and a detached ADU in a developed residential neighborhood along with associated improvements, including two-car garage, elevated deck, grading, pool, spa, landscaping, hardscaping, new vehicular access, public street improvements, and demolition of an existing storage building.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas because it contains ornamental landscaping and paving in a developed neighborhood. The City’s environmentally sensitive area maps do not identify any such areas on-site and there are no mapped watercourses on the subject site. There will be no cumulative impact resulting from successive projects of the same type in the same place over time because the Project proposes a single-family dwelling and an accessory dwelling unit and the City is unaware of plans for future development on the site. There are no unusual circumstances resulting in a significant impact on the environment in that construction of a new single-family residence and ADU within a developed neighborhood is anticipated on the site. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway in that there are no such resources on the site. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historic structures on the site. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA. Staff will cause to be filed a Notice of Exemption (“NOE”) with the County Recorder's Office and state Clearinghouse within 5 days of adoption of this Resolution.

ATTACHMENTS
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1. City Council Resolution (Pgs. 17-45)

2. Appeal (Pgs. 46-55)

3. City Council Appeal Public Notice (Pgs. 56-57)

4. Adopted DRB Resolution No. 2025-0407 (Pgs. 58-73)

5. March 26, 2026 DRB Staff Report (Pgs. 74-93)

6. March 26, 2026 DRB Project Plans (Pgs. 94-113)

7. March 26, 2026 Public Correspondence (Pgs. 114-124)

8. March 26, 2026 Transcript (Pgs. 125-143)

9. October 23, 2025 DRB Staff Report (Pgs. 144-159)

10. October 23, 2025 DRB Project Plans (Pgs. 160-179)

11. October 23, 2025 Public Correspondence (Pgs. 180-191)

12. October 23, 2025 Minutes (Pgs. 192-195)

13. October 23, 2025 Transcript (Pgs. 196-212)

14. Order of Testimony (Pg. 213)
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:

Heather Steven, Senior Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development
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RESOLUTION NO. 26.XXX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LAGUNA BEACH, CALIFORNIA, DENYING THE APPEAL AND

SUSTAINING THE DECISION OF THE DESIGN REVIEW BOARD
TO CONDITIONALLY APPROVE DESIGN REVIEW 2025-0407
FOR A NEW SINGLE-FAMILY DWELLING, ATTACHED TWOCAR GARAGE, ELEVATED DECK, GRADING, POOL, SPA,

LANDSCAPING, HARDSCAPE, NEW VEHICULAR ACCESS,

PUBLIC STREET IMPROVEMENTS, AND DEMOLITION OF AN

EXISTING STORAGE BUILDING, AND COASTAL
DEVELOPMENT PERMIT 2025-0408 FOR A DETACHED
ACCESSORY DWELLING UNIT AT 31565 EAGLE ROCK WAY IN

THE VC, VILLAGE COMMUNITY ZONE, SUBJECT TO

IMPOSING A MORE RESTRICTIVE CONDITION OF APPROVAL,

AND CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303
(CLASS 3)
WHEREAS, Stan Andrade, Architect (“Applicant”)1, for 31565 Eagle Rock Way (the “Property”), applied for Design Review (“DR”) 2025-0407 for a new single-family dwelling, attached two-car garage, elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, public street improvements, and demolition of a storage building, and Coastal Development Permit (“CDP”) 2025-0408 for a detached Accessory Dwelling Unit (“ADU”) in the VC (Village Community) zone pursuant to Laguna Beach Municipal Code (“LBMC”) Section

25.05.040 and Section 25.07.004 (the “Original Project”); and WHEREAS, on October 23, 2025, the Design Review Board (“Board”) held a duly noticed public hearing to consider the Original Project. During the hearing, the Board evaluated the proposed design and received public testimony, which focused primarily on concerns regarding mass and scale, neighborhood compatibility, privacy, and view equity. Following discussion, the Board directed the Applicant to revise the project and to work with the neighbors before returning 1 The Project’s owner is David Davutoglu, who is within the definition of Applicant.

Attachment 1
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to the Board. Specifically, the Board provided the following direction to the Applicant: (1) address light and air, privacy, and view equity issues for neighbors; (2) reduce the upper-level program at the rear; and (3) minimize the glazing on the south and north sides of the upper level to provide increased view/open space and privacy for the immediate neighbors. The Board voted 5–0 to continue the hearing to March 26, 2026; and
WHEREAS, on March 26, 2026, the Board held a duly noticed public hearing and received public testimony regarding the revised project in response to prior Board direction (the “Revised Project” or “Project”). After deliberation, the Board voted 5-0 to adopt Resolution No. 25-0407, conditionally approving the Project, including finding the Project categorically exempt under the California Environmental Quality Act (“CEQA”) Guidelines Section 15303 (the “Board Approval”); and
WHEREAS, on April 2, 2026, property owners Ken and Denise Snyder of 31561 Eagle Rock Way (“Appellant”) filed an appeal of the Board Approval (the “Appeal”); and WHEREAS, on May 26, 2026, the City Council held a public hearing on the Appeal and carefully considered the oral and documentary evidence and arguments presented.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:

SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.

SECTION 2. The City Council hereby makes the following findings in response to grounds for the appeal stated in Appellants’ notice of Appeal:

1. “Neighbors did not get a meeting with the architect, as recommended by first DRB meeting, to discuss compromising.”; “Protocol was not followed.”; “There was no 18 18 of 215
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contact and no meetings with the architect, merely a submittal of plans and staking of the property.”
City Council’s Response
At the October 23, 2025, Board meeting, Chair Gibbs and Board Member Weil recommended the architect collaborate with the neighbors to address articulation, view, and privacy concerns, and to revise the project accordingly, however, the Board, as a body, did not direct the applicant to meet with the neighbors in their motion.

During ex parte, Board Members Gannon, Coveny, Bauta, Weil, and Chair Gibbs stated they met with the Appellant prior to the hearing2. During deliberations, Board member Gannon shared and discussed her photographs of the project staking taken from inside the Appellant’s home, and stated “Objectively, I can make the findings for view consideration and privacy” and she supported all the other findings stated in the report.3 Board member Coveny suggested adding planter boxes with plants along the upper level terrace railing to limit views directly from the terrace into the neighbor’s property to the west, thereby achieving additional privacy.4 In addition, Board member Bauta5 and Chair Gibbs6 found that view equity had been achieved with the Revised Project. Board member Weil made a motion to approve the project with additional 2 March 26, 2026 Design Review Board Transcript Page 1 [Gannon, Coveny, Bauta, Weil, Gibbs]. 3 March 26, 2026 Design Review Board Transcript Page 12 [Gannon]. 4 March 26, 2026 Design Review Board Transcript Pages 12-15 [Coveny]. 5 March 26, 2026 Design Review Board Transcript Page 16 [Bauta]. 6 March 26, 2026 Design Review Board Transcript Page 17 [Gibbs]. 19 19 of 215
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conditions.7 As such, the Board gave due consideration to the Appellant’s privacy and view equity concerns.

2. “DRB unilaterally changing landscape plan for trees with no height restrictions, not in architect plans”
City Council’s Response
During the public comments, speaker Ann Christoph stated the trees on Eagle Rock Way are very special, and that Eagle Rock Way is one of the few streets that has a consistent street pattern with the Eucalyptus ficifolia, the “red flowering gum”. Ms. Christoph suggested that this species be planted on the site without a height limit. The Applicant agreed to replace two proposed Strawberry trees at the front of the property with Eucalyptus red gum trees. As such, the Board imposed the following project-specific condition of approval:8 7 March 26, 2026 Design Review Board Transcript Page 18 [Weil]. 8 While the condition of approval indicates that the landscape plans showed two strawberry trees proposed at the front yard of the Property, staff has since confirmed that the landscape plans identify two new Cercis Canadensis ‘forest 20 20 of 215
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Condition No. 30: The two Arbutus Marina (Strawberry Tree) in the front yard shall be replaced with Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) and this change shall be reflected in the landscape plan approved by the City prior to permit issuance.

The Eucalyptus ficifolia tree is the suggested street tree for Eagle Rock Way in the Landscape and Scenic Highways Resource Document9 (pg. 164). This species typically grows to approximately 30 to 40 feet tall. Although the Applicant was not proposing to plant trees within the public right-of-way, they agreed to replace the two proposed trees, which would grow to 15 feet tall, with the Eucalyptus trees in the front yard of the site consistent with the recommendations of the LSHRD. As noted by Ms. Christoph and the LSHRD, this species was planted along Eagle Rock Way during the Great Depression and remains a common feature of the street today. A site visit confirmed the presence of many mature specimens along the street frontage and, as conditioned, that established pattern would be continued along the Property’s frontage.

It is within the purview of the Board to require changes to proposed project plans during a public hearing and to add conditions of approval to a project. Here, the Board added several conditions to the project, including a requirement that the two trees in the front yard be replaced with Eucalyptus red flowering gum, with no height limit, and then voted unanimously to approve the Revised Project. The Coast Royal Neighborhood Landscape Guidelines direct the City to pansy’ trees (redbuds) at the front yard. The landscape plans presented to the Board also indicated that one strawberry tree would be planted to the rear of the proposed residence. Both the redbuds and strawberry trees were proposed to be maintained at a maximum 15-foot height. 9 Landscape and Scenic Highways Resource Document (“LSHRD”), November 2018 is available at the following location:
https://www.lagunabeachcity.net/home/showpublisheddocument/10216/637756186736200000. The Project is located in Neighborhood 12d, Coast Royal. The LSHRD notes that the “Red Flowering Gums on Monterrey and Eagle Rock Way are especially remarkable.” (Page 157.) Eucalyptus ficifolia (red flowering gum) is a recommended street tree for Eagle Rock Way (page 164).
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“Preserve significant trees and respect historical street tree patterns”; and “Plant new street trees as recommended, while respecting existing views.” (Page 157.) These directives are consistent with the goals and policies of the Landscape and Scenic Highways Element. Specifically, the goal of Topic 1, Neighborhood Character, is to “Protect and improve Laguna Beach’s neighborhood landscapes,” and Action 1.2.1 directs the City to “Consult neighborhood descriptions and recommendations contained in the Landscape and Scenic Highways Resource Document during the development project review process.” That is precisely what occurred here. However, LBMC Section 25.05.040(F)(7) also requires certain landscaping conditions on design review permits whereby mature growth height limits and maintenance schedules are set for vegetation that potential impact views:

25.05.040(F)(7).)
The Board did not find that the landscaping that is part of the Project would impact private views and therefore did not impose conditions of approval limiting mature growth heights and maintenance schedules. The Appellant’s view concerns were focused on ocean views across the rear of the proposed structure. The design of the upper level was reduced to address the view equity 22 22 of 215
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concerns. No concerns were raised regarding the proposed trees in the front yard. Nevertheless, it is acknowledged that this may have been due to the fact that the Applicant’s plans showed lowand medium-height vegetation at the front yard, with a mix of groundcover, shrubs, and two redbud trees proposed to be maintained at a 15-foot height. The Appeal includes a photo taken from the Appellant’s second floor front deck which shows a blue water ocean horizon view to the south, across the Applicant’s front yard. The Eucalyptus trees, which can attain a 30- to 40-foot height, would likely encroach upon that view. It should also be noted that the canopy of the Eucalyptus ficifolia has up to a 40-foot-wide spread. While pruning could attempt to resolve the view equity concern, the large natural size of this species may require significant crown reduction to an extent that would cause harm to the tree’s health and result in a tree that does not maintain its natural appearance and form. Regarding the Appellant’s suggestion that the City Council impose a maximum height on these trees to maintain the ocean horizon view, such a condition would likely require that the Eucalyptus trees be “topped” at a height well below their natural height at maturity.

This practice is discouraged by the Landscape and Scenic Highways Element.10 10 Landscape and Scenic Highways Element, Policy 8.18: Encourage sound pruning and discourage severe pruning and topping of trees that results in unsafe branching, unsightly tree forms, excessive green waste, and excessively thick regrowth.
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Figure 4. Appellant’s south-facing view at the second floor deck, across the front of the subject Property.

The City Council may impose more restrictive conditions of approval without finding an abuse of discretion. Based on the view equity concern, the City Council is requiring the two Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) trees to be replaced with two Arbutus 24 24 of 215
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Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a maximum height of 15 feet.

3. “City Council to address the changes from appellant”.

City Council’s Response
As discussed in response to Appeal Contention No. 1, the Board considered view equity and privacy and found that those criteria for design review were met. City staff hereby incorporates the response to Appeal Contention Nos. 1 and 2 into this response by reference. As discussed in response to Appeal Contention No. 2, due to the potential private ocean view impacts from the planting of two Eucalyptus trees at the front yard, the City Council is imposing a more restrictive condition of approval to replace the Eucalyptus trees with either two Arbutus Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a maximum 15-foot height.

SECTION 3. The City Council hereby makes the following findings and facts supporting findings for Design Review 2025-0407
Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistencywith the design reviewcriteria specified in Section

25.05.040(H), as set forth below:

1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.

The project proposes new vehicular access with a code compliant driveway from Eagle Rock Way to a two-car garage. The driveway will have a 2.8% slope and will intersect Eagle Rock Way at a 90-degree angle. No obstructions will be located within the 25 25 of 215
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required corner cutback areas, thereby minimizing interference with the use of adjacent properties and with pedestrian and vehicular traffic. Road improvements will be required, including curb and gutter, pavement, and utility extensions. Eagle Rock Way is classified as a local street, so an onsite turnaround is not required. The existing lot is less than 50 feet wide; therefore, the project is not required to provide a public parking space. All improvements in the right-of-way will be reviewed and approved by the Department of Public Works prior to permit issuance. Therefore, the project will not result in conflicts between vehicles, pedestrians, and other modes of transportation.

2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.

As viewed from the street, the upper-level of the front elevation is stepped back 5 feet from the ground-level garage with a sloping roof, a flat roof is proposed over the rear area of the upper and lower levels to maintain a lower profile, thereby reducing the perceived mass of the structure. On the south side, the upper-level extends beyond the lower-level to provide articulation. To create visual interest and further minimize perceived mass, the exterior materials will differ between the upper- and lower-levels (Figure 2). The upper level of the residence is located toward the front of the structure.

Since the previous hearing, the upper-level living area has been reduced in size by about 262 square feet by relocating the western wall 11 feet, 6 inches to the east. A 220-square foot elevated deck with glass railings will be accessed from the main bedroom at the rear of the upper level. This deck has been reduced by about 245 square feet from the 26 26 of 215
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previous design. To enhance the articulation of the design and reduce the appearance of massing, the project incorporates darker-colored roofing and varied exterior finishes between levels.

3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.

The project’ssoft contemporary design is a composition of various compatible materials and details and they are utilized creatively to provide a unique design. The architectural design incorporates light colored stucco, horizontal wood siding accents, vertical batten siding accents, a sloping dark gray standing seam metal roof toward the front of the residence, dark gray decorative metal louvered accents, dark metal cladded eaves, windows with dark metal frames, and glass guardrails. The proposed residence is designed with the upper-level and sloped roof toward the front (east) of the site and with a flat roof on the one-story portion toward the rear (west) of the site.

Since the previous hearing, the upper-level has been redesigned to reduce the size by about 262 square feet by relocating the western wall 11 feet, 6 inches to the east and replacing 135 square feet of formerly pitched roof with a flat roof to reduce the appearance of mass and potential view impacts for neighboring properties to the east of the site.

4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized. 27 27 of 215
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The proposed project is located within a developed residential neighborhood. The existing site is relatively flat with no existing rock outcroppings, ridgelines, or significant water courses. The proposed grading includes 15 cubic yards of cut and 50 cubic yards of fill outside the building footprint to level the site. This is a nominal amount of grading that will not significantly alter the existing terrain. A soils report was submitted by the applicant and was approved by the City’s geotechnical consultant (Attachment 6).

5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.

The project complies with the General Plan including, but not limited to, the following policies:

General Plan Policies
Land Use (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.

The existing site is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on west side of the site and no more than one foot of cut on the east side which will level the site for the construction of a two-story single-family dwelling and 28 28 of 215
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associated improvements. No fill will occur within the required side or rear setback areas. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site.

LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on viewsfrom public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).

The design of the proposed two-story dwelling places the upper-level living area to a limited area toward the front of the house to reduce upper-level massing. Since the previous hearing, the living area on the upper level was reduced by relocating the western wall 11 feet, 6 inches to the east and 135 square feet of pitched roof was converted to a flat roof. This additional reduction of upper-level massing and the flat roof on the one-story areas toward the rear of the site are intended to provide improved view equity for the adjacent neighbor to the north. There are no public coastal or canyon views across the project site. The nearby public park, “South Laguna Village Green,” contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project from public view. As such, the project will not result in adverse impacts on views from public locations.
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LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant on-site resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures. Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).

The existing site is relatively flat and there are no natural topographic features, or other significant resources on or near the project site. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The project is designed to be compatible with the surrounding development in the neighborhood. The site is not visible from major highways and arterialstreets. The nearby public park, “South Laguna Village Green” at the intersection of Catalina St. and Monterey St., contains mature trees along the southern and eastern perimeter which would provide an adequate visual buffer between the park and the subject site. As such, the project will not result in adverse impacts on views from public locations.
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LU Policy 7.3 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize natural landform alterations. (Same as Policy 10.2.) GOAL: Protect, preserve, and enhance the community’s natural resources.

The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location.

LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.

