Laguna Beach City Council
June 9, 2026

Amy Burke:

Hi, my name is Amy Burke. I live at 31559 Eagle Rock Way. Before the project, I was contacted by Stan.

He told me that they're going to be building on the lot. He came out and we had conversations. I showed him my view. And when the flags first went up, I was a bit ... It was disconcerting because they were completely blocking my view. I called him, he picked the phone right up, was very friendly. We discussed it and he moved everything back. And as of the last design hearing, I wasn't able to attend, but I watched it. And since then, he has moved it to the degree that it does not block my view anymore. So I personally have no issues with it.

Having said that, the suggestion to then lower it for everybody else to be able to see and then put it up in the back of the property would completely block my view. So I do have an issue with that. I also do not agree with the fact that trees come and go because when a tree is taken down and a pool is put there, the trees go and they don't come back. So I do feel that there's going to be a big view opening up, which I had 12 years ago before that block grew up. I didn't know about view preservation back then, unfortunately, but now I have all those trees blocking, and once I didn't, and I will be quite happy when those are gone. So I just wanted you to know that he did listen to my concerns. I can't speak for the others, but as far as I'm concerned, I'm happy with the project and I thought he was very professional.

Chair Gibbs:

Thank you very much. All right. Any other ... Oh, Ann Christophe, you're up.

Ann Christophe:

Ann Christophe, I'm looking at the staff report and the evaluation of the design review criteria, and I think the comments here tonight bear witness to the issue of neighborhood compatibility. Eagle Rock, especially that lower part of Eagle Rock has a certain character and many of the houses are one story and this particular lot has one-story houses on both sides and the houses are not severe contemporary.

If you look at that slide that he had with this really angular, exaggerated perspective, that is not the look of Eagle Rock Way in any part of it.

And I think this would be solved with a one-story solution, and I don't think that's unreasonable. This is a long lot. This is 180 feet long. It doesn't have to be a two-story, and that would address all these neighbors' concerns. It also would address how this street appears to the general public. And that's one of the reasons the Civic Association wrote the letter to you.

As viewed from the street, this will be incompatible for sure. It does not look ... There's this beautiful little cottage across the street, the brown one with the green trim, and there's another house across the street that's also one story, and the next one is like a story and a half. And they're little houses that have a lot of village character, and this solution has none of that. And so I believe this should be rejected and come back with a village looking house. It doesn't have to be exactly a cottage, but it needs to not look like it belongs somewhere else.

I object to the fence on the driveway. I think where is that gate going to open to? There's no place for it to slide over if you look at how it is, and it'll be a barrier. Perhaps no one is really even parking there.

And it's standoffish. Regarding the trees, the trees on Eagle Rock are very, very special. They were planted during the Depression with the Work Progress Agency and the South Laguna Civic Association's volunteers. And it's one of the few streets that is a consistent street pattern with the eucalyptus ficifolia, the red flowering gum. And so the tree should be those trees along the street.

Chair Gibbs:
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Thank you, Anne. Your time's up.

Ann Christophe:

I know they agreed to it. Staff is saying it has to have a height limit. The trees do not have to have a height limit. They will naturally grow to the same height as the other trees on the street.

Chair Gibbs:

Anne, your time's up. Thank you very much.

Ann Christophe:

Thank you.

Chair Gibbs:

All right. Any other speakers? Seeing none, return to the applicant. You have three minutes.

Louis Weil:

They can collect their boards. If you guys would come up and collect your boards, we don't need to have those up.

Stan Andrade:

Well ...

Chair Gibbs:

Hold on a second. Why don't you wait till they collect the boards? Louis Weil:

Just for the reference, digital photos are fine to submit via email.

Ken Snyder:

I know, but you guys have 11 meetings today.

Chair Gibbs:

It's okay. I don't mind the blowups. I use them in my trials. So any event, three minutes.

Stan Andrade:

Okay. I really just want to say thatChair Gibbs:

I'm dating myself.

Stan Andrade:
... I have, for the record, always believed in this process and there are particulars about the process that sometimes don't make sense from this side of the table, but generally I understand the process, I've 131
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been doing it quite a long time and I do believe that we followed the process through here. And I respect all your opinions. I really just want to hear what you think. You all went and saw it. You have your own perspective. I trust what you guys believe.

So if you believe that this project is acceptable tonight, great. If you don't, then I'm going to accept that and you're going to tell me what you think would be acceptable and I'm going to work towards that.

That's what I do. So I just want to hear what you think. And I could go through every item that was said here. I could try to debate it back. I don't think that's necessary. I think the process speaks for itself. So please tell me what you think so I know where to go with this.

Chair Gibbs:

All right. Thank you very much. With that, any questions? Louis Weil:

Let me just ask to you. Oh, sorry. It's your last night.

MJ Coveny:

No, I had a question, but you ...

Chair Gibbs:

We're going to questions.

Louis Weil:

My questions, I have two questions.

MJ Coveny:

Oh, you go first.

Louis Weil:

One, you've agreed to swap the front treesMJ Coveny:

You go first. I'll go after you.

Louis Weil:

I'm already going.

MJ Coveny:

No, I know that. I was just making sure everybody else understood that.

Chair Gibbs:

Louis, go ahead. He wants to ask the question first.

MJ Coveny:
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That's all right. The girl will go second.

Louis Weil:

The trees in the front, you guys, the neighbor said you agreed to a swap of switching them to the eucalyptus red gum. Is that accurate?
Stan Andrade:

Yeah. Landscaping is super flexible.

Louis Weil:

The landscape swap of those front two trees to be eucalyptus? Stan Andrade:
100%. Yeah. Not a problem.

Louis Weil:

Okay. And then the other question was kind of the topographic survey versus the boundary survey.

Would you be amenable to conditioning the boundary survey being provided prior to a building permit being approved?
Stan Andrade:

I believe that will ... if I'm notLouis Weil:

I mean, it's ground up construction.

Stan Andrade:

Yeah. We already have a quote to do it. It's automatically going to happen. And what I tried to explain was, don't spend any money. That's the onus on our property.

Louis Weil:

It is.

Stan Andrade:

We're going to pay for that boundary survey and that'll dictate it.

Louis Weil:

I think with the known discrepancies of the old fence and those things, I think it'sStan Andrade:

The record survey will handle all that.

Louis Weil:
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The right to do that. So if we're agreeable on those two things, those answer my two questions.

Chair Gibbs:

Okay. MJ.

MJ Coveny:

I had a question about the gate on the driveway that Ann mentioned. Tell me what's ...

Stan Andrade:

I mean, we have it swinging in basically away from the street.

MJ Coveny:

In? Away from the street.

Stan Andrade:

Into the property. Yeah.

MJ Coveny:

Okay. So it's a double swing.

Stan Andrade:

We've done that before and it's actually, it's worked really well. I haven't had any issue with it.