The project is located in a fully developed residential neighborhood where all necessary infrastructure to support residential development (i.e., roads, water, sewer, 31 31 of 215
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gas, and electric) are present. The existing topography is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas.. The project proposes a single-family dwelling and an accessory dwelling unit where no more than one junior accessory dwelling unit could be permitted on the subject site in the future. The project simply proposes a home and detached ADU within this neighborhood and will laterally connect the project site to the existing infrastructure. As such the project will not result in environmental impacts or have the potential to induce growth.

LU Policy 10.2 Design and site new development to protect natural and environmentally sensitive resources such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize landform alterations. (Same as Policy 7.3) GOAL: Ensure that proposals for new development, subdivisions, and major remodels are sufficiently evaluated to protect public health and safety and natural resources.

The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding 32 32 of 215
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residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location.

6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

The project site contains an existing 330 square foot storage building which will be demolished. Although there are permits on file for the structure, it is not a historic resource; nor is the subject property is not listed on the City’s Historic Register

7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.

The landscaping plan has been reviewed and approved by the City’s landscape consultant for compliance with the City’s landscaping requirements and the Landscape and Scenic Highways Resource Document. The proposed planting plans, provided as sheets C.101, C.102 and P.101, include a mix of groundcover, shrubs, vines, and trees. Three trees are proposed on the site, including two Redbud trees, one on each side of the driveway, and one Strawberry tree in the planter near the pool. All trees have a mature height of 15 feet. A large pine tree in the public right-of-way will be 33 33 of 215
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removed to accommodate the proposed driveway. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned. In addition, a stacked pebble stone fountain, with a submersible pump, and a vertical garden will be installed on the rear perimeter wall.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

The proposed project building lighting (Sheet A.003) and landscape lighting (Sheet C.101) specify the fixture types and locations. All lighting will be low wattage LED, shielded, and directed downward, consistent with the City’s Good Neighbor Lighting Ordinance to avoid impacts to neighboring properties. The project proposes a dark gray standing seam metal roof which will be a non-reflective (matte) finish.

Therefore, the proposal will not cause glare or have negative visual impacts to surrounding properties.

9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles. 34 34 of 215
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The surrounding area consists largely of one and two-story cottages and ranch-style homes with a few contemporary residences in the vicinity. The residences immediately adjacent to the north and south are one story in height. Two story residences are located to the north and east of the site. The applicant has designed the upper level of the proposed structure to be located toward the front (east) portion of the structure. Since the previous hearing, glazing on the south elevation of the upper level was reduced from 8 windows to 3 windows, glazing on the north elevation was reduced from 5 windows to 3 windows, the upper-level living area was reduced by about 262 square feet and the western wall was relocated 11 feet, 6 inches to the east. In addition, the elevated deck at the rear of the upper level was reduced by nearly 245 square feet by relocating the deck railing approximately 21 feet to the east and a portion of the upper-level pitched roof was revised to a flat roof. With these revisions, the proposed soft contemporary, two-story design will be compatible with the existing development in the neighborhood in that the height, scale and size is in keeping with the patterns of development in the area.

10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria. 35 35 of 215
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11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.

The design of the proposed residence provides ceremonial or major entertainment areas at ground level. The upper level consists of bedrooms and will be constructed toward the front of the site. Since the previous hearing, glazing on the south elevation of the upper level was reduced from 8 windows to 3 windows, glazing on the north elevation was reduced from 5 windows to 3 small windows which are not aligned with the windows on the structure to the north. The upper-level living area was reduced by about 262 square feet and the western wall was relocated 11 feet, 6 inches to the east. In addition, the elevated deck at the rear of the upper level was reduced by nearly 245 square feet by relocating the deck railing approximately 21 feet to the east. The proposed ground level outdoor area will include a covered patio and pool with six-foot-high fencing. As such, the project will not result in a substantial invasion of privacy of neighboring properties.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to those criteria.

13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.
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Design Review criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria.

14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.

Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.

15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where: (a) geology conditions allow; (b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.

The proposed project includes a 293 square foot in-ground swimming pool and spa at the rear of the property where impacts to adjacent properties will be minimal. The pool equipment will be outside of the required setbacks and located in a planter adjacent to the rear wall of the detached ADU. The equipment specifications will be reviewed prior to building permit issuance for conformance to the maximum allowed noise levels for singlefamily residential properties. The project is conditioned to allow pool equipment to be operated between the hours of 9:00 AM and 9:00 PM only and to require installation of a 37 37 of 215
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timer to ensure compliance. The required wood pool enclosure fencing and self-latching gates will be installed, as required by the Building Code. The wood fencing and gate material will be compatible with the architectural style of the proposed residence.

16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.

As designed, the proposed two-story structure purposely reduces the upper-level massing at the rear exposure of the property with the upper-level being limited toward the front of the property closest to the street. Since the previous hearing, the living area on the upper level was reduced by relocating the western wall 11 feet, 6 inches to the east and 135 square feet of pitched roof was converted to a flat roof. This additional reduction of upper-level massing and the flat roof on the one-story areas toward the rear of the site are intended to provide preservation of views for the adjacent neighbors to the north. The proposed trees would reach a mature height of 15 feet which would be below the maximum roof height of the structure.

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

The project is consistent with the Residential Design Review Guidelines and the Landscape and Scenic Highways Resource Document, as explained above. 38 38 of 215
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Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.

The existing site is relatively flat. As described under Finding 1 in response to various Design Review criteria, the proposed two-story dwelling is appropriately scaled in relation development in the surrounding neighborhood. The architectural design incorporates light colored stucco, horizontal wood siding accents, vertical batten siding accents, a sloping dark gray standing seam metal roof toward the front of the residence, dark gray decorative metal louvered accents, dark metal cladded eaves, and glass guardrails which are consistent with the soft contemporary design of the proposed residence. The proposed residence is designed with the upper-level and sloped roof toward the front of the site and with a flat roof on the one-story portion toward the rear of the site to reduce potential view impacts for neighboring properties to the east of the site.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

This project is not subject to any other specific plan or additional design review criteria.

SECTION 4. The City Council hereby makes the following findings and facts supporting findings for Coastal Development Permit 2025-0408:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:

1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local 39 39 of 215
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coastal program land use plan.

The subject property does not contain, nor is it adjacent to, any existing or proposed public accessways identified in the adopted Local Coastal Program Land Use Plan. The proposed ADU development will not alter or encroach upon any legally utilized public accessway, as none exist on or near the site.

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The site is not an oceanfront lot and will not adversely affect marine resources. There are no environmentally sensitive areas or known archaeological or paleontological resources on the site.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The project is located within an established residential neighborhood.

The northwest (rear) property corner is slightly offset from the eastern property corner of the “South Laguna Village Green” at the intersection of Catalina St. and Monterey St. The park site contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project from the park. The proposed detached ADU will be limited to one story with a maximum height of 10 feet, 8 inches above the finished grade and will be set back 29 feet, 6 inches from the rear property line. The ADU will not be visible from surrounding properties and, as such, will not adversely affect recreational or visitor-serving facilities and will not obstruct or degrade views of the coast or other scenic resources.

4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation 40 40 of 215
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areas, and will provide adequate buffer areas to protect such resources.

The proposed ADU development will not have adverse impacts to environmentally sensitive habitats as no environmentally sensitive habitats exist on or near the project site. The proposed ADU will not have adverse impacts to scenic resources located in adjacent parks and recreation areas because the proposed one-story ADU will be set back 29 feet, 6 inches from the rear property line and will not be visible from the surrounding properties. The nearby public park, “South Laguna Village Green” at the intersection of Catalina St. and Monterey St., contains mature trees along the southern and eastern perimeter which would provide an adequate visual buffer between the park and the subject site.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

The existing site is relatively flat. The project proposes a nominal amount of graded fill to level the site for the construction of a two-story single-family dwelling. The proposed detached ADU will be located at the rear of the site. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site. The development will not pose undue risks related to geological, erosional, flood, or fire hazards, as it will be required to comply with all applicable Building Code standards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

The proposed one-story ADU will be located toward the rear of the property behind a proposed two-story single-family residence. As such, it will not be visible from the surrounding areas.

Further, the property is not located in a visually degraded area.

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archaeological or paleontological resource.

There are no known existing archeological or paleontological resources in the project area.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The project site is a buildable lot in a developed neighborhood with adequate utilities, access roads, drainage, and other necessary facilities to serve the proposed ADU.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

Other public services, including solid waste collection and roadway capacity, are adequate to serve the proposed development.

The project is consistent with all applicable policies of the Certified LCP.

LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.

Land Use and Open Space/Conservation General Plan Elements Zoning Map
Title 25 (Zoning Code)
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.

The project site is not located between the sea and the first public road paralleling the sea. As detailed above in the facts supporting Finding Number 1, the proposed development is in conformity with the certified local coastal program.

Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act. 42 42 of 215
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As described further herein, the project does not have any significant adverse environmental impacts.

The Project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further herein.

SECTION 5. Based on its review of the entire record before it, the City Council hereby finds and determines, in accordance with CEQA, that the Project is categorically exempt pursuant to State CEQA Guidelines, Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures Here, the project is limited to the construction of a new two-story single-family dwelling and a detached ADU in a developed residential neighborhood along with associated improvements, including two-car garage, elevated deck, grading, pool, spa, landscaping, hardscaping, new vehicular access, public street improvements, and demolition of an existing storage building.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply.

The project site does not contain any environmentally sensitive areas because it contains ornamental landscaping and paving in a developed neighborhood The City’s environmentally sensitive area maps do not identify any such areas on-site and there are no mapped watercourses on the subject site. There will be no cumulative impact resulting from successive projects of the same type in the same place over time because the Project proposes a single-family dwelling and an accessory dwelling unit and the City is unaware of plans for future development on the site.

There are no unusual circumstances resulting in a significant impact on the environment in that construction of a new single-family residence and ADU within a developed neighborhood is anticipated on the site. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway in that there are no such resources on the site. The project is not located on a 43 43 of 215
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hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historic structures on the site. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA. City Council directs staff to cause to be filed a Notice of Exemption (“NOE”) with the County Recorder's Office and state Clearinghouse within 5 days of adoption of this Resolution.

SECTION 6. The City Council hereby denies the Appeal and sustains the Design Review Boards’s determination on the Project, as reflected in Resolution No. 2025-0407, including all conditions attached thereto, which such Resolution and conditions are incorporated herein by this reference subject to the following more restrictive condition of approval:

1. The two Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) trees shall be replaced with two Arbutus Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a height not to exceed 15 feet.

ADOPTED this 9th day of June, 2026.

Mark Orgill, Mayor
ATTEST:

Ann Marie McKay, City Clerk
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I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on June 9, 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

City Clerk, City of Laguna Beach, California
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Attachment 2
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NOTICE OF A PUBLIC HEARING

LAGUNA BEACH CITY COUNCIL
The Laguna Beach City Council will hold an in-person Public Hearing in the City Council Chambers, located in City Hall at 505 Forest Avenue, Laguna Beach, to consider:

Appeal of approval of Design Review 2025-0407 and Coastal Development Permit 2025-0408, and CEQA Categorical Exemption for a new two-story, single-family residence, attached two-car garage, elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, new detached accessory dwelling unit (“ADU”), and public street improvements, and demolition of an existing storage building at 31565 Eagle Rock Way in the VC zone. Design review is required for the new two-story single-family dwelling, elevated deck, grading, pool, spa, landscaping, and new vehicular access. The proposed detached ADU requires a Coastal Development Permit but is exempt from Design Review.

Applicant: Stan Andrade, Andrade Architects, Inc.

A person has appealed the decision of the Design Review Board (DRB) to approve the project.

SAID PUBLIC MEETING to be held Tuesday, May 26, 2026, at 5:00 p.m. or as soon thereafter.

For additional information, contact City staff: Heather Steven, Senior Planner (949) 497-0332 or [email protected]. Comments may be made in writing prior to the hearing (when emailed or mailed to the City Clerk’s office) or in-person in Council Chambers during the public hearing. In order to allow sufficient time for members of the City Council and staff to review and consider your comments, written comments will be accepted for consideration up until the close of business (i.e., 5:30 p.m.) on the business day before the date on which this public hearing is scheduled; however, it is recommended they be submitted to the City Clerk’s office on or before 5:00 p.m. five days prior to the scheduled hearing.

Pursuant to California Government Code Section 65009(b), if you challenge this application in court, the issues raised shall be limited to those raised in the public hearing or in written correspondence delivered to the City of Laguna Beach prior to, or at, the public hearing.

CEQA: This project is categorically exempt pursuant to the California Environmental Quality Act Guidelines, Section 15303 – New Construction or Conversion of Small Structures.

COASTAL: The project proposes a new single-family residence and a new ADU. Because the project is located within the excludable area, the single-family residence and associated improvements do not require a Coastal Development Permit and are proposed as excluded development under Laguna Beach Municipal Code Chapter 25.07 and Exclusionary Order No. E-93-1. The review procedure identified in Laguna Beach Municipal Code Section 25.07.012(B)(3) applies to any such determination.

The proposed ADU requires a Coastal Development Permit and is proposed as non-appealable development. The application was filed on March 7, 2024 by Stan Andrade and is assigned application number CDP-2025-0408. The application was approved by the Design Review Board. The decision by the City Council is not appealable to the California Coastal Commission.

Pursuant to the Americans with Disabilities Act, persons with a disability who require a disability-related modification or accommodation in order to participate in a meeting, including auxiliary aids or services, may request such modification or accommodation from the City Clerk’s Office at (949) 497-0705 (telephone) or (949) 497-0771 (facsimile). Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to the meeting.

Attachment 3
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Notice posted 10 days prior to hearing date at the following three public places (CA Government Code Section 65090 and 65091):
31565 Eagle Rock Way, Laguna Beach, CA; 505 Forest Ave., Laguna Beach, CA; and 380 3rd St., Laguna Beach, CA; and Property Owners within 300 ft./ Tenants within 100 ft./ California Coastal Commission/ Interested Persons List/ Publish Date: May 15, 2026 57 57 of 215
RESOLUTION 2025-0407

A RESOLUTION OF THE DESIGN REVIEW BOARD OF THE CITY OF
LAGUNA BEACH, CALIFORNIA APPROVING DESIGN REVIEW 2025-
0407 AND COASTAL DEVELOPMENT PERMIT 2025-0408 LOCATED AT 31565 EAGLE ROCK WAY AND APPROVING CATEGORICAL

EXEMPTION PURSUANT TO CALIFORNIA ENVIRONMENTAL
QUALITY ACT.

WHEREAS on March 7, 2024, an application was filed by the owner of property located at 31565 Eagle Rock Way (“Applicant”), requesting Design Review 2025-0407 to construct a new two-story, singlefamily residence, attached two-car garage, elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, demolishing an existing 330 square foot storage building, and Coastal Development Permit 2025-0408 for a new detached accessory dwelling unit (ADU) (the “Project”); WHEREAS, the Design Review Board conducted a duly noticed public hearing on October 23, 2025, pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code. The Design Review Board has considered all public testimony on the proposed Project and all relevant public comments, and all documents and evidence submitted, including but not limited to the staff report, attachments, and materials submitted by the Applicant, and continued the project to the March 26, 2026 public hearing; and
WHEREAS, the Design Review Board conducted a duly noticed public hearing on March 26, 2026, pursuant to Title 25, Zoning, of the Laguna Beach Municipal Code. The Design Review Board has considered all public testimony on the proposed Project and all relevant public comments, and all documents and evidence submitted, including but not limited to the staff report, attachments, and materials submitted by the Applicant; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, the Design Review Board of the City of Laguna Beach does hereby find, determine, and resolve as follows:

SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.

SECTION 2. The Design Review Board hereby finds that the Project is exempt from California Environmental Quality Act (CEQA) pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. Here the project is limited to the construction of a new two-story single-family dwelling and a detached ADU in a developed neighborhood.

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on-site and there are no mapped watercourses on the subject site. There will be no cumulative impact resulting from successive projects of the same type in the same place over time because the Project proposes a single-family dwelling and an accessory dwelling unit where no more than one junior accessory dwelling unit could be permitted on the subject site in the future. There are no unusual circumstances resulting in a significant impact on the environment in that construction of a new single-family residence and ADU within a developed neighborhood is anticipated on the site. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway in that there are no such resources on the site. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historic structures on the site. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

SECTION 3. The Design Review Board hereby makes the following findings with respect to Design Review 2025-0407:

Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as set forth below:

Road improvements will be required, including curb and gutter, pavement, and utility extensions.

Eagle Rock Way is classified as a local street, so an onsite turnaround is not required. The existing lot is less than 50 feet wide; therefore, the project is not required to provide a public parking space.

All improvements in the right-of-way will be reviewed and approved by the Department of Public Works prior to permit issuance. Therefore, the project will not result in conflicts between vehicles, pedestrians, and other modes of transportation.

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Since the previous hearing, the upper-level living area has been reduced in size by about 262 square feet by relocating the western wall 11 feet, 6 inches to the east. A 220-square foot elevated deck with glass railings will be accessed from the main bedroom at the rear of the upper level. This deck has been reduced by about 245 square feet from the previous design. To enhance the articulation of the design and reduce the appearance of massing, the project incorporates darker-colored roofing and varied exterior finishes between levels.

The project’s soft contemporary design is a composition of various compatible materials and details and they are utilized creatively to provide a unique design. The architectural design incorporates light colored stucco, horizontal wood siding accents, vertical batten siding accents, a sloping dark gray standing seam metal roof toward the front of the residence, dark gray decorative metal louvered accents, dark metal cladded eaves, windows with dark metal frames, and glass guardrails. The proposed residence is designed with the upper-level and sloped roof toward the front (east) of the site and with a flat roof on the one-story portion toward the rear (west) of the site.

The proposed project is located within a developed residential neighborhood. The existing site is relatively flat with no existing rock outcroppings, ridgelines, or significant water courses. The proposed grading includes 15 cubic yards of cut and 50 cubic yards of fill outside the building footprint to level the site. This is a nominal amount of grading that will not significantly alter the existing terrain. A soils report was submitted by the applicant and was approved by the City’s geotechnical consultant (Attachment 6).

The project complies with the General Plan including, but not limited to, the following policies:

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significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.

The existing site is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on west side of the site and no more than one foot of cut on the east side which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site.

LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).

LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.

Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).

The existing site is relatively flat and there are no natural topographic features, or other significant resources on or near the project site. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The project is designed to be compatible with the surrounding development in the neighborhood. The site is not visible from major highways and arterial streets. The nearby public park, “South Laguna Village Green” at the intersection of Catalina St. and Monterey St., contains mature trees along the southern and eastern perimeter which would provide an adequate visual buffer between the park and the subject site. As such, the project will not result in adverse impacts on views from public locations. 61 61 of 215
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LU Policy 7.3 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize natural landform alterations. (Same as Policy 10.2.) GOAL:

Protect, preserve, and enhance the community’s natural resources.

The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a twostory single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location.

LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.

The project is located in a fully developed residential neighborhood where all necessary infrastructure to support residential development (i.e., roads, water, sewer, gas, and electric) are present. The existing topography is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas.. The project proposes a single-family dwelling and an accessory dwelling unit where no more than one junior accessory dwelling unit could be permitted on the subject site in the future. The project simply proposes a home and detached ADU within this neighborhood and will laterally connect the project site to the existing infrastructure. As such the project will not result in environmental impacts or have the potential to induce growth.

The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a twostory single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location. 62 62 of 215
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6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

The project site contains an existing 330 square foot storage building which will be demolished.

Although there are permits on file for the structure, it is not a historic resource; nor is the subject property is not listed on the City’s Historic Register

The landscaping plan has been reviewed and approved by the City’s landscape consultant for compliance with the City’s landscaping requirements and the Landscape and Scenic Highways Resource Document. The proposed planting plans, provided as sheets C.101, C.102 and P.101, include a mix of groundcover, shrubs, vines, and trees. Three trees are proposed on the site, including two Redbud trees, one on each side of the driveway, and one Strawberry tree in the planter near the pool. All trees have a mature height of 15 feet. A large pine tree in the public right-of-way will be removed to accommodate the proposed driveway. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned. In addition, a stacked pebble stone fountain, with a submersible pump, and a vertical garden will be installed on the rear perimeter wall.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

The surrounding area consists largely of one and two-story cottages and ranch-style homes with a few contemporary residences in the vicinity. The residences immediately adjacent to the north and south are one story in height. Two story residences are located to the north and east of the site. The 63 63 of 215
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applicant has designed the upper level of the proposed structure to be located toward the front (east) portion of the structure. Since the previous hearing, glazing on the south elevation of the upper level was reduced from 8 windows to 3 windows, glazing on the north elevation was reduced from 5 windows to 3 windows, the upper-level living area was reduced by about 262 square feet and the western wall was relocated 11 feet, 6 inches to the east. In addition, the elevated deck at the rear of the upper level was reduced by nearly 245 square feet by relocating the deck railing approximately 21 feet to the east and a portion of the upper-level pitched roof was revised to a flat roof. With these revisions, the proposed soft contemporary, two-story design will be compatible with the existing development in the neighborhood in that the height, scale and size is in keeping with the patterns of development in the area.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to those criteria.

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Design Review criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria.

The project will meet Title 24 Energy and Building Code requirements, which includes insulated windows and energy-efficient lighting. The applicant will be required to provide proof of compliance. The roof plan includes 508 square feet of solar ready, flat roof area. Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.

The proposed project includes a 293 square foot in-ground swimming pool and spa at the rear of the property where impacts to adjacent properties will be minimal. The pool equipment will be outside of the required setbacks and located in a planter adjacent to the rear wall of the detached ADU. The equipment specifications will be reviewed prior to building permit issuance for conformance to the maximum allowed noise levels for single-family residential properties. The project is conditioned to allow pool equipment to be operated between the hours of 9:00 AM and 9:00 PM only and to require installation of a timer to ensure compliance. The required wood pool enclosure fencing and selflatching gates will be installed, as required by the Building Code. The wood fencing and gate material will be compatible with the architectural style of the proposed residence.

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Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

The project is consistent with the Residential Design Review Guidelines and the Landscape and Scenic Highways Resource Document, as explained above.

Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

This project is not subject to any other specific plan or additional design review criteria.

SECTION 4. The Design Review Board hereby makes the following findings with respect to Coastal Development Permit 2025-0408:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:

2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The site is not an oceanfront lot and will not adversely affect marine resources. There are no environmentally sensitive areas or known archaeological or paleontological resources on the site. 66 66 of 215
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3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The project is located within an established residential neighborhood. The northwest (rear) property corner is slightly offset from the eastern property corner of the “South Laguna Village Green” at the intersection of Catalina St. and Monterey St. The park site contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project from the park. The proposed detached ADU will be limited to one story with a maximum height of 10 feet, 8 inches above the finished grade and will be set back 29 feet, 6 inches from the rear property line. The ADU will not be visible from surrounding properties and, as such, will not adversely affect recreational or visitor-serving facilities and will not obstruct or degrade views of the coast or other scenic resources.

4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.

The development will not pose undue risks related to geological, erosional, flood, or fire hazards, as it will be required to comply with all applicable Building Code standards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

The proposed one-story ADU will be located toward the rear of the property behind a proposed twostory single-family residence. As such, it will not be visible from the surrounding areas. Further, the property is not located in a visually degraded area.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
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There are no known existing archeological or paleontological resources in the project area.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The project site is a buildable lot in a developed neighborhood with adequate utilities, access roads, drainage, and other necessary facilities to serve the proposed ADU.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

Other public services, including solid waste collection and roadway capacity, are adequate to serve the proposed development.

The project is consistent with all applicable policies of the Certified LCP.

LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.

Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.

As described further herein, the project does not have any significant adverse environmental impacts.

The Project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further herein.

SECTION 5. The Design Review Board hereby approves Design Review 2025-0407 and Coastal Development Permit 2025-0408, subject to conditions of approval in Exhibit A, which is attached hereto and incorporated herein by reference.

SECTION 6. The documents and materials that constitute the record of proceedings on which this Resolution has been based are located at City Hall, 505 Forest Avenue Laguna Beach, CA 92651. The custodian of the record of proceedings is the Director of Community Development. 68 68 of 215
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SECTION 7. If any provision of this Resolution is held invalid, the remainder of this Resolution shall not be affected by such invalidity, and the provisions of the Resolution are severable.

Adopted on March 26, 2026, by the following vote:

AYES: Bauta, Coveny, Weil, Gannon, Gibbs
NOES:

ABSENT:

ABSTAIN:

RECUSE:

ATTEST: ________________________________________
Thomas Gibbs, Chair

Bill Rodrigues, AICP, Planning Manager
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EXHIBIT ‘A’

CONDITIONS OF APPROVAL
Standard Conditions

1. Design Review 2025-0407 and Coastal Development Permit 2025-0408 are granted for a new twostory 2,976.7 square foot, single-family dwelling, attached 441 square foot, two-car garage, 464 square feet of elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, and demolition of an existing 330 square foot storage building. The project also includes a detached accessory dwelling unit (ADU) which requires approval of a coastal development permit but does not require design review. Approval is granted based on the development plans and landscape plans submitted by Stan Andrade, Andrade Architects, Inc. on August 12, 2025 and received by City on August 19, 2025. Said plans are approved as submitted and conditioned herein and shall not be altered unless reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.

2. That the conditions of approval contained herein, shall be made part of the construction drawings for the proposed development. Construction drawings shall not be accepted for Plan Check without the conditions of approval incorporated into the construction drawings.

3. In the event that exhibits and written conditions are inconsistent, the written conditions shall prevail.

If there are any disparities between these conditions and the plans or final revised plans that are approved for any subsequent phase, the conditions and/or plans as stipulated in the later approval shall prevail.

4. All plans, specifications, studies, reports, calculations, maps, notes, legal documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so.

5. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements.

6. The Applicant shall defend, indemnify, and hold harmless the City of Laguna Beach and its officers, employees, and agents from and against any claim, action, or proceeding against the City of Laguna Beach, its officers, employees, or agents to attack, set aside, void, or annul any approval or condition of approval of the City of Laguna Beach concerning this Project, including but not limited to any approval or condition of approval of the City Council, Planning Commission, Design Review Board, Community Development Director, or City Planner. The City shall promptly notify the Applicant of any claim, action, or proceeding concerning the Project and the City shall cooperate fully in the defense of the matter. The City reserves the right, at its own option, to choose its own attorney to represent the City, its officers, employees, and agents in the defense of the matter.

7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the Laguna Beach Municipal Code, including the requirement that a business license be obtained by all entities doing business in the 70 70 of 215
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City.

8. The Applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant.

9. Failure to comply with any of these conditions of approval is grounds for revocation of the entitlement(s) and is subject to any other available remedies to the City.

10. The Certificate of Occupancy shall not be issued until City staff has verified compliance with all conditions of approval.

11. The effective date of the entitlements granted herein do not commence until all appeals, including those to the California Coastal Commission, have been exhausted, statutes of limitation have expired, and any lawsuits, filed within the statutes of limitation, have concluded.

12. In the event any of the conditions of approval are infeasible, the decision-making body hereby authorizes the Community Development Director to modify those conditions in the most conservative manner possible, in accordance with the limitations of the City’s Municipal Code, to allow for the completion of the project.

Standard Conditions of Approval for Design Review – Community Development Department

13. The approval granted by this Resolution shall lapse and automatically become void two years following the effective date if the privileges authorized by design review are not executed or utilized or, if construction work is involved, such work is not commenced within such two-year period and diligently pursued to completion, unless an extension of time is granted pursuant to the provisions of the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements.

Project Specific Conditions for Design Review – Community Development Department

14. Landscaping Conditions. The landscaping shall be installed in accordance with the approved landscape plans. Thereafter, the landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, unless such plans are subsequently revised pursuant to a subsequent Design Review approval. Minor landscaping changes which does not have the potential to impact views at mature growth height may be exempt from Design Review.

15. Light trespass that results in glare is prohibited.

16. Outdoor lighting must be hooded, fully shielded, and aimed downward.

17. The associated pool equipment shall only be operated between the hours of 9:00 AM and 9:00 PM. A timer shall be installed on the equipment to ensure compliance. 71 71 of 215
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18. Prior to issuance of a building permit, a record of survey shall be submitted to verify the location of all property lines. If the record of survey reflects property lines that are different than the site plan approved by the Design Review Board, submittal of a new Zoning Plan Check will be required to verify consistency with the Board’s approval and the Zoning Code. Additionally, any project modifications may be subject to Design Review approval.

19. For development subject to Categorical Exclusion Order E-93-1, this approval shall be conditioned on the requirement that the public agency permit shall not be effective for twenty working days following Coastal Commission receipt of notification.

Project Specific Conditions of Approval – Public Works

20. Prior to the commencement of any construction within the public right-of-way, the property owner shall obtain approval of a final street improvement plan by the Department of Public Works.

21. Prior to removal of any trees within the public right-of-way, the property owner shall obtain approval of any required permits from the Department of Public Works.

Standard Conditions of Approval – Building Division

22. Prior to the issuance of a building permit, the contractor of record shall have a pre-construction meeting with the Building Official. The purpose of the meeting shall be to review the requirements for parking, construction hours, fencing, dust control, monitoring, any documentation from engineers and geologists, etc.

23. The project shall be required to comply with the City’s Construction hours, which are: 7:30 a.m. to 6:00 p.m. weekdays only; Hauling Hours: 9:00 a.m. to 3:00 p.m. Construction activity shall not be permitted on weekends or any Federal Holiday. Construction hours for the Diamond Crestview Specific Plan area may vary.

24. The project must comply with the California Green Building Code (Title 24: Part 11) and include Best Management Practices (BMPs) throughout the construction phase, including but not limited to dust and sediment control, erosion control, and other measures as required by the Building Official.

25. Prior to the issuance of a building permit, a construction staging plan shall be submitted to the Building Official for review and approval. The plan shall include a site plan that identifies construction material storage areas, construction parking, site access, etc. Refer to the informational guide for Construction Staging:
https://www.lagunabeachcity.net/home/showpublisheddocument/8878/637515890430300000.

Any recommendations made by the Board regarding staging plans or construction management will be forwarded to the Building Official for review and consideration.

26. Prior to the issuance of a building permit, the applicant shall submit a drainage plan prepared by a licensed civil engineer to the Building Official for review and approval. 72 72 of 215
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27. Prior to the issuance of a grading permit, a grading plan must be submitted to the Building Official for review and approval. Elevations or height must be certified by a licensed surveyor.

The compaction of grade must be certified by a licensed Engineer. The Building Official may also require a shoring plan when necessary. A Geotechnical Engineer shall be required to conduct onsite monitoring of the site during excavation and grading activities; and shall document any ground movement and notify the Building Official of any such movement.

28. Prior to the issuance of building permits, the project plans shall be revised to remove a total of at least 33.09 square feet from the proposed development program in order to bring the project’s floor area ratio into compliance with applicable Laguna Beach Municipal Code (LBMC) and not exceed a total area of 3,419.67 square feet.

Project Specific Conditions of Approval – Design Review Board

29. Prior to the issuance of building permits, the applicant shall cause a Boundary Survey of the property to be prepared by a California-licensed land surveyor and recorded in the official records of the County of Orange.

30. The two Arbutus Marina (Strawberry Tree) in the front yard shall be replaced with Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) and this change shall be reflected in the landscape plan approved by the City prior to permit issuance.

31. Prior to the issuance of a building permit, a planter box shall be added along the full length of the south side of the upper-level deck. The planter box shall be 18 inches high and 18 inches deep. Plants planted in this planter box shall not exceed the height of the deck railing.

32. The proposed gate across driveway shall be removed from the plan set prior to the issuance of building permits.
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DESIGN REVIEW BOARD STAFF REPORT
March 26, 2026
Agenda Item No. 5.11
Case No: Design Review 2025-0407 and Coastal Development Permit 2025-0408 Request: Construct a new 2,714 square foot, single-family dwelling with an attached two-car garage, elevated decks (220 square feet), grading, pool, spa, landscaping, hardscape, new vehicular access, public street and sidewalk improvements, a detached 297 square foot accessory dwelling unit (ADU), and demolish a 330 square foot storage building.

Location: 31565 Eagle Rock Way | APN: 056-086-20
Applicant: Stan Andrade, Andrade Architects, Inc.
(949) 715-7474, [email protected]
Owner: David Davutoglu, Berk Custom Homes, Inc.

Staff: Community Development Department
Heather Steven, Senior Planner
(949) 497-0332 | [email protected]
Recommendation:

Adopt Resolution 2025-0407 approving Design Review 2025-0407 and Coastal Development Permit 2025- 0408 for the property located at 31565 Eagle Rock Way and finding said action categorically exempt pursuant to CEQA Guidelines Section 15303.

CEQA:

The project qualifies for a categorical exemption pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures.

Coastal Development Permit:

Pursuant to Categorical Exclusion Order E-93-1 and Laguna Beach Municipal Code Section 25.07.010, the proposed single-family residential development is exempt from the coastal development permit requirements due to its location within a categorical exclusion area (Area 1(a) – Hillcrest). However, the proposed accessory dwelling unit is not exempt and requires a Coastal Development Permit.

Board Members within a 500’ Radius: None
Attachment 5
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Design Review 2025-0407 and Coastal Development Permit 2025-0408 March 26, 2026

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EXECUTIVE SUMMARY:

The proposed project includes a new approximate 2,714 square foot, two-story, single-family dwelling, 441 square foot attached two-car garage, 220 square feet of elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, public street improvements, a detached accessory dwelling unit (ADU), and the demolition of an existing 330 square foot storage building.

The project was first reviewed by the Design Review Board on October 23, 2025 and revised to reduce the upper-level living area by nearly 262 square feet, reduce the number of windows on the north and south elevations, and reduce the upper-level terrace by 220 square feet in response to neighbor concerns. This is the second hearing.

Based on the analysis herein, the revised project is consistent with the City’s Design Review criteria, zoning regulations, and certified Local Coastal Program (LCP). The project’s architectural contemporary design is cohesive and maintains visual integrity through the use of appropriate colors and materials. The new twostory dwelling is in keeping with the established character of the surrounding neighborhood which is developed with one- and two-story residences. The placement of the upper-level living area toward the front of the lot is intended to retain views for neighbors to the north across the site. As designed, the project meets all applicable development standards, including building height, lot coverage, and setback requirements.

Further, the Coastal Development Permit findings can be made for the proposed ADU.