MJ Coveny:

Okay. And then the lower green flag, what was the height on that lower green flag? Stan Andrade:

That's the rail height. It's 42 inches above floor level. So that lower green flag represents the railing.

MJ Coveny:

From ground up to ... Because that's what you're saying.

Stan Andrade:

I can tell you that's nine, 10.

MJ Coveny:

But that would beStan Andrade:

Three and a half ... It's 13 and a half feet.

MJ Coveny:

You have to move that green flag to meet the green flag to which Stan [inaudible 00:25:29]- 134
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Stan Andrade:

You'd have to dig a hole six foot deep to lower the whole thing or don't have a second story.

MJ Coveny:

Okay. And I think we discussed the back of the property. And then the other question, the whole onestory concept of leaving things at one story, that's not even ...

Chair Gibbs:

That's deliberation.

Louis Weil:

Yeah. Save that for comments.

Chair Gibbs:

Yeah, save it for comments.

MJ Coveny:

Okay. I'm just curious to know if that's like the ...

Chair Gibbs:

Yeah. Okay. I'm seeing no other questions.

Jessica Gannon:

Leave with comments. Ms. StevenChair Gibbs:

I got to close the public hearing. That's what I do. I close the public hearing just.

Jessica Gannon:

Heather, do you have the photos that I submitted?
Heather Steven:

Yes.

Jessica Gannon:

I submitted them on the last hour, so ...

Heather Steven:

Yeah, we put them into a PowerPoint, so we can show them.

Jessica Gannon:

Oh, perfect. Nice. Because I'm going to focus on the view equity because that seems to be the most contentious. So in this photo ... Oh, so this is where the neighbor Kenneth was so135 135 of 215
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Chair Gibbs:

Ken Snyder.

Jessica Gannon:

Ken Snyder. Well, he went by Kenneth. I showed up unannounced and he welcomed me in. So this is, I believe it's the start of the hallway or something. Yeah, so overlooks the stairwell. This is where I believe he said that his wife likes to watch the whales go by. And then the next one is the zoomed in photo. So if you go to the next ... Oh no, that's the view from the balcony. I sent them out of order. So that's the view over the stairwell when you're sitting at his kitchen island where they like to sit for breakfast and look out. So the view equity, in my opinion, I don't see any view equity there. Next photo, please.

Yeah, so that's the stairwell that I was mentioning. So just on the other side of that, I was sitting at the island or standing at the island looking out, and then the previous photo was the zoomed in one. So next photo, please. This is standing in the living room. You can see that view equity has been achieved. View consideration. This is the main primary living space. Next photo, please. And this is a zoomed in from the main living space. Next photo, please.

There's one from the bedroom balcony. From the bedroom, you can't see ... All you see is trees when you're going to see a house, but if you stand on the balcony, you can see the ocean view, but it cuts across the middle of the property. Oh, maybe it didn't go through. Oh, anyway. So what I observed is from the bedroom, there's no view. It just faces towards the front of the house. There's currently trees there that will now be a house. So it's the front of the house. And then when I stood on the balcony, the view was across the property towards the right. And there is a view impact from that, but again, it's from the balcony and they maintain the horizon view, but it does take a significant ocean view. But for the main living space, including where they sit and eat, I believe view equity has been achieved.

So the next portion of ... What was ... View consideration. Privacy, the house next door, it's a single story home. Your back patio area, people look into back patios all the time, decks, porches. I don't see a privacy concern that's not already there. Obviously, there's going to be a two-story house with a balcony that's going to be able to look into your backyard, but I think the windows are well articulated enough that you won't be able to really get eye to eye contact. Plus there's going to be a privacy fence to protect the privacy between the two neighbors, the single story home. And as far as the privacy from Ken's house, I did see a privacy concern the first go around, but this second rendition, I think that the applicant corrected that and mitigated that privacy.

As far as neighborhood compatibility goes, this is a subjective finding of the design review criteria, but objectively you can say there are other two-story properties on this street, including two doors up and continuing on. There's multiple two-story properties. Objectively, I can make the findings for neighborhood compatibility. Objectively, I can make the findings for view consideration and privacy. And I think, Heather, you did a fabulous job with the staff report and I support all the other findings that you stated and I can approve this project.

Chair Gibbs:

All right. MJ, you want to go next?
MJ Coveny:

Oh, sure. I guess, I'm sort of in another head space. But I think that this is approvable, so that will help you kind of listen. But I do have one request. For the privacy component, the terrace, is there something to put so that people can't sit and lean on the terrace? Is there flower boxes you could put in at the 136
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edges just so that people can't just stand and hang out and look over at the neighbors? Because I think the window situation has been handled because you took down those windows. But is there something that can keep it from feeling so open to the neighbors? Stan Andrade:

Some sort of buffer.

MJ Coveny:

Yeah. It doesn't have to be a high hedge. It's just keeping people from being able to lean and hang out and look down at the neighbor's yard.

Stan Andrade:

Yeah. Fortunately, this is a master, so it's not like a living room balcony, so that helps. But yeah, certainly there is. I'm not sure exactly how we would achieve that because ultimately, would the planter be raised or be dropped?
MJ Coveny:

On the decking upstairs.

Stan Andrade:

On the decks area.

MJ Coveny:

Yeah.

Stan Andrade:

Yeah. I'm not sure how to ...

MJ Coveny:

I mean, do you feel like that looking down from that deck that you're not looking down in their neighbors?
Stan Andrade:

No, you clearly are. But I don't know how to ... Even if you're two feet back, I'm not sure that it changes anything.

MJ Coveny:

Oh, it does, because it keeps you from literally hanging out.

Stan Andrade:

Yeah.

MJ Coveny:

Yeah.
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Stan Andrade:

No, I see what you're getting at. I don't mind the idea.

MJ Coveny:

It just keeps it as a buffer.

Stan Andrade:

I'm not sure.

MJ Coveny:

As opposed to putting a trellis up or something that would block your view. Uh-oh, what's happening? What did I do?
Steve Kawaratani:

Just do a raised planter, 18-inches high.

Stan Andrade:

Yeah.

Steve Kawaratani:

MJ, what we could do is run a 18-inch-high planter that, let's say, is 18 inches deep, 18 inches high, deep, and run it the length.

MJ Coveny:

Run it the length. Put some succulents in there and you'll look great and it'll give you ... It'd be fine. It'll keep you from actually beingSteve Kawaratani:

But whatever's in there won't be taller than 42 inches total. No higher than the rail, but that will keep people from getting right to the edge.

MJ Coveny:

That's pretty much ...

Steve Kawaratani:
[inaudible].

Jessica Gannon:

That's a fantastic compromise.

MJ Coveny:

That's fine.
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Stan Andrade:

Are we talking the entire edge or just the side?
MJ Coveny:

I think it's the sides that look down. I don't think you have to do it towards the back necessarily. I mean, maybe do an L. Maybe I'll come up with something like that. I don't want it to look too funky though.