Staff recommends that the Design Review Board approve the project finding that facts necessary to support project approval can be made for the requested entitlements. 75 75 of 215
Design Review 2025-0407 and Coastal Development Permit 2025-0408 March 26, 2026

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PROPERTY AERIAL PHOTO

SITE PHOTOS
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PROPERTY INFORMATION
Land Use Designation Village Medium-Low Density (1-10 DU/AC) Zoning Designation VC Village Community

ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below:

Development Standard Required Existing Proposed Conforms Building Site Coverage 36.03%
2,279.78 s.f.
n/a 35.77%
2,263 s.f.
(incl. ADU)
Y
Floor Area (1.5 x BSC) 3,419.67 s.f. n/a 3,452.76 s.f.
(incl. ADU)
Y*
Height (Lowest floor to top of roof) 25’ n/a 25’ Y
Setbacks
Front
Side (West)
Side (East)
Rear
20’
5’
5’
25’
n/a
n/a
n/a
n/a
20’
5’
5’
25’
Y
Y
Y
Y
*With recommended Condition 28 of Resolution 2025-0407, the project will comply with floor area ratio.

DISCUSSION/ANALYSIS:

Site History
The subject property is Lot 128 of Tract No 849, which was recorded on June 23, 1927. The rectangular lot is relatively flat and measures 34 feet, 11 inches wide by 180 feet deep and has an approximate area of 6,327 square feet.

The project site is vacant except for an existing 330 square foot storage building, paved walkways, landscaping, and fencing. There are no development permits on record for this property, therefore it is unclear when the storage building was constructed. The storage building is located on the property line and will be demolished. Homes in the area have various architectural styles, including but not limited to one and two-story cottages and ranch-style homes with a few contemporary residences in the vicinity.

Code enforcement cases from 2022 and 2023 for installation of an unpermitted modular “tiny house/ADU” and solar panels on the site are closed. The unpermitted structure and solar panels were removed prior to clearing this project for design review.

Proposed Project
The revised proposed project is for a new two-story, 2,714 square foot, single-family dwelling, an attached 441 square foot, two-car garage, a 220 square foot elevated deck, grading, pool, spa, landscape, hardscape, 77 77 of 215
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new vehicular access, and public street improvements. The rear portion of the structure will have a flat roof that extends over to a 297 square foot detached ADU. The roofed area between the house and ADU will create a 414 square foot covered patio at the rear of the residence.

Access to the property will be provided from Eagle Rock Way into a street facing attached, two-car garage.

A four-foot-high gate is proposed across the driveway at the front property line.

The existing 330 square foot storage building at the southwest corner of the property will be demolished.

At the October 23, 2025, Design Review Board hearing, the Board discussed the issues raised by the neighboring property owners, including air & light, privacy, and view equity. The Board directed the applicant to reduce the upper-level program at the rear and to minimize the glazing on the south and north sides of the upper level to provide increased view/open space and privacy for the immediate neighbors. The applicant has made the following revisions to address the Design Review Board’s direction:
• reduced the glazing on the south elevation from 8 windows to 3 windows • reduced the glazing on the north elevation from 5 windows to 3 windows • reduced the upper-level living area by approximately 262 square feet by eliminating a bedroom and bathroom and relocating the western wall 11 feet, 6 inches to the east • reduced the upper-level deck by nearly 245 square feet by relocating the deck guardrail approximately 21 feet to the east, and
• replaced 135 square feet of pitched roof to flat roof to reduce the roof height and mass on a portion of the upper level.

Figure 1, Revisions to proposed upper level
Original Design
(prior to DRB)
Changes Previous Project
(Oct. 2025)
Changes Current Project
Total Living
Area
2,970.4 sf + 6.3 sf 2,976.7 sf - 261.9 sf 2,714.8 sf
Upper Level 1,482.9 sf - 32.3 sf
16 feet
1,451.6 sf - 261.9 sf

11.5 feet
1,189.8 sf
Lower Level 1,487.5 sf + 37.5 sf 1,525.0 sf --- 1,525.0 sf Deck 534.7 sf - 69.8 sf 464.9 sf - 244.9 sf 220.0 sf
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ENTITLEMENTS: Following is an analysis of the project’s design review and coastal development permit applications.

Design Review
The following elements require design review: new single-family residence, elevated deck, grading, new vehicular access, pool, spa, and landscaping (see LBMC §25.05.040 (B)(1)(b), (m), (p), & (r) and (3)(a)(ii)).

The proposed detached ADU does not require design review (LBMC §25.05.040 (B)(2)(s)). Design review is governed by Laguna Beach Municipal Code Section 25.05.040. Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Road improvements will be required, including curb and gutter, pavement, and utility extensions.

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Figure 2, Front corner rendering
As viewed from the street, the upper-level of the front elevation is stepped back 5 feet from the ground-level garage with a sloping roof, a flat roof is proposed over the rear area of the upper and lower levels to maintain a lower profile, thereby reducing the perceived mass of the structure. On the south side, the upper-level extends beyond the lower-level to provide articulation. To create visual interest and further minimize perceived mass, the exterior materials will differ between the upper- and lower-levels (Figure 2). The upper level of the residence is located toward the front of the structure.

Since the previous hearing, the upper-level living area has been reduced in size by about 262 square feet by relocating the western wall 11 feet, 6 inches to the east. A 220-square foot elevated deck with glass railings will be accessed from the main bedroom at the rear of the upper level. This deck has been reduced by about 245 square feet from the previous design. To enhance the articulation of the design and reduce the appearance of massing, the project incorporates darker-colored roofing and varied exterior finishes between levels.
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Figure 3, Proposed North (side) elevation
Figure 4, North (side) elevation (previous design)
Figure 5, Proposed South (side) elevation
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Figure 6, South (side) elevation (previous design)

The project’s soft contemporary design is a composition of various compatible materials and details and they are utilized creatively to provide a unique design. The architectural design incorporates light colored stucco, horizontal wood siding accents, vertical batten siding accents, a sloping dark gray standing seam metal roof toward the front of the residence, dark gray decorative metal louvered accents, dark metal cladded eaves, windows with dark metal frames, and glass guardrails. The proposed residence is designed with the upper-level and sloped roof toward the front (east) of the site and with a flat roof on the one-story portion toward the rear (west) of the site.

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Figure 7, Front elevation rendering

The project complies with the General Plan including, but not limited to, the following policies:

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The existing site is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on west side of the site and no more than one foot of cut on the east side which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site.

LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).

The existing site is relatively flat and there are no natural topographic features, or other significant resources on or near the project site. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The project is designed to be compatible with the surrounding development in the neighborhood. The site is not visible from major highways and arterial streets. The nearby public park, “South Laguna Village Green” at the intersection of Catalina St. and Monterey St., contains mature trees along the southern and eastern perimeter which would provide an adequate visual buffer between the park and the subject site. As such, the project will not result in adverse impacts on views from public locations. 84 84 of 215
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Protect, preserve, and enhance the community’s natural resources.

The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a twostory single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location.

LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.

The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a twostory single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location. 85 85 of 215
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6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.

The project site contains an existing 330 square foot storage building which will be demolished.

Although there are permits on file for the structure, it is not a historic resource; nor is the subject property is not listed on the City’s Historic Register

The landscaping plan has been reviewed and approved by the City’s landscape consultant for compliance with the City’s landscaping requirements and the Landscape and Scenic Highways Resource Document. The proposed planting plans, provided as sheets C.101, C.102 and P.101, include a mix of groundcover, shrubs, vines, and trees. Three trees are proposed on the site, including two Redbud trees, one on each side of the driveway, and one Strawberry tree in the planter near the pool. All trees have a mature height of 15 feet. A large pine tree in the public right-of-way will be removed to accommodate the proposed driveway. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned. In addition, a stacked pebble stone fountain, with a submersible pump, and a vertical garden will be installed on the rear perimeter wall.

8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.

The surrounding area consists largely of one and two-story cottages and ranch-style homes with a few contemporary residences in the vicinity. The residences immediately adjacent to the north and 86 86 of 215
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south are one story in height. Two story residences are located to the north and east of the site. The applicant has designed the upper level of the proposed structure to be located toward the front (east) portion of the structure. Since the previous hearing, glazing on the south elevation of the upper level was reduced from 8 windows to 3 windows, glazing on the north elevation was reduced from 5 windows to 3 windows, the upper-level living area was reduced by about 262 square feet and the western wall was relocated 11 feet, 6 inches to the east. In addition, the elevated deck at the rear of the upper level was reduced by nearly 245 square feet by relocating the deck railing approximately 21 feet to the east and a portion of the upper-level pitched roof was revised to a flat roof. With these revisions, the proposed soft contemporary, two-story design will be compatible with the existing development in the neighborhood in that the height, scale and size is in keeping with the patterns of development in the area.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria.

12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to those criteria.

13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.
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Design Review criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria.

The proposed project includes a 293 square foot in-ground swimming pool and spa at the rear of the property where impacts to adjacent properties will be minimal. The pool equipment will be outside of the required setbacks and located in a planter adjacent to the rear wall of the detached ADU. The equipment specifications will be reviewed prior to building permit issuance for conformance to the maximum allowed noise levels for single-family residential properties. The project is conditioned to allow pool equipment to be operated between the hours of 9:00 AM and 9:00 PM only and to require installation of a timer to ensure compliance. The required wood pool enclosure fencing and selflatching gates will be installed, as required by the Building Code. The wood fencing and gate material will be compatible with the architectural style of the proposed residence.

Page 16 ends

to the north expressing concerns regarding the view impacts to their property from the proposed project (Attachment 7).

Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.

The project is consistent with the Residential Design Review Guidelines and the Landscape and Scenic Highways Resource Document, as explained above.

Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.

This project is not subject to any other specific plan or additional design review criteria.

Coastal Development Permit
The proposed detached accessory dwelling unit (ADU) requires the approval of a coastal development permit. (See LBMC Sections 25.07.004 and 25.07.008(A)(1)(a)). Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07. The single-family residence, associated grading, and demolition of an existing storage building are proposed as excluded development under Laguna Beach Municipal Code Chapter 25.07 and Exclusionary Order No. E-93-1. The review procedure identified in Laguna Beach Municipal Code Section 25.07.012(B)(3) applies to any such determination.

The ADU is not considered excluded development under Laguna Beach Municipal Code Chapter 25.07 and Exclusionary Order No. E-93-1. The project is proposed as non-appealable development. A Coastal Development Permit is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
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2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.

The site is not an oceanfront lot and will not adversely affect marine resources. There are no environmentally sensitive areas or known archaeological or paleontological resources on the site.

3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.

The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The project is located within an established, fully-developed residential neighborhood. The northwest (rear) property corner is slightly offset from the eastern property corner of the “South Laguna Village Green” at the intersection of Catalina St. and Monterey St. The park site contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project from the park. The proposed detached ADU will be limited to one story with a maximum height of 10 feet, 8 inches above the finished grade and will be set back 29 feet, 6 inches from the rear property line. The ADU will not be visible from surrounding properties and, as such, will not adversely affect recreational or visitor-serving facilities and will not obstruct or degrade views of the coast or other scenic resources.

4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.

5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards. 90 90 of 215
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The existing site is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The proposed detached ADU will be located at the rear of the site. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site. The development will not pose undue risks related to geological, erosional, flood, or fire hazards, as it will be required to comply with all applicable Building Code standards.

6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.

7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.

There are no known existing archeological or paleontological resources in the project area.

8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.

The project site is a buildable lot in an established fully-developed neighborhood with adequate utilities, access roads, drainage, and other necessary facilities to serve the proposed ADU.

9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.

Other public services, including solid waste collection and roadway capacity, are adequate to serve the proposed development.

The project is consistent with all applicable policies of the Certified LCP.

LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.

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Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.

As described further herein, the project does not have any significant adverse environmental impacts.

The Project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further herein.

ENVIRONMENTAL IMPACT:

In accordance with the California Environmental Quality Act (CEQA) guidelines, the project qualifies for a categorical exemption pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. Here the project is limited to the construction of a new two-story single-family dwelling and a detached ADU in an established, fully developed residential neighborhood.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas because it contains ornamental landscaping and paving in a developed neighborhood The City’s environmentally sensitive area maps do not identify any such areas on-site and there are no mapped watercourses on the subject site. There will be no cumulative impact resulting from successive projects of the same type in the same place over time because the Project proposes a single-family dwelling and an accessory dwelling unit where no more than one junior accessory dwelling unit could be permitted on the subject site in the future. There are no unusual circumstances resulting in a significant impact on the environment in that construction of a new single-family residence and ADU within a developed neighborhood is anticipated on the site. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway in that there are no such resources on the site. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historic structures on the site. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

RECOMMENDATION:

Adopt Resolution 2025-0407 approving Design Review 2025-0407 and Coastal Development Permit 2025- 0408 for the property located at 31565 Eagle Rock Way, and find said action categorically exempt pursuant to CEQA Guidelines Section 15303.
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NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on September 30, 2025 which was at least twenty-one (21) days prior to the first hearing date on October 23, 2025 in accordance with Title 25. In addition, a public hearing notice was posted on the project site on September 30, 2025 which is at least 10 days in advance of the first hearing date on October 23, 2025. On October 23, 2025, the project was continued the March 26, 2026 hearing. As a hearing continued to a date certain, additional direct mailed and site posting noticing is not required.

CORRESPONDENCE:

At the time that the Design Review Board’s March 26, 2026 agenda packet was published, staff received one letter in opposition to the project.

ATTACHMENT(S):

Attachment 1 – Resolution 2025-0407
Attachment 2 – Plans (including colors and materials)
Attachment 3 – Certified Staking Plan
Attachment 4 – Colored Elevations and Renderings
Attachment 5 – View Equity Exhibit
Attachment 6 – Geotechnical Report
Attachment 7 – Correspondence
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SFR VC 4375.00 SF 35' - 0" 100' - 0" 25' - 0" 25' - 0" 20' - 0" 25' - 0" 5' - 0" / 5' - 0" 3,419.68 S.F. YES yes yes yes yes yes 180' - 0" 20' - 9" 23' - 5" 5' - 0" / 5' - 0" 6327.50 SF 34' - 11" NO2.00% 20' - 0" 25' - 0" 36.24% = 2,293.10 S.F. 35.77% = 2,263 S.F. yes yes 3,155.76 S.F. yes 1,341. 71 S.F. or 21.32% 2 2 yes USE PROJECT SUMMARY TABLES ZONE DESCRIPTION LOT AREA LOT WIDTH (AVG.) LOT DEPTH (AVG.) MAX. BUILDING HEIGHT MAX. HEIGHT FROM GRADE SETBACKS: Front Yard Rear Yard Side Yards (combined/each) LOT COVERAGE (BSC) FLOOR AREA RATIO LANDSCAPE OPEN SPACE IRRIGATED AREA PARKINGDESCRIPTION LIVING AREA: LOWER LEVEL UPPER LEVEL ADU TOTAL GARAGE ELEVATED DECK/TERRACE MECHANICAL DEMOLITION ROOF AREA FLOOR AREA LOWER LEVEL UPPER LEVEL TOTAL FLOOR + ROOF TOTAL EXTERIOR WALL SITE WORK GRADING (CUBIC YARDS) CUT FILL NET EXPORT IMPERVIOUS SURFACES EXISTING STRUCTURE HARDSCAPE (INCL. DRIVEWAY) TOTAL POOL/SPA DETAILS DIMENSIONS (L x W x D) POOL SPA TOTAL EXTERIOR BUILDING LIGHTING EXISTING EGRESS DOORS EXISTING FIXTURE COUNT FIXTURE TYPE WATTAGE LUMENS PROPOSED EGRESS DOORS PROPOSED FIXTURE COUNT QUANTITY COMMENTS VOLUME/GALLONS LOT AREAPROPOSED % OF LOT AREA EXISTING PROPOSED OUTSIDE BUILDING FOOTPRINT INSIDE BUILDING FOOTPRINT POOL/SPA TOTAL EXISTING REMOVED REMAINING DEMO TOTAL % EXISTING PROJECT DATA PROPOSED TOTAL REMODEL REQUIRED ZONING STANDARDS EXISTING LOT SLOPE (%) PROPOSED CONFORMS (yes/no) TOTAL LANDSCAPE LIGHTING EXISTING FIXTURE COUNT FIXTURE TYPE WATTAGE LUMENS PROPOSED FIXTURE COUNT QUANTITY COMMENTS TOTAL COMBINED TOTAL 1,525.00 S.F. 1,189.76 S.F. 441.00 S.F. 2,714.76 S.F. N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 297.00 S.F. 220.00 S.F. 1,814 SF 28.67% 10x10x3, 10x10x5 6,000 GALLONS 10x7x3 1,575 GALLONS 7,575 GALLONS DOWNLIGHT/PATH LIGHT 4w 175 L 34 SEE LANDSCAPE PLANS 34 15 CY 15 CY 80 CY 50 CY 40 CY 0 CY 110 CY 90 CY 1 SEE A.003 24 300 MAX 300 MAX 3w3w WALL SCONCE RECESSED CAN LIGHT SEE A.003 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 180' - 0" 6327.50 SF 34' - 11" N/A 1,785 S.F. = 28.21% 1,358.68 S.F. = 21.47% yes yes 2,263 SF 2562 N/A N/A 6208 4,077.00 SF 35.76% 64.43% 441.00 S.F. 297.00 S.F. 220.00 S.F. 1,525.00 S.F. 1,189.76 S.F. 2,714.76 S.F. DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
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EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

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REPRODUCED, CHANGED, OR

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WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

COVER SHEET
PROJECT DATA SHEET INDEX ARCHITECTURAL: C.001 COVER SHEET PROJECT DATA A.001 SITE PLAN A.002 S.F. CALCULATIONS A.003 EXTERIOR LIGHTING PLAN A.100 EXTENDED FLOOR PLANS AND ROOF PLAN A.101 GROUND LEVEL PLAN A.102 UPPER LEVEL PLAN A.103 ROOF PLAN ST-1 STAKING PLAN A.201 EXTERIOR ELEVATIONS A.202 EXTERIOR ELEVATIONS A.203 EXTERIOR ELEVATIONS A.301 BUILDING SECTIONS FD-SAP FIRE DEPARTMENT SITE ACCESS PLAN PROJECT DIRECTORY PROPERTY OWNER: DAVID DAVUTOGLU BERK CUSTOM HOMES INC. 428 OLD NEWPORT BLVD NEWPORT BEACH, CA. 92663 ARCHITECT: ANDRADE ARCHITECTS, INC. 1968 S. COAST HWY #2849 LAGUNA BEACH, CA 92651 949 715 7474 PROJECT DATA PROJECT DESCRIPTION NEW 2-STORY SINGLE FAMILY RESIDENCE WITH ATTACHED GARAGE, AND DETACHED ADU. SITE IMPROVEMENTS INCLUDE POOL, AND COVERED PATIO VICINITY MAP ZONING VC- VILLAGE COMMUNITY OCCUPANCY: R-3/U CONSTRUCTION TYPE: VB NON-SPRINKLED A.P.N.: 056-086-20 E A G L E R O C K R E S I D E N C E 3 1 5 6 5 E A G L E R O C K W A Y L A G U N A B E A C H | C A | 9 2 6 5 1 NPROJECT LOCATION CIVIL: GRAND KNIGHT ENGINEERING, INC. 24881 ALICIA PARKWAY E-243 LAGUNA HILLS, CA 92653 949 228 1570 LANDSCAPE: ANDRADE ARCHITECTS, INC. 1968 S. COAST HWY #2849 LAGUNA BEACH, CA 92651 949 715 7474 LANDSCAPE: C.101 LANDSCAPE CONSTRUCTION HARDSCAPE PLAN C.102 LANDSCAPE CONSTRUCTION LANDSCAPE OPEN SPACE PLAN P.101 LANDSCAPE PLANTING PLAN CIVIL: 1 OF 1 TOPOGRAPHIC SURVEY C.001 PRELIMINARY GRADING PLAN C.002 BMP PLAN 4

RECEIVED
01/30/2026

PLANNING DIVISION

CITY OF LAGUNA BEACH

DESIGN REVIEW BOARD

APPROVED
SIGNATURE ______________________
DATE ___________________________
RESO. NO. __________
hsteven
04/16/2026 03/26/2026 2025-0407
Attachment 6
94 ⅊:180.97' ⅊:180.98'
⅊:34.98'
⅊:34.96'
5'-0"
SYSB FYSB 20'-0" RYSB 25'-0" 2'-0" A.301 B A.301 A.301 A C A.301 D REAR YARD FRONT LAWN ENTRY CONC. DRIVEWAY

FLAT ROOF ELEVATED TERRACE
5'-0"
SYSB ADU BELOW 2-STORY SINGLE FAMILY RESIDENCE
5'-0"
SYSB SPA POOL 3'-0" W X 6'-0" H CITY COMPLIANT POOL BARRIER FENCE AND GATE (SELF-CLOSING AND SELF-LATCHING) PROVIDE APPROVED ALARM SYSTEM PER SECT. 3109 CBC 3'-0" W X 6'-0" H CITY COMPLIANT POOL BARRIER FENCE AND GATE (SELF-CLOSING AND SELF-LATCHING) PROVIDE APPROVED ALARM SYSTEM PER SECT. 3109 CBC 29'-6" TRASH LOCATION BELOW CL EDGE OF AC PAVEMENT 7'-0"
7'-0" 11'-4" 13'-8" 25'-0" EP: 171.81' EP: 170.97' EP: 170.36' EP: 167.17'
EP: 168.23' 2'-0" 10'-0" AREA OF ADDITIONAL PAVEMENT FS: 169.00' FS: 170.83' EP: 168.32' EP: 170.18'

RESERVE SHOULDER
TRAVEL LANE 7'-0" 7'-0" FS: 170.60' FS: 170.00' FS: 169.68' FS: 168.76' FS: 169.26' 2% 2% CORNER CUTBACK AREA CORNER CUTBACK AREA 5'-0" PLANTER CONCRETE 1'-0" H CORTEN STEEL POOL AND SPA WALL 2'-0" H x 1'-0" W LOW PLANTER WALL (E) 6'-0" H WOOD FENCE TO BE REPLACED W/ (N) 6'-0" H BLOCK WALL W/ STUCCO FINISH PER LMBC §25.50.016 AND LBMC §25.50.012(A). (E) 6'-0" H WOOD FENCE WITHIN 20'-0" SETBACK TO BE REPLACED W/ (N) 4'-0" H MAX BLOCK WALL W/ STUCCO FINISH 4'-0" H X 1'-6" W LIGHTED PILASTER W/ CONCRETE FINISH (TYP.) 3'-6" H HORIZONTAL METAL FENCE (TYP.) 18'-0" W X 3'-6" H HORIZONTAL METAL CAR GATES (E) 6'-0" H WOOD FENCE WITHIN 20'-0" SETBACK TO BE REPLACED W/ (N) 4'-0" H MAX BLOCK WALL W/ STUCCO FINISH 170.97' FS FIXTED DATUM (E) 6'-0" H CITY COMPLIANT POOL BARRIER WOOD FENCE, COMPLY WITH LBMC 25.50.016 AND LBMC 25.50.012 (A) (E) 6'-0" H WOOD FENCE TO BE REPLACED W/ (N) 6'-0" H BLOCK WALL W/ STACKED PEBBLESTONE FINISH (TYP.) PER LMBC §25.50.016 AND LBMC §25.50.012(A). EXISTING 4" SEWER LATERAL (FIELD VERIFY) UNDERGROUND UTILITY LINE TO NEAREST POLE 5'-0"
SYSB FLAT ROOF LINE OF (E) SHACK EAVE HT.: 192.25' RIDGE HT.: 193.00' EAVE HEIGHT: 189.63' EAVE HEIGHT: 189.63' EAVE HEIGHT: 189.63' FLAT ROOF: 191.00' 2.8% AVG. DRIVEWAY GRADIENT DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

SINK DW
20080 SLD DR BATH 2 F.F.: 170.70' PANTRY F.F.: 170.70' REF WINE ENTRY PWDR F.F.: 170.70' LINE OF AWNING ABOVE 28'-11" 7'-0" 19'-7" 8'-0" 25'-0"
23'-6"
25'-0" 21'-0"
18'-6"
21'-0" A.301 B A.301 A.301 A C A.301 D
DW COVERED PATIO 25'-11"
11'-6"
POOL EQUIP.

COOLER

ELEC AC AC
2'-0"
COUNTER 6'-0" SPA POOL 20'-0"
20'-0" 20'-0" FYSB GFF: 170.66' GFF: 170.46' BEDROOM F.F.: 170.00' KITCHEN ENTRY F.F.: 170.00' 3' HINGED DR. SAUNA F.F.: 170.00' BATH F.F.: 170.00' 1'-0"NEW GROUND MOUNTED A/C CONDENSER WITH INTERNAL SHOCK ABSORBING BASE AND SOUND BLANKETS 4'-0"

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE
LINE OF PARAPET CANTILEVER ABOVE 5'-0"
5'-0" SYSB
5'-0" SYSB 29'-6" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 5'-0" LINE OF (E) SHACK VESTIBULE F.F.: 170.70' GALLERY F.F.: 170.70' LINE OF EAVE ABOVE LINE OF WALL ABOVE 12080 SLD DR M. BATH F.F.: 180.70'
SEAT M. BEDROOM F.F.: 180.70' FP DRIVEWAY BELOW
BUILT-IN AWNING DNBUILT-IN BEDROOM 3 F.F.: 180.70'BATH 3 F.F.: 180.70' FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' PARAPET ROOF 52'-1" 12'-4" 4'-2" 11'-0" 20'-0"
8'-0" 17'-0" 6'-0"
25'-0"

ARCHITECTURAL
FEATURE MASTER CLOSET F.F.: 180.70' CLOS 3 F.F.: 180.70' LANDING F.F.: 180.70' LINE OF PREVIOUS WALL LOCATION HIGH WINDOW M. TERRACE F.F.: 180.70' FLAT ROOF F.S.: 180.70' 17'-0" 8'-0" 8'-9" DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

SINK DW
20080 SLD DR BATH 2 F.F.: 170.70' PANTRY F.F.: 170.70' REF WINE ENTRY PWDR F.F.: 170.70' LINE OF AWNING ABOVE DW
POOL EQUIP. COVERED PATIO
COOLER

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE
LINE OF PARAPET CANTILEVER ABOVE 5'-0"
5'-0" SYSB
5'-0" SYSB 29'-6" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 5'-0" VESTIBULE F.F.: 170.70' GALLERY F.F.: 170.70' LINE OF EAVE ABOVE LINE OF WALL ABOVE 12080 SLD DR M. BATH F.F.: 180.70'
SEAT M. BEDROOM F.F.: 180.70' FP DRIVEWAY BELOW
BUILT-IN AWNING DNBUILT-IN BEDROOM 3 F.F.: 180.70'BATH 3 F.F.: 180.70' FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' FLAT 4'-6" ROOF F.S.: 180.70' PARAPET ROOF 5'-0" 20'-0" FYSB 5'-0" SYSB
5'-0" SYSB 29'-6" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 6'-0" ARCHITECTURAL
FEATURE MASTER CLOSET F.F.: 180.70' CLOS 3 F.F.: 180.70' LANDING F.F.: 180.70' 12'-0" REDUCTION LINE OF PREVIOUS WALL LOCATION 6'-0" HIGH WINDOW M. TERRACE F.F.: 180.70' FLAT ROOF F.S.: 180.70' 18'-0" 15'-0" QUANTITY DESCRIPTION MANUFACTURER/ MODEL # REMARKS 24 WALL SCONCE RECESSED CAN LIGHT DECORATIVE WALL SCONCE TO BE SELECTED BY OWNER RECESSED CAN LIGHT ORIENT AS SHOWN ON PLAN LED, 3 WATT MAX. 300 LUMENS MAX ORIENT AS SHOWN ON PLAN LED, 3 WATT MAX. 300 LUMENS MAX LIGHTING LEGEND NOTE: SEE LANDSCAPE SHEET L.101 FOR LANDSCAPE LIGHTING ALL LIGHTS TO BE CONTROLLED BY PHOTOSENSOR TYP. 1 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

SINK DW
20080 SLD DR BATH 2 F.F.: 170.70' PANTRY F.F.: 170.70' REF WINE ENTRY PWDR F.F.: 170.70' LINE OF AWNING ABOVE 5'-0"
SYSB FYSB 20'-0" RYSB 25'-0" 2'-0" A.301 B A.301 A.301 A C A.301 D

DW COVERED PATIO
5'-0"
SYSB POOL EQUIP.

COOLER

ELEC AC AC
5'-0"
SYSB
2'-0"
COUNTER 6'-0" SPA POOL 29'-6" 7'-0"
7'-0" 11'-4" 13'-8" 25'-0" 2'-0" 10'-0" 7'-0" 7'-0" 20'-0" 20'-0" 20'-0" FYSB GFF: 170.66' GFF: 170.46' 5'-0" BEDROOM F.F.: 170.00' KITCHEN ENTRY F.F.: 170.00' 3' HINGED DR. SAUNA F.F.: 170.00' BATH F.F.: 170.00' 1'-0"NEW GROUND MOUNTED A/C CONDENSER WITH INTERNAL SHOCK ABSORBING BASE AND SOUND BLANKETS 4'-0"

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE
5'-0"
SYSB
LINE OF PARAPET CANTILEVER ABOVE 5'-0"
5'-0" SYSB
5'-0" SYSB 29'-6" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 5'-0" LINE OF (E) SHACK VESTIBULE F.F.: 170.70' GALLERY F.F.: 170.70' LINE OF EAVE ABOVE LINE OF WALL ABOVE 12080 SLD DR M. BATH F.F.: 180.70'
SEAT M. BEDROOM F.F.: 180.70' FP
5'-0"
SYSB FYSB 20'-0" RYSB 25'-0" 2'-0" DRIVEWAY BELOW A.301 B A.301 A.301 A C A.301 D 5'-0"
SYSB
5'-0"
SYSB 29'-6" 7'-0"
7'-0" 11'-4" 13'-8" 25'-0" 2'-0" 10'-0" 7'-0" 7'-0" 5'-0" BUILT-IN AWNING DNBUILT-IN BEDROOM 3 F.F.: 180.70'BATH 3 F.F.: 180.70' 5'-0"
SYSB FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' FLAT 4'-6" ROOF F.S.: 180.70' PARAPET ROOF 5'-0" 20'-0" FYSB 5'-0" SYSB
5'-0" SYSB 29'-6" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 6'-0" LINE OF (E) SHACK

ARCHITECTURAL
FEATURE MASTER CLOSET F.F.: 180.70' CLOS 3 F.F.: 180.70' LANDING F.F.: 180.70' 12'-0" REDUCTION LINE OF PREVIOUS WALL LOCATION 6'-0" HIGH WINDOW M. TERRACE F.F.: 180.70' FLAT ROOF F.S.: 180.70' 18'-0" 15'-0" 3:12 3:12 3:12 HIP HIP RIDGE HT.: 193.00' LOW ROOF BELOW
5'-0"
SYSB FYSB 20'-0" RYSB 25'-0" 2'-0"
1'-0" O.H. 1'-0" O.H. 1'-0" O.H.
4'-0"
4'-0" TO EAVE DRIVEWAY BELOW A.301 B A.301 A.301 A C A.301 D 01 01 01 1'-0" O.H.
5'-0"

SYSB FLAT ROOF BELOW
5'-0"
SYSB EAVE HEIGHT: 189.63'
EAVE HEIGHT: 189.63' EAVE HEIGHT: 189.63' 29'-6" POOL BELOW SPA BELOW REAR YARD BELOW PATIO BELOW 7'-0" 7'-0" 11'-4" 13'-8" 25'-0" 2'-0" 10'-0" 7'-0" 7'-0" 5'-0" FLAT ROOF 02 2'-0" O.H. 2'-0" O.H. 6" O.H.
2'-0" O.H. AWNING BELOW SOLAR READY AREA - 367 S.F. FLAT ROOF: 191.00' 5'-0"
SYSB FLAT ROOF BELOW 5'-0" 20'-0" FYSB
5'-0" SYSB
5'-0" SYSB 29'-0" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 5'-0" LINE OF (E) SHACK
2'-0" O.H. 1'-0" O.H. TERRACE BELOW FLAT ROOF BELOW DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

EXTENDED PLANS
FOR REFERENCE ONLY PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" EXTENDED GROUND LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" EXTENDED UPPER LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" EXTENDED ROOF PLAN 4 98 LEGEND NEW 2x WOOD STUD WALL UP LIVING F.F.: 170.70' DINING F.F.: 170.70' KITCHEN F.F.: 170.70' BEDROOM 2 F.F.: 170.70' MUDROOM/ LAUNDRY F.F.: 170.70' FP CLOS 2 F.F.: 170.70' 2-CAR GARAGE WH RANGE

SINK DW
20080 SLD DR BATH 2 F.F.: 170.70' PANTRY F.F.: 170.70' REF WINE ENTRY PWDR F.F.: 170.70' LINE OF AWNING ABOVE A.301 B A.301 A.301 A C A.301 D

DW COVERED PATIO

ELEC AC AC
2'-0" 6'-0" 20'-0"
20'-0" 20'-0" FYSB GFF: 170.66' GFF: 170.46'
1'-0"NEW GROUND MOUNTED A/C CONDENSER WITH INTERNAL SHOCK ABSORBING BASE AND SOUND BLANKETS4'-0"

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE
LINE OF PARAPET CANTILEVER ABOVE 5'-0"
5'-0" SYSB
5'-0" SYSB LINE OF (E) SHACK VESTIBULE F.F.: 170.70' GALLERY F.F.: 170.70' LINE OF EAVE ABOVE LINE OF WALL ABOVE POOL EQUIP.