Jessica Gannon:

That's a fabulous consideration.

Stan Andrade:

I like that.

MJ Coveny:

Thank you. All right. So that would work to give a little privacy because that is going to be somewhat of active area. I think your windows are fine. I think the height is great. I mean, I will say, and this is me doing what I do, I scold occasionally and I think Stan mentioned it, is start with a huge thing and then say, "Look, we gave you all this." It's like, you know how we don't like that. I'm just throwing it out there to keep it in your little hat. But we saw through it and I do believe where we're at now is great. It would've been great if you started here.

And I think you've reached view equity and neighborhood compatibility. There's a lot of funky little houses throughout this place and there's definitely two stories. There's one, just a couple stories up that is this weird mish-mosh of a modern mixed with a cottage. So I think you're fine and I think using the materials you're using keep it sort of understated. So organically, I think you're okay there. Lighting, you're fine. Shrubs, you're good. The tree change is perfect. That's it.

Chair Gibbs:

Louis?
Louis Weil:

Yeah. So I touched on the two issues earlier. MJ, I think the planter idea is fine for the side yards. I think that's a good idea. So the red gum tree swap and then the boundary survey recorded before permits issued is part of what I need. As far as neighborhood compatibility came up as a question, neighborhood compatibility is not defined by the immediate two houses next to a property. It's defined by the up and down the street. And I think as I walk up and down Eagle Rock, there's two-story houses. There's lots of ... Granted, it's one of the slower streets to gentrify, so to say, but there are two-story houses that exist in this zone, whether it's Eagle Rock or these other streets. So to deprive this owner of that right would be a disservice to them, especially since they have a buildable envelope that allows for a two-story building on the lot.

I think when it comes to the two-story application, the applicant has followed the board's direction by minimizing that upper floor and not extending it the full length of the lot. I think that provides the biggest benefit to all the neighbors up the street. I think it actually works in favor to the development pattern of the few houses going up the street because they each kind of slowly progress further and further back into the lot. So it gives everyone just a little bit more view as you continue to go up that hill.

So I think this one's carefully crafted.
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As far as the design integrity and the design look, this is absolutely stunning. It is a modern rendition of where South Laguna funky meets its historical characteristics. So I am supportive of that development in this style because there is such an eclectic mix and some of these newer homes do have some of this flare and this is quite in line with that. As far as the other design review criteria, it's been well outlined by Heather and staff. I am supportive of this project and will be supporting it this evening.

Chair Gibbs:

Imer?
Imer Bauta:

I agree with the fellow board members. I think initially when we gave feedback for the upper level, I was hoping for maybe a little bit more off of that master bedroom. I think there could have been a little bit more consideration done. I do believe though that the view equity was achieved in the reduction, however there was definitely a balance. I'm not a fan of the fence for the driveway. I think it'll limit that surface parking because it opens in. I think you're less likely to park surface parking and it's also not really neighborhood like in South Laguna. I think having that driveway with access will go a long way and just pulling that whole fence line out. That would be my suggestion. If I had to suggest the number for the master bed to pulling it back, I would say pull that master bedroom back toward the master closet and line that wall up. I'd be open to that if the rest of the board is thinking about it. Those are my comments.

Chair Gibbs:

All right. Well, the two issues really, or three, mass scale, privacy and view equity. On mass and scale, which is really neighborhood compatibility, that's what we look at. And I echo Board Member Weil's comments. We look at the whole neighborhood and there is second story. I mean, Ken Snyder's house two-story. And to deprive this owner, the applicant of a two-story would deprive him of a right that other owners in the area have. And I don't know whether there's gentrification, but the old houses that are one-story get impacted by two-story, particularly on a vacant lot.

So that's kind of the tough balancing between development rights and existing structures, but the neighborhood's so overwhelmingly two-story that it would be unfair to deprive this owner of a twostory, particularly given the size and location of the lot, which is similar to other two-story lots in the neighborhood.

The second point is given that there is the right to a second story, where it goes. Where it goes is going to impact somebody. It's just that's the nature of Eagle Rock Way. And what we look at is the impacts in such a way that they're at least balanced and it's not perfect. If we move into the back, it's going to impact somebody, if we leave it there ... And what we had asked and what I had specifically had in my mind was pulling back the house from the backyard, that opens up the privacy and the view equity for both the Snyders and for the Wrens, for Melinda Wren. And I never looked at Anne's house. I was never asked to go over there. I knocked and there was no one there, but I could kind of see the same kind of thing, that the best benefit given the two-story was pulling back the back, which the applicant did, and I think did in a way that made that project neighborhood compatible and appropriate.

On view equity, again, I echo the comments. I went up to Ken Snyder's rooms and the key ceremonial rooms that give the most protection under the guidelines are the ones that really are not impacted by the project at all. I think Jess kind of showed some of that. I took pictures too from the kitchen and from the dining room with the pullback, it really opens up those views. And again, I mean, if you put the 140
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project forward, it's going to impact somebody else's views. And given the location, I find view equity has been met. So I'm good with what Jess said aboutImer Bauta:

Where do you stand onChair Gibbs:

Or not Jess. [inaudible 00:40:21]-
Imer Bauta:

Tom, where do you stand on ... Go ahead.

Chair Gibbs:

Yeah. I'm good with the planter. As far as further reductions go, I just don't think they're necessary. I wouldn't oppose them necessarily, but I don't think I would require it. So yeah, I just don't think ... Yeah, I think the house meets all the criteria and I just don't think requiring it be modified really makes that big a difference.

MJ Coveny:

How about the gate? I like the gate concept. I doChair Gibbs:

Oh, the gate.

Louis Weil:

Are you okay with removing the driveway gate?
Chair Gibbs:

Yeah. Are you ...

Stan Andrade:

For sure.

Chair Gibbs:

Okay. As I recall, I didn't see another gate. Okay. So I'm good with that too, Imer. Does that answer your questions?
Louis Weil:

Let me make a motion on item number 5.11 at project location 31- Imer Bauta:

Want Jess to do the last motion?
Louis Weil:
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Oh, do you want to do it?
Chair Gibbs:

She gets to do it.

Jessica Gannon:

I'll do the second.

Louis Weil:

You want to do it?
Jessica Gannon:

No, no. I pass it to you.

Louis Weil:

I'm sorry.

Jessica Gannon:

No, go for it.

Louis Weil:

I jumped the gun.

Jessica Gannon:

No, jump in.

Louis Weil:

Okay.