COOLER
COUNTER SPA POOL BEDROOM F.F.: 170.00' KITCHEN ENTRY F.F.: 170.00' 3' HINGED DR. SAUNA F.F.: 170.00' BATH F.F.: 170.00' 29'-6" 25'-0" RYSB 5'-0" SYSB
5'-0" SYSB 5'-0" DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

ARCHITECTURAL
FEATURE MASTER CLOSET F.F.: 180.70' CLOS 3 F.F.: 180.70' LANDING F.F.: 180.70' 12'-0" REDUCTION LINE OF PREVIOUS WALL LOCATION 6'-0" HIGH WINDOW M. TERRACE F.F.: 180.70' FLAT ROOF F.S.: 180.70' 18'-0" 15'-0" RYSB 25'-0" 5'-0"
SYSB
5'-0"
SYSB 29'-6" 5'-0" FLAT ROOF F.S.: 180.70' 29'-6" 25'-0" RYSB 5'-0" SYSB
5'-0" SYSB 6'-0" DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

SYSB FLAT ROOF BELOW
5'-0"
SYSB 29'-6" POOL BELOW SPA BELOW REAR YARD BELOW PATIO BELOW 5'-0" 29'-0" 25'-0" RYSB 5'-0" SYSB
5'-0" SYSB 5'-0"
2'-0"
O.H. 1'-0" O.H. DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

TO EAVE DRIVEWAY BELOW
1'-0"
O.H. FLAT ROOF BELOW EAVE HEIGHT: 189.63'
EAVE HEIGHT: 189.63' EAVE HEIGHT: 189.63' POOL BELOW REAR YARD BELOW PATIO BELOW 5'-0" 29'-0" TO REAR PL FLAT ROOF 2'-0" O.H. 2'-0" O.H. 6"
O.H.
2'-0"
O.H. AWNING BELOW FLAT ROOF: 191.00' FLAT ROOF BELOW 5'-0" 20'-0" FYSB 5'-0" SYSB
5'-0" SYSB 29'-0" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB

LINE OF (E) SHACK
2'-0"
O.H. 1'-0" O.H. TERRACE BELOW FLAT ROOF BELOW T.O. PARAPET: 181.70' T.O. RIDGE: 193.00' T.O. EAVE: 189.63' T.O. RAIL: 184.20'T.O. EAVE: 189.63' T.O. PARAPET: 181.70' 05 0103 21 07 06 T.O. PARAPET: 181.70' 02 T.O. PARAPET: 181.70' 04 T.O. RIDGE: 193.00' 08 T.O. EAVE: 189.63' 12 T.O. RAIL: 184.20' T.O. EAVE:191.00' 14 T.O. EAVE:191.00' 13 15 T.O. EAVE:191.00' T.O. EAVE:191.00' 16 T.O. EAVE: 180.70' 24 T.O. EAVE: 180.70' 25 T.O. EAVE: 180.70' 26 T.O. EAVE: 180.70' 27 T.O. EAVE: 180.70' 28 T.O. EAVE: 180.70' 29 POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER POLE/ WALL CORNER T.O. TERRACE: 180.70' 23 T.O. EAVE:191.00' T.O. RAIL: 184.20' POLE/WALL CORNER T.O. EAVE: 180.70' 31 09 T.O. EAVE:191.00'
T.O. EAVE:189.63' 18 POLE/ WALL CORNER 19 17 22 T.O. RAIL: 184.20' 20 T.O. TERRACE: 180.70' 30 POLE NUMBER BASE GRADE ELEVATION HEIGHT OF STORY POLE FROM BASE ELEVATION PROPOSED MAXIMUM ELEVATION STORY POLE CONSTRUCTION NOTES TABLE DATUM POINT: NAME OF SURVEYOR OR ENGINEER: DATE: 03/02/2026 SITE ADDRESS: 31565 EAGLE ROCK WAY, LAGUNA BEACH CA 92651 N/A 170.97' FS 1234 181.70' T.O. PARAPET 567891011121314151617181920212223242526272829 189.63' T.O. EAVE 193.00' T.O. RIDGE 181.70' T.O. PARAPET 181.70' T.O. PARAPET 181.70' T.O. PARAPET 193.00' T.O. RIDGE 189.63' T.O. EAVE 189.63' T.O. EAVE REMOVED REMOVED 191.00' T.O. EAVE 191.00' T.O. EAVE 191.00' T.O. EAVE 191.00' T.O. EAVE 191.00' T.O. EAVE 184.20' T.O. RAIL 184.20' T.O. RAIL 184.20' T.O. RAIL 184.20' T.O. RAIL 180.70' T.O. TERRACE 180.70' T.O. EAVE 180.70' T.O. EAVE 180.70' T.O. EAVE 180.70' T.O. EAVE 180.70' T.O. EAVE 180.70' T.O. EAVE 30 180.70' T.O. TERRACE 189.63' T.O. EAVE 191.00' T.O. EAVE 31 180.70' T.O. EAVE DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC.

EAGLE ROCK RESIDENCE
31565 EAGLE ROCK WAY
LAGUNA BEACH, CA. 92651 71 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 1/29/26 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) 6 8/1/25 ZONING CORRECTIONS ST-1 STAKING PLAN PROJECT NORTH TRUE NORTH SCALE: 3/16" = 1'-0" STAKING PLAN 3 02 SIGNATURE OF REGISTERED LAND SURVEYOR OR CIVIL ENGINEER LICENSE NO. EXPIRATION DATE * IF STANDARD BASE GRADE ELEVATION NAILS ARE NOT FEASIBLE BECAUSE OF THE EXISTENCE OF ROCKS, PAVING, OR EXISTING STRUCTURAL IMPROVEMENTS, THEN THE SURVEYOR OR ENGINEER MAY USE AN ALTERNATIVE METHOD OF ESTABLISHING HORIZONTAL AND VERTICAL CONTROL FOR STORY POLES THAT CAN BE OBSERVED IN THE FIELD. THE SURVEYOR OR ENGINEER SHALL DESCRIBE THE CONTROL METHOD USED DIRECTLY ON THE THE FULL-SIZE STAKING PLAN. SUCH ALTERNATIVE METHODS MAY INCLUDE PAINTED MARKINGS. IT IS ALSO RECOGNIZED THAT SOMETIMES IT MAY NOT BE FEASIBLE TO SET POLES DUE TO UNFORSEEN CIRCUMSTANCES. IN THAT CASE, PLEASE IDENTIFY THE STORY POLES THAT WERE NOT ESTABLISHED AND AN EXPLANATION AS TO THE REASON. STORY POLE HEIGHTAND LOCATION CERTIFICATION INSTRUCTIONS: THE STORY POLE HEIGHT AND LOCATIONS CERTIFICATION AND STORY POLE CONSTRUCTION NOTES TABLE OR NOTATIONS MUST BE EXECUTED BY A REGISTERED LAND SURVEYOR OR REGISTERED CIVIL ENGINEER DIRECTLY ON A COPY OF THE FULL SIZE ROOF PLAN. THE COMPLETED CERTIFICATION MUST BE SUBMITTED TO THE CITY AT LEAST 28 DAYS PRIOR TO THE DESIGN REVIEW AUTHORITY'S FIRST NOTICED PUBLIC HEARING DATE (OR 14 DAYS PRIOR TO ADMINISTRATIVE DESIGN REVIEW HEARING OR A DESIGN REVIEW CONTINUANCE). REQUIRED CERTIFICATION STATEMENT: I HEREBY CERTIFY THAT THE STORY POLES LOCATED ON THE REFERENCED SITE WERE CONSTRUCTED UNDER MY SUPERVISION AND SURVEY, I FURTHER CERTIFY 1) THE STORY POLE IDENTIFICATION NUMBERS, 2) STORY POLE LOCATION BASE GRADE ELEVATIONS, 3) STORY POLE HEIGHTS AND, 4) THE PROPOSED MAXIMUM HEIGHT ELEVATIONS ARE TRUE AND CORRECT. I ACKNOWLEDGE AND UNDERSTAND THAT THE REQUIRED PROJECT STAKING IS FOR THE PURPOSE OF INFORMING THE OWNER, ARCHITECT, DESIGNER, CITY STAFF, DESIGN AUTHORITY , AND THE PUBLIC AS TO THE ACCURATE LOCATION AND EXTERIOR DIMENSIONS OF THE PROPOSED STRUCTURE. 3 169.44' 21.56' 171.84' 171.84' 171.54' 169.06' 169.3' 169.15' 169.44' 169.15' 178.39' 171.32' 171.54' 171.54' 17.79' 19.16' 19.46' 21.94' 21.7' 21.85' 20.19' 15.05' 5.81' 12.88' 12.66' 9.16' 169.15' 171.12' 11.55' 9.58' Oscar Jimenez, P.E. C88246 Exp. 03/31/26
Exp. 03/31/26 C 88246 O S C A R J I M E N E Z March 2, 2026

RECEIVED
03/10/2026

PLANNING DIVISION

CITY OF LAGUNA BEACH
102
KEYNOTES 1. STANDING SEAM METAL ROOF - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 2. METAL CLADDED EAVE - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 3. HORIZONTAL WOOD SIDING - MEDIUM BROWN 4. VERTICAL WOOD BATTEN SIDING - MEDIUM BROWN 5. GARAGE DOOR W/ VERTICAL BATTEN SIDING - MEDIUM BROWN 6. SMOOTH STUCCO - SOFT WHITE 7. 42" HIGH GLASS GUARDRAIL - 8. METAL CLAD DOORS AND WINDOWS - BLACK FINISH NON REFLECTIVE AND NON SHINY FINISH 9. WOOD ENTRY PIVOT DOOR - MEDIUM BROWN 10. DECORATIVE METAL FIN - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 11. METAL LOUVERED RAIN SCREEN - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 12. METAL AWNING - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 13. GALVANIZED METAL CAP - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 9'-0" 9'-0" 03 08 06 07 04 08 06
3'-6" T.O. GDRL: 184.20' FF: 180.70' FF: 170.70' PL PL 5'-0" SYSB 5'-0" SYSB PLATE HT. PLATE HT. T.O. ROOF 191.00 EG:171.00' EG:169.00' 25'-0" MAX BUILDING HEIGHT (193.00) EG:168.00' 25'-0"
EG:169.00' EG:170.00' EG:169.00' 12 13

LINE OF FIRE PLACE
BEYOND T.O.C.: 170.70'
9'-0" 1'-0"
11'-0"
9'-0" 9'-0" 02 10 01 08 T.O. PARAPET: 181.70' 11 UPPER LEVEL FF: 180.70' LOWER LEVEL FF: 170.70' 5'-0" SYSB 5'-0" SYSB PL PLATE HT. PLATE HT. PLATE HT. EG:172.00' EG:171.00' EG:170.00' EG:168.00'
25'-0" 25'-0" MAX BUILDING HEIGHT (193.00) MEASURED FROM REAR PL GARAGE FF: 170.46 08 05 12 13 EG:169.00' EG:169.00' EG:169.00' PL T.O. ROOF 193.00 04 06 3

LINE OF FIRE PLACE
BEYOND 06 04 08 FF: 170.00'
9'-0" PLATE HT. TOP OF ROOF 180.70 13 03 04 FF: 170.00' 9'-0" PLATE HT. 06 TOP OF ROOF: 180.70 03 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
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BUILDING ENVELOPE PL
25'-0" 25'-0" RYSB 25'-0" MAX BUILDING HEIGHT (193.00) MEASURED FROM REAR PL 29'-5" 9'-0" PLATE HT. EG:170.00' 45° FF: 170.00' EG:168.00' EG:169..42' EG:169.00' 13 TOP OF ROOF: 180.70 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
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EAGLE ROCK RESIDENCE
31565 EAGLE ROCK WAY
LAGUNA BEACH, CA. 92651 71 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 1/29/26 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) 6 8/1/25 ZONING CORRECTIONS A.202 EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" NORTH ELEVATION SCALE: 1/4" = 1'-0" NORTH ELEVATION (EXTENDED) 3 6 104
KEYNOTES 1. STANDING SEAM METAL ROOF - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 2. METAL CLADDED EAVE - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 3. HORIZONTAL WOOD SIDING - MEDIUM BROWN 4. VERTICAL WOOD BATTEN SIDING - MEDIUM BROWN 5. GARAGE DOOR W/ VERTICAL BATTEN SIDING - MEDIUM BROWN 6. SMOOTH STUCCO - SOFT WHITE 7. 42" HIGH GLASS GUARDRAIL - 8. METAL CLAD DOORS AND WINDOWS - BLACK FINISH NON REFLECTIVE AND NON SHINY FINISH 9. WOOD ENTRY PIVOT DOOR - MEDIUM BROWN 10. DECORATIVE METAL FIN - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 11. METAL LOUVERED RAIN SCREEN - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 12. METAL AWNING - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 13. GALVANIZED METAL CAP - DARK GRAY - NON REFLECTIVE AND NON SHINY FINISH 9'-0"
1'-0"
11'-0" PLATE HT. PLATE HT.
3'-6" FF: 180.70' T.O. PARAPET: 181.70' T.O.C.: 170.70' EAGLEROCKWAY PL 45° BUILDING ENVELOPE 20'-0" FYSB (E) GRADE SECTION CUT AT FACE OF BUILDING T.O. GDRL: 184.20' 06 08 04 08 12 09 06 03 04 06 FF: 170.70' LOWER LEVEL FF: 170.70' T.O. RIDGE 193.00 T.O. ROOF 191.00 9'-0" PLATE HT. FF: 180.70' 5'-0"
15'-0"
9'-0" 9'-0" 13 07 06
25'-0" 08 08 01 02 EG:169.00' EG:169.00' EG:169.00' EG:168.00' EG:168.00' 13 20' x .20 = 4' FRONT YARD ALLOWABLE ARCHITECTURAL FEATURE PROJECTION PER LBMC 25.50.008(A) 1'-0" 04 08 08 04 PL 45° 15'-0"
BUILDING ENVELOPE 25'-0" MAX BUILDING HEIGHT (193.00) MEASURED FROM REAR PL 25'-0" 25'-0" RYSB 29'-5" TOP OF ROOF: 180.70
9'-0" FF: 170.00' PLATE HT. 13 06 EG:168.00' EG:168.00' EG:169.00' EG:169.00' EG:168.00' DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
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THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

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LINE OF FIRE PLACE
BEYOND M. BED FF: 180.70' MASTER CLOSET FF: 180.70' T.O. ROOF 191.00 LIVING ROOM FF: 170.70' DINING FF: 170.70' 9'-0" FLAT ROOF LOWER LEVEL FF: 170.70' PL PL EG:171.00' EG:170.00' EG:169.00' EG:169.00' EG:168.00' 25'-0" 25'-0" MAX BUILDING HEIGHT MEASURED FROM REAR PL 5'-0" 5'-0" SYSB SYSB PLATE HT. M. BED FF: 180.70' PANTRY FF: 170.70' VESTIBULE FF: 170.70' 9'-0" 9'-0" UPPER LEVEL FF: 180.70' LOWER LEVEL FF: 170.70' PL PL EG:171.00' EG:171.00' EG:170.00' EG:170.00' EG:169.00' EG:169.00' EG:168.00' 25'-0" 25'-0" MAX BUILDING HEIGHT MEASURED FROM REAR PL 5'-0" SYSB 5'-0" SYSB PLATE HT. PLATE HT. T.O. ROOF 191.00 2'-0"

LINE OF FIRE PLACE
BEYOND T.O. GDRL: 184.20' DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
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SINK DW
20080 SLD DR BATH 2 F.F.: 170.70' PANTRY F.F.: 170.70' REF WINE ENTRY PWDR F.F.: 170.70' LINE OF AWNING ABOVE DW
POOL EQUIP. COVERED PATIO
COOLER

ELEC AC AC

COUNTER SPA POOL
FIRE APPARATUS 137'-11" RIGHT HAND PULL RIGHT HAND PULL 41'-3" 27'-1" LEFT HAND PULL 14'-10" LEFT HAND PULL 103'-6" LEFT HAND PULL 14'-7" LEFT HAND PULL 25'-8" LEFT HAND PULL 6'-6"
LEFT

HAND PULL
6'-6"
RIGHT
HAND PULL NOTE: 3'-0" W MINIMUM ALL WEATHER ACCESS NOTE: 3'-0" W MINIMUM ALL WEATHER ACCESS NOTE: 3'-0" W MINIMUM ALL WEATHER ACCESS NOTE: 3'-0" W MINIMUM ALL WEATHER ACCESS NOTE: 3'-0" W MINIMUM ALL WEATHER ACCESS 10'-0" TO FACE OF CURB 20'-0" FIRE APPARATUS ACCESS ROAD NOTE: 13'-6" UNOBSTRUCTED VERTICAL CLEARANCE +/- 150' TO NEAREST
FIRE HYDRANT NOTE: 13'-6" UNOBSTRUCTED VERTICAL CLEARANCE GFF: 170.66' GFF: 170.46' BEDROOM F.F.: 170.00' KITCHEN ENTRY F.F.: 170.00' 3' HINGED DR. SAUNA F.F.: 170.00' BATH F.F.: 170.00' NEW GROUND MOUNTED A/C CONDENSER WITH INTERNAL SHOCK ABSORBING BASE AND SOUND BLANKETS LINE OF WALL ABOVE 15 RUNS 16 RISERS 7.5 INCH RISE
LINE OF PARAPET CANTILEVER ABOVE LINE OF (E) SHACK VESTIBULE F.F.: 170.70' GALLERY F.F.: 170.70' LINE OF EAVE ABOVE LINE OF WALL ABOVE DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 1/30/26 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
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FIRE DEPARTMENT
SITE ACCESS PLAN FD-SAP BUILDING AREA LEFT HAND HOSE PULL27'-1" 14'-10" 25'-6" 103'-6" 14'-7" 25'-8" 6'-6" TOTAL 213'-8" HOSE PULL DISTANCE RIGHT HAND HOSE PULL6'-6" 137'-11" 41'-3" TOTAL 185'-8" In full compliance of CFC 504.1, Fire apparatus roads shall be provided prior to the start of construction and/or lumber deliveries. In full compliance of CFC 508.3, Fire flow requirements shall be determined by 2022 CFC Appendix B and comply with specified flow, to be completed by water district. In full compliance of CFC 503.2.1, Fire apparatus access road shall have an unobstructed width of 20 feet and an unobstructed vertical clearance of 13 feet 6 inches. In full compliance of CFC 503.2.5, Dead end fire apparatus access roads in excess of 150 feet shall be provided with an approved fire apparatus turn around. In full compliance of CFC 504.1, Access to building openings and roof, openings required by the CBC shall be accessible for emergency access, provide a 3 foot all weather access around structure, maximum slope shall not exceed 10%, stairs > 10%. In full compliance of CFC 508.5, Fire hydrant systems and spacing shall comply with 2022 CFC Appendix C to be completed by water district. Maximum distance from frontage to hydrant 250'. In full compliance of CSM 7A, Landscape plan required (FHSZ in SRA). See attached Landscape Plan (Sheet L.101). In full compliance of CFC 503.1.1, Farthest point of the building shall not be > 150' from fire apparatus access road. In full compliance of CFC 503.2, Fire access roads shall be designed to support the imposed loads of fire apparatus (74,000 lbs) and shall be surfaced to provide all weather driving capabilities. In full compliance, a NFPA 13 Sprinkler Protection system will be included. In full compliance of CFC 506.1, Access to or within a structure when an area is restricted because of a secured opening, a key box must be installed for access in life-saving and or firefighting purposes. NOTES 4 107
7 1 2 3 5 21 2 6 9 8 13 14 19 20 1617181716 2325 6 8 21 15 26 27 4 13 14 P.A. P.A. P.A. P.A. P.A. P.A. P.A. G.C. P.A. P.A. 6'-0" 2'-6" 1'-6" 5'-0" 1'-6" 18'-0" 1'-6" 5'-0"
3'-8"
5'-3"
9"
10" 1'-0"
13'-9" 23'-0" 8" 28'-8" 112'-9" 14'-11" 5'-9" 8" 28'-4" 2'-6" 11'-6" 9'-3" 10'-6" 11 16'-0" 2'-0"
3'-5" 5'-0"
5'-0"
10'-2" 26'-1" 11'-10" 32'-2" 12 6
1'-10" 3'-0" 30'-6" 12'-9" 7 CONC.