Chair Gibbs:

Let me start over. I was asleep at the wheel. I would have saidLouis Weil:

I propose a motion for item number 5.11 at project location 31565 Eagle Rock Way that the Board adopts Resolution 25-0407, approving Design Review 2025-0407 and Coastal Development Permit 2025- 0408 for the property ... Oh, I already did that part. And that the finding said action exempt from CEQA guidelines 15303, and that the three conditions would be applied. That one, a boundary survey be recorded prior to a building permit being issued, and if any substantial changes occur, that modifications come back to the Board, or significant modifications come back to the Board per the Director. Second, that the two trees in the front yard be swapped out to eucalyptus red gum, no height limit. Planters be installed on the side yards of the upper back decking that are 18 inches high, 18 inches wide, and plants not to exceed the railing height, and that we remove the driveway gate.

Jessica Gannon:
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I'll second that.

Chair Gibbs:

Call the roll.

Paola Miller:

Board member Bauta?
Imer Bauta:

Yes.

Paola Miller:

Board member Coveny?
MJ Coveny:

Yes.

Paola Miller:

Board member Weil?
Louis Weil:

Yes.

Paola Miller:

Chair Pro Tem Gannon?
Jessica Gannon:

Yes.

Paola Miller:

Chair ...

Chair Gibbs:

Yes.

Paola Miller:

Chair Gibbs. Motion is passed five to zero.
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DESIGN REVIEW BOARD STAFF REPORT
October 23, 2025
Agenda Item No. 5.7
Case No: Design Review 25-0407 and Coastal Development Permit 25-0408 Request: Construct a new 2,976.7 square foot, single-family dwelling with an attached two-car garage, elevated decks (464.9 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 in the VC (Village Community) zone.

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:

Conduct a public hearing and adopt Resolution 25-0407 approving Design Review 25-0407 and Coastal Development Permit 25-0408 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 LBMC 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 9
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DR-25-0407, CDP-25-0408
October 23, 2025

EXECUTIVE SUMMARY:

The proposed project includes a new two-story single-family dwelling (2,976.7 square feet), attached twocar garage (441 square feet), elevated deck (464 square feet), grading, pool, spa, landscaping, hardscape, new vehicular access, public street improvements, a detached accessory dwelling unit (ADU), and demolishing an existing storage building (330 square feet).

Staff recommends that the Board approve the project. Staff has analyzed the project and finds that facts necessary to support project approval can be made for the requested entitlements.

PROPERTY AERIAL PHOTO
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SITE PHOTOS

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 3,417.6 s.f.
(not 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
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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 6,327.5 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 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 twostory 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 the project for design review.

Proposed Project
The proposed project includes a new two-story, 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 public street improvements. The rear portion of the structure will have a flat roof which will extend over to a 297 square foot detached ADU. The roofed area between the structures will create a 414 square foot covered patio at the rear of the residence. Access will be provided from Eagle Rock Way to the attached garage. A four-foot-high gate is proposed across the driveway at the front property line.

An existing 330 square foot storage building will be demolished.

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:

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:
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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. 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 wide; therefore, the project is not required to provide a public parking space. 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.

Figure 1, Front corner rendering
As viewed from the street, the upper-level at the front elevation is stepped back from the ground level garage. On the south side, the walls of the garage and lower level are offset from the wider upper-level to create articulation (Figure 1). The exterior materials will differ on the upper and lower-levels to provide visual interest and minimize the appearance of mass. The living area on the upper-level of the residence is located toward the front of the structure with a flat roof over the rear area to maintain a lower profile. A 464 square foot elevated deck with glass railings will be accessed from the main bedroom at the rear of the upper level.

From the street, the upper-level of the front elevation is stepped back from the ground-level garage with a sloping roof, reducing the perceived mass of the structure. On the south side, the upper-level 148
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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. The main living area is located at the front of the upper level, while the rear portion steps down beneath a flat roof. At the back of the living area, a 464-square-foot elevated deck with glass railings provides outdoor space without adding visual weight. 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.

Figure 2, North (side) elevation
Figure 3, South (side) elevation

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 soft contemporary style is a composition of various compatible materials and details consistent with the style and 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 of the site and with a flat roof on the one-story portion toward the rear of the site to reduce the appearance of mass and potential view impacts for neighboring properties to the east of the site. 149
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Figure 4, Front elevation rendering

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.

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 5).

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.
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The existing site is relatively flat. The project proposes graded fill to level the site for the construction of a two-story single-family dwelling and associated improvements. 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 design of the proposed two-story dwelling limits the upper-level to the front of the structure to reduce massing and to provide view equity for the adjacent neighbors. 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.

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 minimal graded fill to level the site for the construction of a two-story single-family dwelling which 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.

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 graded fill to level the site for the construction of a two-story singlefamily dwelling. 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 151
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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 developed residential neighborhood. The existing topography is relatively flat, and minimal grading is required to level the site. 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. As such the project will not result in environmental impacts or growth-inducing potential.

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 graded fill to level the site for the construction of a two-story singlefamily dwelling. 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.

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.

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 removed to accommodate the proposed driveway. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as 152
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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 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 material should not cause glare or a 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.

The surrounding area consists largely of one and two-story cottages and ranch-style homes with a few contemporary residences in the vicinity. 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.

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. The main bedroom will access a 464 square-foot elevated deck at the rear of the upper-level which is not accessible from the backyard area. The proposed 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.
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12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.

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

13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.

Design Review criteria for 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.

The new construction will meet Title 24 Energy and Building Code requirements, which include insulated windows and energy-efficient lighting. The applicant will be required to provide proof of compliance. 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.

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 swimming pool and spa at the rear of the property where impacts to adjacent properties are expected to 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 pool enclosure fencing and self-latching gates will be installed, as required by the Building Code. The fencing material is compatible with the architectural style of the proposed residence and will be compatible with surrounding properties.

The proposed pool and spa are appropriately sized and are located at the ground level at the rear of the property.
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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 limited toward the front of the property closest to the street. This significant 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.

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.

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. 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.

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 is proposed as excluded development under Laguna Beach Municipal Code Chapter 25.07 and Exclusionary Order No. E93-1. The review procedure identified in Laguna Beach Municipal Code Section 25.07.012(B)(3) applies to any such determination.
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The project (ADU) 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:

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

The 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 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 156
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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 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.

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
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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.

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 a 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.
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RECOMMENDATION:

Conduct a public hearing and adopt Resolution 25-0407 approving Design Review 25-0407 and Coastal Development Permit 25-0408 for the property located at 31565 Eagle Rock Way, and finding said action categorically exempt pursuant to CEQA Guidelines Section 15303.

NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on September 30, 2025 which is at least twenty-one (21) days prior to the hearing date in accordance with Title 25. In addition, a public hearing notice was posted on the project site on September 30, 2025 which is at least 10 days in advance of the hearing date.

CORRESPONDENCE:

At the time that the Design Review Board’s October 23, 2025 agenda packet was published, staff had not received any correspondence for this project.

ATTACHMENT(S):

Attachment 1 – Resolution No. 25-0407
Attachment 2 – Plans (including colors and materials)
Attachment 3 – Certified Staking Plan
Attachment 4 – Colored Elevations and Renderings
Attachment 5 – Geotechnical Report
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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 3,417.69 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. 1,451.59 S.F. 441.00 S.F. 2976.69 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. 464.86 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. 1,451.59 S.F. 2976.69 S.F. 1,525.00 S.F. 464.86 S.F. DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 8/12/25 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
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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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) C.001

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 Attachment 10 160
⅊: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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.001 SITE PLAN SITE PLAN NOTES 1. THE DISCHARGE OF POLLUTANTS TO ANY STORM DRAINAGE SYSTEM IS PROHIBITED. NO SOLID WASTE, PETROLEUM BYPRODUCTS, SOIL PARTICULATE, CONSTRUCTION WASTE MATERIALS, OR WASTEWATER GENERATED ON CONSTRUCTION SITES OR BY CONSTRUCTION ACTIVITES SHALL BE PLACED, CONVEYED OR DISCHARGED INTO THE STREET, GUTTER OR STORM DRAIN SYSTEM. 2. CONTRACTOR TO VERIFY EXISTING FIELD CONDITIONS BEFORE COMMENCING ANY WORK. 3. ALL UTILITY LINES TO BE UNDERGROUND TO THE NEAREST EXISTING POLE (LBMC 24.53.010) PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" SITE PLAN 02 01 3 3 3 3 3 3 3 3 4 3 161
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 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

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE 5'-0"
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 HALL F.F.: 180.70' 12080 SLD DR M. BATH F.F.: 180.70' BEDROOM 3 F.F.: 180.70' SEAT M. BEDROOM F.F.: 180.70' FP DRIVEWAY BELOW
BUILT-IN AWNING DN BUILT-IN BATH 3 F.F.: 180.70' CLOS 3 F.F.: 180.70' CLOS 4 F.F.: 180.70' BEDROOM 4 F.F.: 180.70' BATH 4 F.F.: 180.70' FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' FLAT 5'-0" ROOF F.S.: 180.70' PARAPET ROOF M. TERRACE F.F.: 180.70' 5'-0" 20'-0" FYSB 5'-0" SYSB
5'-0" SYSB 29'-6" 25'-0" RYSB
5'-0" SYSB
5'-0" SYSB 6'-0" 64'-1"
17'-0"
8'-0" 11'-6"
4'-2" 18'-10" 24'-0"
8'-0" 17'-0" 15'-6" 9'-8"
25'-0"

ARCHITECTURAL
FEATURE MASTER CLOSET F.F.: 180.70' DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.002 S.F. CALCULATIONS GROUND LEVELS.F. CALCULATIONS 1. 28.92 x 25.00 723.00 S.F. 2. 07.00 x 23.50 164.50 S.F. 3. 19.58 x 25.00 489.50 S.F. 4. 08.00 x 18.50 148.00 S.F. TOTAL 1,525.00 S.F. GARAGE G1. 21.00 x 21.00 441.00 S.F. TOTAL 441.00 S.F. ADU 0. 25.83 x 11.50 297.00 S.F. TOTAL SITE COVERAGE 2,263.00 S.F. DISTANCE SUB-TOTAL UPPER LEVEL S.F. CALCULATIONS DISTANCE SUB-TOTAL 1. 64.08 x 17.00 1,089.36 S.F. 2. 11.50 x 08.00 92.00 S.F. 3. 18.83 x 04.16 78.33 S.F. 4. 24.00 x 08.00 192.00 S.F. TOTAL 1,451.69 S.F. TERRACE T1. 15.50 x 25.00 387.50 S.F. T2. 9.67 x 8.00 77.36 S.F. TOTAL 464.86 S.F. PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" GROUND LEVEL PLAN S.F. CALCULATION PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" UPPER LEVEL PLAN S.F. CALCULATION FLOOR AREA RATIO CALCULATIONS GROUND LEVEL LIVING 1,525.00 S.F. UPPER LEVEL LIVING 1,451.69 S.F. GARAGE 441.00 S.F. TOTAL 3,417.69 S.F. 02 4 162
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
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

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE 5'-0"
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 HALL F.F.: 180.70' 12080 SLD DR M. BATH F.F.: 180.70' BEDROOM 3 F.F.: 180.70' SEAT M. BEDROOM F.F.: 180.70' FP DRIVEWAY BELOW
BUILT-IN AWNING DN BUILT-IN BATH 3 F.F.: 180.70' CLOS 3 F.F.: 180.70' CLOS 4 F.F.: 180.70' BEDROOM 4 F.F.: 180.70' BATH 4 F.F.: 180.70' FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' FLAT 5'-0" ROOF F.S.: 180.70' PARAPET ROOF M. TERRACE F.F.: 180.70' 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' 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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.003 EXTERIOR LIGHTING PLAN PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" GROUND LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" UPPER LEVEL PLAN OUTDOOR RECESSED CAN LIGHT 3 4 163
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 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

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE 5'-0"
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 HALL F.F.: 180.70' 12080 SLD DR M. BATH F.F.: 180.70' BEDROOM 3 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 DN BUILT-IN BATH 3 F.F.: 180.70' CLOS 3 F.F.: 180.70' CLOS 4 F.F.: 180.70' BEDROOM 4 F.F.: 180.70' BATH 4 F.F.: 180.70' 5'-0"
SYSB FLAT ROOF F.S.: 180.70' FLAT ROOF F.S.: 180.70' FLAT 5'-0" ROOF F.S.: 180.70' PARAPET ROOF M. TERRACE F.F.: 180.70' 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' 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. 6" O.H. 6" O.H.
2'-0" O.H.
6" O.H. AWNING BELOW TERRACE BELOW SOLAR READY AREA - 508 S.F. FLAT ROOF: 191.00' FLAT ROOF: 191.00' FLAT ROOF: 191.00' EAVE HT.: 192.25' 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. DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.100

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 4 164
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

LINE OF WALL ABOVE
3'-6" 15 RUNS 16 RISERS 7.5 INCH RISE 5'-0"
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 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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.101 GROUND LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/4" = 1'-0" GROUND LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/4" = 1'-0" GROUND LEVEL PLAN (EXTENDED) 02 3 4 165
LEGEND NEW 2x WOOD STUD WALL HALL F.F.: 180.70'
12080 SLD DR M. BATH F.F.: 180.70' BEDROOM 3 F.F.: 180.70' SEAT M. BEDROOM F.F.: 180.70' FP
5'-0"
SYSB FYSB 20'-0" 2'-0" DRIVEWAY BELOW A.301 B A.301 A.301 A C A.301 D 7'-0" 11'-4"
BUILT-IN AWNING DN BUILT-IN BATH 3 F.F.: 180.70' CLOS 3 F.F.: 180.70' CLOS 4 F.F.: 180.70' BEDROOM 4 F.F.: 180.70' BATH 4 F.F.: 180.70' 5'-0"
SYSB FLAT ROOF F.S.: 180.70' FLAT 5'-0" ROOF F.S.: 180.70' PARAPET ROOF M. TERRACE F.F.: 180.70' 5'-0" 20'-0" FYSB 5'-0" SYSB
5'-0" SYSB LINE OF (E) SHACK