P.A. 7'-0"
7'-0" 13'-11" 7 CORNER CUTBACK AREA CORNER 15 15 CUTBACK AREA 1010 24 24 8 7'-5" 31 AREA OF ADDITIONAL PAVEMENT 7'-0" 7'-0" 15 P.A.

EDGE OF AC PAVEMENT

RESERVE SHOULDER
TRAVEL LANE 11 G.C. # CONSTRUCTION KEYNOTES 1. 3'-6" H HORIZONTAL METAL FENCE 2. 4'-0" H X 1'-6" W LIGHTED PILASTER W/ CONCRETE FINISH (TYP.) 3. 18'-0" W X 3'-6" H HORIZONTAL METAL CAR GATES 4. 1'-0" W STAGGERED CONCRETE DRIVEWAY DESIGN W/ G.C. OR D.G. BETWEEN. LENGTHS VARY 18'-0" - 20'-0" 5. 4'-0" H X 2'-6" W HORIZONTAL METAL GATES 6. CONCRETE WALK ON GRADE 7. WOOD TILE DETAIL ON GRADE 8. 1'-0" W STAGGERED CONCRETE STEPPERS ON GRADE W/ G.C. OR D.G. BETWEEN. LENGTHS VARY - AVG. 3'-0" L 9. 3'-0" DIA. BOWL FOUNTAIN W/ BUBBLER AND LIGHTING (TYP.) 10. (E) 6'-0" H WOOD FENCE WITHIN 20'-0" SETBACK TO BE REPLACED W/ (N) 4'-0" H MAX BLOCK WALL W/ STUCCO FINISH PER SEPARATE PERMIT 11. POT (TYP.) 12. POOL EQUIPMENT AREA - PER SEPARATE PERMIT 13. 3'-0" W X 6'-0" H WOOD CITY COMPLIANT POOL BARRIER FENCE AND GATE (SELF-CLOSING AND SELF-LATCHING) PROVIDE APPROVED ALARM SYSTEM PER SECT. 3109 CBC. COMPLIANT W/ LBMC §25.50.016 AND LBMC §25.50.012(A). 14. 2'-0" H x 1'-0" W LOW PLANTER WALL 15. (E) 6'-0" H POOL BARRIER WOOD FENCE PER LMBC §25.50.016 AND LBMC §25.50.012(A). 16. (E) 6'-0" H WOOD FENCE TO BE REPLACED W/ (N) 6'-0" H BLOCK WALL STACKED PEBBLESTONE FINISH (TYP.) PER LMBC §25.50.016 AND LBMC §25.50.012(A). 17. (E) 6'-0" H WOOD FENCE TO BE REPLACED W/ (N) 6'-0" H BLOCK WALL W/ VERTICAL GARDEN PER LMBC §25.50.016 AND LBMC §25.50.012(A). 18. (E) 6'-0" H WOOD FENCE TO BE REPLACED W/ (N) 6'-0" H BLOCK WALL W/ WALL FOUNTAIN W/ STACKED PEBBLESTONE FINISH (TYP.) PER LMBC §25.50.016 AND LBMC §25.50.012(A). WALL FOUNTAIN TO HAVE 6" H TROUGH W/ SUBMERSIBLE PUMP. APPROX. 50 GALLONS. 19. 10'-0" H X 10'-0" L SPA W/ 1'-0" H CORTEN STEEL WALL - PER SEPARATE PERMIT 20. 22'-0" L X 10'-0" W POOL W/ 1'-0" H CORTEN STEEL WALL - PER SEPARATE PERMIT 21. CONCRETE PATIO ON GRADE 22. 1'-6" W X 3'-0" L CONCRETE STEPPER 23. UNDER-COUNTER REFRIGERATOR PER OWNER 24. (E) 6'-0" H WOOD FENCE TO BE REPLACED W/ (N) 6'-0" H BLOCK WALL W/ STUCCO FINISH PER LMBC §25.50.016 AND LBMC §25.50.012(A). 25. 11'-6" L X 2'-0" W X 3'-0" H SERVING COUNTER 26. A/C CONDENSER AREA - PER SEPARATE PERMIT 27. TRASH/RECYCLE AREA 28. 1'-6" H X 2'-0" W PLANTER BOX 29. 6'-0" L X 2'-0" W X 3'-0" H SERVING COUNTER 30. 4'-6" W X 6'-0" H WALL FOUNTAIN W/ STACKED PEBBLESTONE FINISH 31. PROPOSED GROUTED STONES PER GRADING PLAN LIGHTING LEGEND 1. FINISH: B - AGED BRASS FINISH 2. MOUNTING: GROUND MOUNTED FIXTURES TO BE MOUNTED ON ALLIANCE PERMAPOST 3. INSTALL PER MANUFACTURER INSTRUCTIONS. LIGHTING LOCATIONS PER OWNER'S. LIGHTING NOTES: DOWNLIGHT / PATHLIGHT 33 ALLIANCE PL300-LED-BLK ORIENT AS SHOWN ON PLAN. PLANTING NOTES: P.A. = PLANTING AREA G.C. = GROUNDCOVER D.G. DECOMPOSED GRANITE EQUIPMENT NOTES: WATER FEATURES TO USE SUBMERSIBLE RE-CIRCULATING PUMPS A/C AND POOL EQUIPMENT PER SEPARATE PERMIT 1. PROVIDE 1% MIN. SLOPE AWAY FROM HOUSE ON ALL HARDSCAPE AND 2% MINIMUM SLOPE AWAY FROM HOUSE FOR PLANTING AREAS. 2. FINAL DRAINAGE LAYOUT PER CIVIL ENGINEER. 3. PLANTER DRAINAGE LAYOUT PER CIVIL ENGINEER. DRAINAGE NOTES: IRRIGATION NOTES: (PER PRESCRIPTIVE COMPLIANCE OPTION) 1. DRIP IRRIGATION W/ SMART CONTROLLER - (TO MATCH EXISTING) RAINBIRD XFS SUBSURFACE PRESSURE REGULATED DRIPLINE 2. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA. 3. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. 4. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. 5. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. 6. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC802-2014. “LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD.” ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. WALK WALK GROUND LEVEL LANDSCAPE PLAN8 SCALE: 1/8"= 1'-0" PROJECT NORTH

LANDSCAPE CONSTRUCTION
HARDSCAPE PLAN C.101 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: DMKA 1/29/26 2202 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
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EAGLE ROCK PAVILLIONS
31565 EAGLE ROCK WAY
LAGUNA BEACH, CA. 92651 2 BOWL FOUNTAIN PROJECT SQUARE FOOTAGES HARDSCAPE: 1,814 SQ. FT = 45 % TOTAL LANDSCAPE AREA: 4,058.5 SQ. FT = 100% SOFTSCAPE: INCLUDING: LANDSCAPE OPEN SPACE (MIN 3' x 3') (SEE SHEET C.102 FOR LANDSCAPE OPEN SPACE CALC.) TOTAL IRRIGATED LANDSCAPE AREA POOL/WATER FEATURES: (TOTAL GALLONS = 7656) (DEPTH OF POOL/SPA = 3-0"-5'-0") (DEPTH OF FOUNTAIN - 1'-6") 2,244.5 SQ. FT = 55 % (1,358.68 SQ. FT) (290.00 SQ. FT) LOT AREA: 6,327.5 SQ. FT REQUIRED MINIMUM LANDSCAPE AREA: 15% + [(6,327.5 - 2500) x 20 /12,000] = 21.32% 6,327.5 X 21.32% = 1,342 SF REQUIRED MINIMUM LANDSCAPED AREA (1,785.00 SQ. FT) 1 STACKED PEBBLE STONE FOUNTAIN W/ VERTICAL GARDENS 1 1 1 1 1 1 1 2 2 2 2 2 1. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST) 2. PLANT MATERIAL SHALL COMPLY WITH ALL OF THE FOLLOWING: A. FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLS PLANT FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; FOR NON-RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER WATER (AVERAGE WUCOLS PLAN FACTOR 0.3) FOR 100% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER; B. A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 3. TURF SHALL COMPLY WITH ALL OF THE FOLLOWING: A. TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIAL AREAS, AND TURF SHALL NOT BE PLANTED IN NON-RESIDENTIAL AREAS B. TURF SHALL NOT BE PLANTED ON SLOPED AREAS WHICH EXCEED A SLOPE OF 1 FOOT VERTICAL ELEVATION CHANGE FOR EVERY 4 FEET OF HORIZONTAL LENGTH; C. TURF IS PROHIBITED IN PARKWAYS LESS THAN 10 FEET WIDE, UNLESS THE PARKWAY IS ADJACENT TO A PARKING STRIP AND USED TO ENTER AND EXIT VEHICLES. ANY TURF IN PARKWAYS MUST BE IRRIGATED BY SUB-SURFACE IRRIGATION, OR BY OTHER TECHNOLOGY THAT CREATES NO OVERSPRAY OR RUNOFF. 4. IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING: A. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA B. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. C. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURERS RECOMMENDED PRESSURE RANGE. D. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. E. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/ICC802-2014. "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD." ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 23 5. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. PRESCRIPTIVE COMPLIANCE NOTES 2 2 1 2 2 2 2 31565 EAGLE ROCK WAYLAGUNA BEACH [LBMC 19.01]. LAGUNA BEACH LAGUNA BEACH LAGUNA BEACH LAGUNA BEACH STAN ANDRADE 6.12.24 C-018971 1968 S. COAST HWY #2849 LAGUNA BEACH, CA 92651 949 715 7474 [email protected] SN ED LICE RCHITE A CT O E F CA S AT T L No. C-018971 Ren. 3-31-2025 IFORNIA DA E ANDR TS A L N EY J. 2 3 3 OUTDOOR PATH LIGHT 3 108
P.A. P.A. P.A. P.A. P.A. P.A. P.A. G.C. P.A. P.A.
9" 13'-9" 23'-0" 8" 28'-4"
5'-0" 18'-0" 10'-9"
4'-0"
4'-0" 15'-2" 4'-1" 24'-3"
30'-0" 4'-10"
8'-5" 26'-9" 28'-8" 1 2 3 4 7 8 9 10 11 12 13 10'-0" 6
3'-10" 12'-9" 5 13'-6" 14'-0"
5'-7"
4'-9" 2'-6"
3'-10" 7'-6"
9'-3" 22'-1"11'-9"
3'-5"8'-10"
8'-7" 3'-9" 0" 1415 16 17 18 19 20 30'-6" 12'-9" CONC. 5'-5" P.A.
13'-9"
9'-4" 4'-1"
5'-11"6'-10" 5'-6" 6'-1"
2'-5" 5'-5"2'-5" 7'-0"
7'-0" 13'-11" CORNER CUTBACK AREA CORNER CUTBACK AREA AREA OF ADDITIONAL PAVEMENT P.A.

EDGE OF AC PAVEMENT

RESERVE SHOULDER
TRAVEL LANE G.C. LANDSCAPE OPEN SPACE AREA CALCULATION 1 18'-0" X 5'-0" 90 S.F. 2 10'-9" X 4'-0" 43 S.F. 3 15'-2" X 4'-0" 60.7 S.F. 4 26'-9" X 8'-5" X 1/2 112.62 S.F. 5 12'-9" X 3'-10" 48.83 S.F. 6 3'-9" X 5'-11" 22.2 S.F. 7 10'-0" X 5'-6" X 1/2 27.50 S.F. 8 24'-3" X 4'-9" 115.2 S.F. 9 4'-1" X 30'-0" 122.5 S.F. 10 28'-8" X 4'-10" 138.6 S.F. 11 22'-1" X 5'-8" 125.12 S.F. 12 3'-0" X 9'-3" + 5'-5" X 2'-5" X 1/2 34.3 S.F. 13 7'-6" X 9'-3"+ 5'-5" X 2'-5" X 1/2 76 S.F. 14 2'-6" X 3'-10" 9.6 S.F. 15 8'-10" X 3'-5" 30.1 S.F. 16 9'-4" X 4'-1" X 1/2 19.04 S.F. 17 14'-0" X 5'-7" 78.4 S.F. 18 14'-0" X 6'-1" X 1/2 42.6 S.F. 19 13'-6" X 8'-7" 115.9 S.F. 20 13'-9" X 6'-10" X 1/2 47 S.F. TOTAL LANDSCAPE OPEN SPACE (MIN 3' x 3') 1,358.68 S.F. TOTAL IRRIGATED LANDSCAPE AREA 1,758 S.F. (< 3' x 3') 3' X 7' TABLE 7 PROJECT NORTH GROUND LEVEL LANDSCAPE OPEN SPACE PLAN SCALE: 1/8"= 1'-0"

LANDSCAPE CONSTRUCTION
LANDSCAPE OPEN SPACE PLAN C.102 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: DMKA 1/29/26 2202 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC. 1

EAGLE ROCK PAVILLIONS
31565 EAGLE ROCK WAY
LAGUNA BEACH, CA. 92651 2 1 2 6,327.5 SQ. FT 15% + [(6,327.5 - 2500) x 20 /12,000] = 21.32% 6,327.5 X 21.32% = 1,342 SF REQUIRED MINIMUM LANDSCAPED AREA LOT AREA: REQUIRED MINIMUM LANDSCAPE AREA:
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LANDSCAPE PLANTING PLAN SCALE: 1/8"= 1'-0" PROJECT NORTH NORTH DWARF KANGAROO PAW RED PLANTING PALETTE PLAN SYMBOL: BOTANICAL NAME: COMMON NAME: SHRUBS: CONTAINER: HEIGHT/ WIDTH: GROUNDCOVER (G.C.): DYMONDIA MARGARETAE SILVER CARPET FLATS 4" H SANSEVERIA TRIFASCIATA SNAKE PLANT 18" H X 18" W WUCOLS PLANT FACTOR (REGION 3) 5 GAL L = .2 ARBUTUS MARINA STRAWBERRY TREE -MULTI TRUNK 24" BOX 15'' H X 6' W STIPA TENUISSIMA MEXICAN FEATHER GRASS L = .2 5 GAL MEXICAN FEATHER GRASS KR ANIGOZANTHOS 'BUSH RANGER' M = .5 ST FICUS NITIDA INDIAN LAUREL 15 GAL 6' H X 3' W L = .2 F INDIAN LAUREL SILVER CARPET SPCL CLIVIA MINIATA BUSH LILY 5 GAL 2' H X 2' W M = .5 M = .3 L = .2 L = .2 PITTOSPORUM TENUIFOLIUM KOHUHU SILVER SHEEN 5' H X 3' W M = .3 P 5 GAL O OPHIOPOGON JAPONICUS MONDO GRASS 5 GAL 12" H X 12" W CERCIS CANADENSIS 'FOREST PANSY' REDBUD 24" BOX 15'' H X 6' W L = .3 STRAWBERRY TREE REDBUD TREE RED KANGAROO PAW MONDO GRASS SILVER SHEEN SNAKE PLANT HENS AND CHCKS, AEONIUM, ECHEVERIA, ETC. SUCCULENTS VARIETY 5 GAL 3' H X 18" W JAPANESE MAPLE BAMBOO IN POTS SUCCULENTS VARIETY VERTICAL GARDEN L = .2 AVG. WUCOLS = .3 FOR 100% OF PLANT AREA BUSH LILY VINES: EVENING BLOOM JASMINE CESTRUM NOCTURNUM 5 GAL 5' H X 3' W 18" H X 18" W Y HEMEROCALLIS 'YELLOW' YELLOW DAYLILY 5 GAL 18" H X 18" W M = .5 M = .3 5 GAL 18" H X 18" W D DUDLEYA BRITTONII CHALK DUDLEYA 5 GAL 18" H X 18" W VL = .1 PM ECHIUM FASTUOSUM PRIDE OF MADEIRA 5 GAL 4' H X 5' W L = .2 CHALK DUDLEYA PRIDE OF MADIERA YELLOW DAY LILY EVENING BLOOM JASMINE L LIRIOPE MUSCARI 'VARIEGATA' LILY TURF 5 GAL 18" H X 18" W M = .5 LILY TURF UP LIVING F.F.: 170.70' DINING F.F.: 170.70' KITCHEN F.F.: 170.70' BEDROOM 2 F.F.: 170.70' MUDROOM/ LAUNDRY F.F.: 170.70' FP CLOS 2 F.F.: 170.70' 2-CAR GARAGE WH RANGE

SINK DW
20080 SLD DR BATH 2 F.F.: 170.70' PANTRY F.F.: 170.70' REF WINE ENTRY PWDR F.F.: 170.70' LINE OF AWNING ABOVE DW
POOL EQUIP. COVERED PATIO
COOLER

ELEC AC AC
COUNTER SPA POOL GFF: 170.66' GFF: 170.46' BEDROOM F.F.: 170.00' KITCHEN ENTRY F.F.: 170.00' 3' HINGED DR. SAUNA F.F.: 170.00' BATH F.F.: 170.00' NEW GROUND MOUNTED A/C CONDENSER WITH INTERNAL SHOCK ABSORBING BASE AND SOUND BLANKETS LINE OF WALL ABOVE 15 RUNS 16 RISERS 7.5 INCH RISE
LINE OF PARAPET CANTILEVER ABOVE VESTIBULE F.F.: 170.70' GALLERY F.F.: 170.70' LINE OF EAVE ABOVE LINE OF WALL ABOVE ST O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O OO O O O O O O O O O O OOOOOOOOOOO CONC. P CONC. P P P P P F F F F F F F F F F F F P P P P P P P P P O O O O O O O O O O O O O O O O O SP SP SP SP SP SPSP SPSP SP SP SPSP SPSP SP SP SP SP SP SPSP SPSP SP SP SPSP SPSP SP SP SPSP SPSP SP SP SPSP SP SP Y Y Y Y Y Y KRKRKRKR KRKR KRKR Y Y Y KRKR KRKR Y Y Y KRKR KRKR Y Y Y KRKR KRKR Y Y Y KR KR Y Y KRKR Y Y Y KRKR Y Y Y KRKR KRKR Y Y Y KRKRST ST ST ST ST ST ST ST ST ST ST L LL L L L L L L L L L Y YYYY Y Y O O O O O O O O O O O O O O O O O O O KRKRKR O O O O O O O O O O O O O O O O O O OO ST ST ST ST O ST ST ST Y Y Y Y CL Y Y Y Y Y SP SP L L L L L L L L L STST STST ST ST D DDDDDD CL CL TRASH P.A. P.A. P.A. P.A. P.A. G.C. P.A. P.A. 1'-0" 13'-9" 23'-0" 11'-10" CONC. CORNER CUTBACK AREA G.C. 2-CAR GARAGE GFF: 170.46' LINE OF WALL ABOVE LINE OF PARAPET CANTILEVER ABOVE SP SP SPSP SP SP ST ST ST L L L Y YYYY Y Y O O O O O O O O O O O O O O O O O O O KRKRKR O O O O O O O O O O O O O O O O O O OO ST ST ST ST O ST ST ST SP SP L L L L L L L L L STST STST ST ST D DD DD D D D D D DDDD DD D D D D PM D PM DD 7'-0" 7'-0" CORNER CUTBACK AREA CORNER CUTBACK AREA AREA OF ADDITIONAL PAVEMENT 7'-0"

EDGE OF AC PAVEMENT

RESERVE SHOULDER
TRAVEL LANE STREET PLANTING PLAN SCALE: 1/8"= 1'-0" PROJECT NORTH P.101 LANDSCAPE PLANTING PLAN 1 1 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: DMKA 11/29/26 2202 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
ANDRADEARCHITECTS.COM
A N D R A D E A R C H I T E C T S , I N C. REVISIONS
ANDRADE ARCHITECTS, INC.

EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND

OTHER PROPERTY RIGHTS IN
THESE DRAWINGS. THESE

DRAWINGS ARE NOT TO BE

REPRODUCED, CHANGED, OR

COPIED IN ANY FORM OR

MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY

THIRD PARTY WITHOUT FIRST

OBTAINING THE EXPRESSED

WRITTEN PERMISSION OF
ANDRADE ARCHITECTS, INC. 1

EAGLE ROCK PAVILLIONS
31565 EAGLE ROCK WAY
LAGUNA BEACH, CA. 92651 2 2 2 2 3
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1 Steven, Heather CD
From: Ken Snyder
Sent: Thursday, March 19, 2026 8:38 AM
To: Steven, Heather CD
Subject: 31565 Eaglerock way
[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.]
Can you also send to all DRBMembers please?
Attached are view blockage photos from my home at Eaglerock Way in regards to the DRB meeting on 3/26/26
As you can see the views to the ocean is blocked in every “ceremonial rooms” and I suggest this project gets denied as proposed and goes back to the architect for adjustments. This house can be built easily without blocking views and in the case of two other neighbors without privacy invasion Solution/suggestion on the previous meeting also suggested the proposed second story to be move to the rear of the property but neither this suggestion or the total blockage of we ocean was addressed I attempted to discuss with the architect but did not connect
There are two levels of green flag staking, the lower one is fine but the higher one could be reduced to preserve views , I believe that is the solution regarding view preservation I believe the architect is a talented professional and can do this and resubmit on behalf of the non resident owner, and after a NO vote on this , they will be motivated to follow the spirit of the DRB I realize the started huge and this plan is exactly why the DRB recommendations are in place I look forward to you visit to see this live
Thank you
Ken Snyder
Eaglerock Way
Attachment 7
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March 26, 2026, DRB Meeting, Item 5.11 (31565 Eagle Rock Way) Chair Gibbs:

All right. The last item on the agenda is 5.11, which is 31565 Eagle Rock Drive Design Review 2025-0407, Coastal Development Permit 2025-0408. Let's do our ex parte.

Jessica Gannon:

Chair, I had a site visit with Steve Kawaratani. I met with a neighbor, Kenneth Snyder.

MJ Coveny:

I did the same on site.

Imer Bauta:

I did a site visit, met with Ken Snyder, the neighbor, and I spoke with Steve Kawaratani.

Louis Weil:

Same. And I met with both of the neighbors.

Chair Gibbs:

And I did a site inspection and I met with Ken Snyder and I spoke with Stan Andrade by telephone. So with that, Heather, you're up.

Heather Steven:

Thank you. Good evening, Chair Gibbs and board members. Item 5.11 is a request for design review and coastal development permit at 31565 Eagle Rock Way in the Village Community Zone. Next slide. The 35-foot by 181 foot project site contains an existing 330 square foot storage building, walkways, landscaping, and fencing, which will be demolished. The surrounding neighborhood is developed with one and two story residences. Next slide.

The applicant is requesting design review for a new two-story single family dwelling with an attached garage, elevated deck, grading, pool, spa, landscape, hardscape, new vehicular access and public street improvements. The rear portion of the structure will have a flat roof that will extend over a detached ADU. The roofed area between the house and ADU will create a covered patio. A coastal development permit is required for the ADU. However, the ADU is not subject to design review. This project was previously heard on October 23rd, 2025 and continued to tonight's hearing to provide the applicant time to address the concerns that were raised by surrounding property owners. Next slide.

Access to the property will be provided from Eagle Rock Way to a two-car garage and a four-foot high gate is proposed across the driveway at the front. Next slide. The issues raised by the neighboring property owners included air and light, privacy, and view equity. The board directed that the applicant reduce the upper level program at the rear and to minimize the glazing on the north and south sides of the upper level to provide increased view and open space and privacy to the immediate neighbors. The revised north and south elevations are shown on this slide. It's a bit pale, but ... Back to that slide.

So the orange hatched area illustrates the original project design, which was revised prior to the first design review board hearing based on input from the neighbors. The green hatched area illustrates the extent of the project as it was proposed in October, and the current proposal is the unhatched area.

Attachment 8
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Next slide. And again, this one's a bit pale. As in the previous slide, the area in orange crosshatch shows the extent of the original design of the upper living area. The previous floor plan from October meeting is shown at the bottom of the slide. And on the current revised upper level plan at the top of the slide, the area in green crosshatch indicates the living area that was removed from the upper level, which is approximately 262 square feet by removing a bedroom and a bathroom. The western wall has been moved 11 feet six inches to the east and the 220 square foot elevated deck with glass railings will be accessed from the main bedroom. This deck has been reduced by about 245 square feet and the railing has been relocated approximately 21 feet to the east. Next slide. Next slide.

Okay. Missing a slide. Okay. Let's see. Go back one slide please. Okay. The current roof plan is shown at the top of the slide and the green crosshatched area indicates a 135 square feet of slope roof that ...

Oops, not the right slide. Sorry. Can we go to the roof slide? There we go. On the top plan shows a green hatched area, which is 135 square feet of sloped roof that has been changed to a flat roof. Okay. Next slide. Oh, backwards. Sorry. Previous. There we go. Okay. So the lower level plan has not been modified since the previous meeting. A condition of approval has been added to the resolution to reduce the overall floor area by approximately 33 square feet to conform to the floor area ratio requirement of the zone. This includes the square footage of the ADU. Next slide. Next slide.

Okay. So again, to summarize, based on the direction from the board to address privacy and view equity, the applicant has reduced glazing on the south elevation from eight windows to three. On the north elevation, reduced from five windows down to three. And the upper level living area was reduced by 262 square feet. And the wall was moved 11 feet, six inches to the east. The deck was reduced by 245 square feet by relocating the guardrail approximately 21 feet. And again, 135 square feet of pitched roof was made into a flat roof. Next slide. The project was still maintaining the contemporary design, incorporating light stucco, wood siding, vertical siding elements, dark gray standing seam roof, and other decorative metal louvre accents. Next slide.

So in conclusion, this project meets ... The program was modified to address the board's direction and the project complies with the design review guidelines, the Laguna Beach development standards and is compatible with the neighborhood and meets view equity requirements. Next slide.

So staff recommends that the board adopt resolution 25-0407, approving design review 25-0407 and Coastal Development Permit 25-0408 and finding the project categorically exempt pursuant to section 15303 of the CEQA Guidelines. This concludes our presentation and we're available if you have any questions.

Chair Gibbs:

Thank you. Does any of the board have questions of the staff? Seeing none, I open the public hearing.

Stan, you have five minutes.

Stan Andrade:

Thank you. Good evening. I'm Stan Andrade. I'm here with Steve Kawaratani. We're working together to see if we can get approval tonight. I think Heather did a great job at outlining everything. It's pretty straightforward. You saw all the elements. I just wanted to emphasize that we took your comments very seriously and I took great note to them and I feel that we've done a great job at getting a response to those comments that it's palatable, I think, for all of us. We really truly believe that we heard what you said, we reacted to it, we've adjusted the plan, and we feel that it's an approvable project. So I'm just going to keep it at that. We'll answer questions when you have them and do some response to the other comments, and that's it. Thank you.
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Chair Gibbs:

Thank you much. Okay. How many people plan to speak from the audience? Could you move up and begin speaking? You'll each have three minutes. Start with your name, if you could.

Ken Snyder:

I guess I'll go first. My name's Ken Snyder. Yes, we had the meeting last time. It got revised. There's some conversation there. I don't believe there was direction from the board of what to do. The conversation I think was to get all the parties together, have a compromise, have a discussion.

Unfortunately, for whatever reasons, architect and myself and the other people have never met, and this was a perspective that they got from the last meeting. But you guys have all been out there. Thank you.

But for the public record, I acknowledge that a house will be built, but a no vote today, I think we need it. And even if we have to kick the can down the road, because all options and issues have not been exhausted. Residents did not have a chance to put input with the architect at this time. Views and privacy concerns exist.

The giant plan that was put out there first, my thing was like the Empire State Building was there first and they dropped it down to a 10-story building. Still does not comply with view equity or privacy.

Reasoning, a no vote could get a reset and we could talk about all the water blockage, blue water that I have from my house. Three of the four ceremonial rooms have complete blockage. One of them is about 50%. I acknowledge that there's trees, but trees come and go, but the building does not.

Privacy is a bigger concern to the neighbors. I do have solutions. On the top green lines that you guys all saw, that blocks the whole ocean. If that was dropped down, so the level was with the lower green new flags. I block all the buildings out, all the greenery down below, but the ocean remains. That's one solution. Another solution is someone brought up, we talked about it, moving the whole second story, which blocks everybody's view and privacy to the back of the lot. Maybe even getting a ... I don't know if it's a variance or what do you call it with the exception, instead of 20 feet start five feet for setbacks and build it that way and then a whole front will be low. It'll cover the view equity and it'll cover the privacy.

I think you can get two birds with one stone on that.

There are pools in the front, but it won't be on the street. There'd be a two car garage blocking it. They can move all that stuff and just flip it. That would solve a lot of problems. So there are solutions. There's conversation to be had. Privacy is a big issue with everybody else. My view is three quarters block still, no fixes on that. And I think we got a chance for the DRB to do what they're supposed to do is come up with a compromise, which didn't happen this time. So I don't think we're going to get a straight no on the whole project, but I think we could get a no for tonight and kick it down the road until we can have one-on-one conversations and come up with solutions like we were supposed to the first time. Thank you.

Chair Gibbs:

Thank you much. Next speaker.

Melinda Wren:

Hi. I'm directly next door to the lot. You know that. Okay. So I'm here tonight because the first time we met about this project, it wasn't approved. You suggested Stan the architect work on the design, make it more open, different elevations, and more light, not a solid wall right up against the fence. I'm going to show you this first photo. This was from last time because that is still the view from my house. Fence, 127
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wall. Because the entire length of my house has a building 25 feet high next to the fence, I cannot see the sky from any of the windows in my house. I'm still concerned because I've heard that my house is going to mold because of lack of sunlight. And then I just listened to another resident here whose house had fungus and it just scares me. That concerns me a lot and I have to go outside my house to see the sky.

Jack, would you mind please? So after you go outside the back door onto the patio, you can see where the flags that are lowered are green now. So that does benefit without not just being a solid wall, but it still doesn't do anything for my privacy, for my ... I mean, that's my house and I can't even see anything.

So I just hope that we can all talk about it more and get something more compliant for everybody.

Chair Gibbs:

Thank you very much. Next speaker.

Anne Klokow:

Okay. Three minutes. You know, Tom, that's not going to happen. So my biggest thing is, and it's a civil matter supposedly, because I went in to look at the plans that were made and I'll say the same thing as everybody else did. You said talk to all of them and work it out. There was no conversations, no attempts to talk to us. I tried to email and when I found out the meeting, I didn't know you don't get noticed after the first one.

Anyway, so my concerns are, it definitely is an improvement that there's not nine windows. And it also looks like maybe they're moved to the right, but I can't tell from the plans, which now are posted because Stan said they were private, so that's why I can't see them. Privacy reasons. I don't know what you were saying.

Heather Steven:

Due to copyright, we couldn't email them to you without the architect's permission, but you were able to come in and view them.

Anne Klokow:

Well, I did at the counter and it was hard. But anyway, so if there's three windows, but there's really four. You said there's only three on my side, the south side. There's three [inaudible 00:14:24]- Jessica Gannon:

You have to speak to the Chair.

Chair Gibbs:

Anne, you do need to address the board. If you have questions, you can ask us and we might direct them later.

Anne Klokow:

I'm sorry.

Chair Gibbs:

So go ahead.
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Anne Klokow:

Sure. My three minutes. I need to talk about the property line and the windows. The color attachment four that's on the agenda, that shows nine windows. And so the plans that were shown that shows three over to closer to Eagle Rock and then one looking like it looks right into my house.

Imer Bauta:

The revised plans will apply, right? Yeah. So you can disregard the color elevations for the purposes of windows, the revised plans and attachment too will apply.

Anne Klokow:

Okay. Okay. I just want to make sure.

Chair Gibbs:

Giving Anne one more minute. We'll get [inaudible]-
Anne Klokow:

Okay. So the survey where the five-foot step back was done, it's a topographic. It's not a boundary survey. So I called Peter Geisler, Laguna Surveying, because it's a civil matter that you guys don't care about. So what I don't understand though is if the five ... The claim is a foot of my property [inaudible].

It's not a survey. He's setting the five feet with no proper survey that shows the true property lines. I asked how much a survey would cost to do my property, and he said 22 grand because the monuments are so far out.

So all I'm saying is, I just want to know what the property line is. I have a 10,000 square foot property. I pay my property taxes on that. And if somebody comes along with a non-binding topical ... Nobody's actually measured the true property line. Who's right?
Jessica Gannon:

That happened to youChair Gibbs:

You have 30 seconds more.

Anne Klokow:

So do I have to hire a lawyer and sue somebody or what? Chair Gibbs:

We don't answer questions. Anne, we don't answer questions. Just your time to give us evidence.

Anne Klokow:

Okay. Well, and then that's all there really is. I was pretty okay. And then there's a deck that's right in my kitchen. The upper deck is like five feet from my kitchen, which feels ...

Chair Gibbs:

All right. Thank you, Anne. All right. Any other speakers? 129
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Laguna Beach City CouncilJune 9, 2026

Laguna Beach City Council
June 9, 2026