ARCHITECTURAL
FEATURE MASTER CLOSET F.F.: 180.70' 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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.102 UPPER LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/4" = 1'-0" UPPER LEVEL PLAN PROJECT NORTH TRUE NORTH SCALE: 1/4" = 1'-0" UPPER LEVEL PLAN (EXTENDED) 6 166
3:12 3:12
3:12 HIP HIP RIDGE HT.: 193.00' LOW ROOF BELOW
5'-0"
SYSB FYSB 20'-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 EAVE HEIGHT: 189.63' EAVE HEIGHT: 189.63' EAVE HEIGHT: 189.63'
7'-0" 11'-4" FLAT ROOF 02 2'-0" O.H. 6" O.H.
6"
O.H.
2'-0"
O.H.
6"
O.H. AWNING BELOW TERRACE BELOW SOLAR READY AREA - 508 S.F. FLAT ROOF: 191.00' FLAT ROOF: 191.00' FLAT ROOF: 191.00' EAVE HT.: 192.25' 5'-0"
SYSB FLAT ROOF BELOW 5'-0" 20'-0" FYSB
5'-0" SYSB
5'-0" SYSB LINE OF (E) SHACK KEYNOTES 1. CLASS 'A' STANDING SEAM METAL ROOFING: O/ 30# BUILDING PAPER MANUFACTURER: CUSTOM BILT METALS ICC REPORT #ESR-2048 INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. ROOFING SHALL HAVE AN SRI VALUE OF 10 OR BETTER 2. CLASS "A" ASPHALT BUILT-UP ROOFING: 0/ 30# BUILDING PAPER MANUFACTURER: GAF MATERIALS CO. ICC REPORT #ESR-1274 INSTALLATION OF ROOFING SHALL BE IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS RYSB 25'-0" 1'-0"
O.H.
5'-0"

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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.103 ROOF PLAN PROJECT NORTH TRUE NORTH SCALE: 1/4" = 1'-0" ROOF PLAN PROJECT NORTH TRUE NORTH SCALE: 1/4" = 1'-0" ROOF PLAN (EXTENDED) 3 167
3:12 3:12
3:12 HIP HIP RIDGE HT.: 193.00' LOW ROOF BELOW
1'-0"
O.H.
1'-0"
O.H. 1'-0" O.H.
4'-0"
4'-0"

TO EAVE
T.O. PARAPET: 181.70' DRIVEWAY T.O. RIDGE: 193.00' BELOW 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
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. 6" O.H.
6"
O.H.
2'-0"
O.H.
6"
O.H. AWNING BELOW TERRACE BELOW SOLAR READY AREA - 508 S.F. FLAT ROOF: 191.00' FLAT ROOF: 191.00' FLAT ROOF: 191.00' EAVE HT.: 192.25' 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
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. EAVE: 189.63' 09 T.O. EAVE: 192.25' 10 T.O. EAVE: 192.25' 11 T.O. RAIL: 184.20' 22 19 T.O. RAIL: 184.20' T.O. ROOF:191.00' 14 T.O. ROOF:191.00' 13 15 T.O. ROOF:191.00' T.O. ROOF:191.00' 16 T.O. ROOF:191.00' 17 18 T.O. ROOF:191.00' 24 T.O. ROOF: 180.70' 23 T.O. ROOF: 180.70' T.O. ROOF: 180.70' 25 T.O. ROOF: 180.70' 26 T.O. ROOF: 180.70' 27 T.O. ROOF: 180.70' 28 T.O. ROOF: 180.70' 29 T.O. ROOF: 180.70' 30 T.O. RAIL: 184.20' 20 LINE OF (E) SHACK 2'-0"
O.H. 1'-0" O.H. POLE NUMBER BASE GRADE ELEVATION HEIGHT OF STORY POLE FROM BASE ELEVATION PROPOSED MAXIMUM ELEVATION STORY POLE CONSTRUCTION NOTES TABLE DATE: SITE ADDRESS: DATUM POINT: NAME OF SURVEYOR OR ENGINEER: 03/06/2024 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 189.63' T.O. EAVE 192.25' T.O. EAVE 192.25' T.O. EAVE 191.00' T.O. ROOF 191.00' T.O. ROOF 191.00' T.O. ROOF 191.00' T.O. ROOF 191.00' T.O. ROOF 191.00' T.O. ROOF 184.20' T.O. RAIL 184.20' T.O. RAIL 184.20' T.O. RAIL 184.20' T.O. RAIL 180.70' T.O. ROOF 180.70' T.O. ROOF 180.70' T.O. ROOF 180.70' T.O. ROOF 180.70' T.O. ROOF 180.70' T.O. ROOF 180.70' T.O. ROOF DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) 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. 3 168
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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.201 EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" WEST ELEVATION SCALE: 1/4" = 1'-0" EAST ELEVATION SCALE: 1/4" = 1'-0" ADU WEST ELEVATION SCALE: 1/4" = 1'-0" ADU EAST ELEVATION 3 6 6 169
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 06 EG:171.00' 9'-0"
9'-0"
1'-0"
11'-0" PLATE HT. T.O. PARAPET: 181.70' FF: 170.70' EG:172.00' EG:171.00' EG:171.00' 15'-0" PL EAGLEROCKWAY 25'-0" MAX BUILDING HEIGHT (193.00) MEASURED FROM REAR PL 20'-0" FYSB PLATE HT. FF: 180.70' PLATE HT. 3'-6" T.O. GDRL: 184.20' FF: 180.70' T.O.C.: 170.70'
9'-0"
BUILDING ENVELOPE T.O. RIDGE 193.00 T.O. ROOF 191.00
9'-0" PLATE HT. 5'-0" EG:171.67' 13 06 08 06 08 08 06 08 08 06 07 06 13 20' x .20 = 4' FRONT YARD ALLOWABLE ARCHITECTURAL FEATURE PROJECTION PER LBMC 25.50.008(A) 1'-0" 13 08 08 06 15'-0"

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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.202 EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" NORTH ELEVATION SCALE: 1/4" = 1'-0" NORTH ELEVATION (EXTENDED) 3 6 170
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" T.O. RIDGE 192.25 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 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.203 EXTERIOR ELEVATIONS SCALE: 1/4" = 1'-0" SOUTH ELEVATION SCALE: 1/4" = 1'-0" SOUTH ELEVATION (EXTENDED) 3 171
9'-0"
11'-0" 45° BUILDING ENVELOPE 20'-0" FYSB
9'-0" PLATE HT.
15'-0" FF: 170.70' FF: 180.70'
9'-0" 9'-0"
3'-6" T.O. GDRL: 184.20' T.O. RIDGE 193.00 T.O. RIDGE 192.25 1'-0" T.O. PARAPET: 181.70' M.CLOSET FF: 180.70' VESTIBULE FF: 170.70' GALLERY FF: 170.70' KITCHEN FF: 170.70' DINING FF: 170.70' COVERED PATIO FF: 170.70' HALL FF: 180.70' BED 4 FF: 180.70' EG:169.00' EG:168.00' EG:168.00' M BATH FF: 180.70' BEDROOM FF: 170.70' 9'-0" 9'-0" LOWER LEVEL FF: 170.70' UPPER LEVEL FF: 180.70' PL PL EG:169.00' EG:169.00' EG:170.00' EG:171.00' EG:171.00' 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 192.25 HALL FF: 180.70' GALLERY FF: 170.70' T.O. ROOF 191.00 2'-0"

LINE OF FIRE PLACE LIVING ROOM
BEYOND FF: 170.70' DINING FF: 170.70'
9'-0" UPPER LEVEL FF: 180.70' 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. T.O. GDRL: 184.20' M. BED FF: 180.70' PANTRY FF: 170.70' MASTER CLOSET FF: 180.70' 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 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 8/12/25 2201 2880 SOUTH COAST HIGHWAY
LAGUNA BEACH, CA 92651
PHONE: 949.715.7474
FAX: 949.715.7475
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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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) A.301 BUILDING SECTIONS SCALE: 1/4" = 1'-0" SECTION A SCALE: 1/4" = 1'-0" SECTION B SCALE: 1/4" = 1'-0" SECTION C SCALE: 1/4" = 1'-0" SECTION D 3 172
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
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
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 DRAWN BY: CHECKED BY: DATE: JOB #: SHEET: KASA 8/12/25 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 61 02/12/24 ZONING CORRECTIONS 2 05/30/24 ZONING CORRECTIONS 3 12/02/24 ZONING CORRECTIONS 4 1/06/25 ZONING CORRECTIONS 8/1/25 ZONING CORRECTIONS 5 6/27/25 PLAN REVISION (NEIGHBOR COMMUNICATIONS) PROJECT DATA PROJECT DESCRIPTION NEW 2-STORY SINGLE FAMILY RESIDENCE WITH ATTACHED GARAGE, AND DETACHED ADU. SITE IMPROVEMENTS INCLUDE POOL, AND COVERED PATIO ZONING VC- VILLAGE COMMUNITY OCCUPANCY: R-3/U CONSTRUCTION TYPE: VB NON-SPRINKLED A.P.N.: 056-086-20 PROJECT NORTH TRUE NORTH SCALE: 1/8" = 1'-0" FIRE ACCESS PLAN

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 4 173
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 9/23/25 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 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 3 174
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 9/23/25 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:
175
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
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 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 9/23/25 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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We point out these improperly applied justifications because they are precedent setting. There was a recent proposal for an addition to a similarly situated property and that architect likewise wanted to intrude into the required 5’ setback. Staff advised him that that was a violation of the code. The code was carefully crafted to allow reasonable development on this whole neighborhood of very small lots. We should not be fostering intrusions into the prescribed setbacks, which would make the neighborhood even more crowded. 31922 Virginia Way
Similarly the staff report provides for approval of the applicant’s exceeding the floor area limits in the zoning code, finding that the limit is “inappropriate due to existing neighborhood development patterns.” Yet this lot is larger than most neighboring lots, and no evidence is given that other houses in the neighborhood exceed limits that could be applied to their proposals.

This is an arbitrary finding that doesn’t respect the intent of the zoning code. These floor area limits are one way to prevent over-development on the lots in the Village Community zone.

Approving this justification opens the door to subsequent applicants who may assume the same weak arguments will satisfy the Board when they request larger houses than allowed. There is no reason why the limits can’t be applied in this case. The standard would allow them a large house—3421 sq. ft. They are requesting a special finding so they can exceed that to 3763 sq. ft. This is exactly the kind of proposal for which the standards were written.

Also the Board should consider the safety issues for adding a driveway to 8th Avenue.

This is a very constrained corner, and the access DRB finding cannot be made, especially since the property already has a functional and much safer driveway with access from Virginia Way. 31565 Eagle Rock Way
There are clearly issues with neighborhood compatibility related to the size, bulk , lack of articulation, and severely modern style of this proposal, and we support neighborhood concerns in that regard.

Our overall community commentary relates to the landscape plan and the heritage Red flowering Eucalyptus trees (Corymbia ficifolia) on Eagle Rock that are a community landmark. It is important that the planting be recognized and fostered, and there are gaps in the continuity of the street tree pattern. The landscape plan should provide for planting one of these trees in the public street part of the landscape.

Thank you for responding to these concerns in your deliberations.

Greg O’Loughlin
President
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Minutes of the Board of Adjustment/Design Review Board - 1 - Meeting of October 23, 2025

THE CITY OF LAGUNA BEACH

DRAFT MINUTES

BOARD OF ADJUSTMENT/DESIGN REVIEW BOARD

REGULAR MEETING AND NOTICED HEARING
October 23, 2025
A regular noticed meeting of the Board of Adjustment/Design Review Board of the City of Laguna Beach, California held on October 23, 2025.

Present: Chair Tom Gibbs, Pro Tem Jessica Gannon, Board Member Weil, and Board Member Imer Bauta

Absent: Board Member MJ Coveny
Staff Present: Bill Rodrigues, Planning Manager
Patrick Donegan, Assistant City Attorney
Shehriyar Khan, Associate Planner
Isidoro Serna, Planning Technician
Heather Steven, Senior Planner
Daniel Latham, Associate Planner
Erin Fabian, Administrative Analyst

1. CALL TO ORDER – The meeting was called to order by the Chair at 5:00 p.m.

2. PUBLIC COMMUNICATION - None

3. MODIFICATION OF AGENDA ORDER –
Chair Gibbs moved to continue Agenda Item 5.1 located at 186 Sunset Terrace to date uncertain, and Agenda Item 5.10 located at 465 Monterey Drive to January 22, 2026.

Motion TG Second IB Action APPROVE
Bauta __Y__ Coveny __ABSENT__ Gibbs ___Y___ Gannon ___Y___ Weil ___Y__ CONSENT CALENDAR - None

4. REGULAR BUSINESS

5.2 31860 8th Avenue | APN: 156-145-17
Design Review 25-0633
Variance 25-0635
Applicant: Nancy Balmer-Csira, Architect, 949-244-6364, [email protected] City Staff: Isidoro Serna, Planning Technician, (949) 715-8616 [email protected]
Attachment 12
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Minutes of the Board of Adjustment/Design Review Board - 9 - Meeting of October 23, 2025 The Chair closed the public hearing.

Board Comments: Board Member Bauta stated the project meets design criteria, has no mass or scale issues, and appreciates the design considerations.

Board Member Weil had concerns on the white exterior, suggesting more articulation, and ensuring the Brooks Street right-of-way remains asphalt, and Holly Street gates stay within the property line.

Pro Tem Gannon concurs with Board Member Weil and could support the project, recommending a condition to minimize lighting to preserve the dark hillside at night.

Chair Gibbs agrees with Board Member Weil, adding more articulation to the white façade for improved visual compatibility.

Discussion continued regarding the façade colors and exterior lighting.

Board Member Weil made a motion, seconded by Board Member Bauta, to adopt Resolution 25-1724 approving DR-25-1724, CDP-25-1725, and REP-25-1726 for the property located at 31211 Holly Drive, and found said action categorically exempt pursuant to CEQA Guidelines Section 15301 and 15303, with the following conditions:
▪ The Strawberry tree in the front setback near Holly Drive shall not exceed the height of the garage roof, the remaining Strawberry trees shall be maintained at a maximum eight of 15 feet from grade.
▪ The public parking space on Brooks Street shall have an asphalt surface consistent with the street.
▪ Revise 20–30% of the exterior façade materials and colors of the ADU and all walls below the main house to reduce the amount of white and add articulation.
▪ All skylights shall be equipped with automatic night shades, and all outdoor lighting shall be hooded, fully shielded, and aimed downward.

If agreement cannot be reached, plans shall be returned to the Design Review Board for approval.

Motion LW Second IB Action APPROVE WITH CONDITIONS
Bauta __Y__ Coveny __ABSENT__ Gibbs ___Y___ Gannon ___Y___ Weil ___Y___

5.7. 31565 Eagle Rock Way | APN: 056-086-20
Design Review 25-0407
Coastal Development Permit 25-0408
Applicant: Stan Andrade, Andrade Architects, Inc. (949) 715-7474, [email protected]
City Staff: Heather Steven, Senior Planner, (949) 497-0332 193
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Minutes of the Board of Adjustment/Design Review Board - 10 - Meeting of October 23, 2025 [email protected]
The proposed request to construct a new 2,976.7 square foot, single-family dwelling with an attached two-car garage, elevated decks (464.9 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 in the VC (Village Community) zone.

Disclosures: Board Member Bauta visited the site, spoke with the applicant, Larry Nokes, Steve Kawaratani, and met with the two neighbors to the east.

Pro Tem Gannon visited the site with John Craig, spoke with Steve Kawaratani, Larry Nokes, and met with Ken Snyder.

Board Member Weil visited the site, met with Ken Snyder, Steve Kawaratani, Melinda Wren, and John from the applicant team and spoke with Larry Nokes.

Chair Gibbs conducted a site visit with John Craig, met with Melinda Wren and Ken Snyder, and spoke by phone with Steve Kawaratani and Larry Nokes.

Staff Presentation: Heather Steven, Senior Planner, provided a brief description of the project and staff’s recommendation.

Board Questions: None
Chair Gibbs opened the public hearing.

Project Representative: Stan Andrade, Architect, presented the project, thanked staff, described the plan modifications, and acknowledged that there are still issues to be addressed.

Public Testimony: Ken Snyder, neighbor, does not approve the project, has issues with mass and scale, view equity, privacy issues, not neighborhood compatible.

Speaker 1 does not support the project, view issues, and mass and scale.

Anne Klokow, property owner at 31573 Eagle Rock Way, expressed concerns regarding privacy, view impacts, and does not support the project.

Rebuttal: Stan Andrade, architect, stated he understood all elements must be addressed and would compromise with neighbors.

Board Questions: Pro Tem Gannon asked if the windows above the garage were coverings; the applicant stated they are a permanent screen element.

The Chair closed the public hearing.
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Minutes of the Board of Adjustment/Design Review Board - 11 - Meeting of October 23, 2025 Board Comments: Chair Gibbs stated the project does not meet neighborhood compatibility, mass and scale, privacy and view equity, impacts on light and air.

Pro Tem Gannon likes the articulation but has concerns with privacy and believes mass and scale needs improvement.

Board Member Bauta concurred with Chair Gibbs and stated that the project requires additional modifications to achieve overall balance.

Board Member Weil recommended architect collaborate with the neighbors to address articulation, view, and privacy concerns, and to revise the project accordingly.

Board Member Weil made a motion, seconded by Pro Tem Gannon, to continue Item

5.7 at 31565 Eagle Rock Way to March 26, 2026.

Motion LW Second JG Action CONTINUE TO MARCH 26, 2026
Bauta __Y__ Coveny __ABSENT__ Gibbs ___Y___ Gannon ___Y___ Weil ___Y___

5.8. 22 Vista Del Sol | APN: 670-231-03
Design Review 25-1514
Variance 25-0060
Applicant: Jim Conrad, Architect, (949) 497-0200 [email protected] City Staff: Daniel Latham, Associate Planner, (949) 464-6612 [email protected]
The proposed request to construct a new single-family residence that exceeds building site coverage and has elevated decks, pool and spa, hardscape, landscaping and grading. A variance is requested to encroach into the rear-yard setback (LBMC

25.44.050(A)(4)), to exceed the maximum floor area (25.44.050(D)) and to exceed the height limit (LBMC 25.44.050(F).

Disclosures: Pro Tem Gannon visited the site and spoke with Jim Conrad, Architect.

Board Member Bauta visited the site, met with Jim Conrad and applicants.

Board Member Weil evaluated the site and spoke with Jim Conrad.

Chair Gibbs visited the site and spoke with the applicant team.

Board Member Bauta requested an expediated hearing, and fellow Board Members concurred.

Staff Presentation: Daniel Latham, Associate Planner, provided a brief description of the project and staff’s recommendation.
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DRB 10-23-25_Item 5 (Completed 04/22/26)
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October 23, 2025, DRB Meeting, Item 5.7 (31565 Eagle Rock Way) Chair Gibbs:

Yeah, there was just a few details. I'm glad we worked it out tonight.

Now, the next project is 5.7 at 31565 Eagle Rock Way Design Review 25-0407. Coastal Development Permit 25-0408. Applicant, please come up. And ex parte.

Imer Bauta:

I visited site. I spoke with the applicant and visited with the two neighbors to the east.

Jessica Gannon:

I had a site visit with John Craig. I spoke with Steve Kortani, met with Ken Schneider.

Chair Gibbs:

And I had a site inspection with John Craig. I met with Melinda Wren and Ken Schneider, who are neighbors. And I also talked to Steve Karakami by telephone. With thatLouis Weil:

Wait, I got to go. I spoke with Ken, Steve Kortani, Melinda, and met with John from the applicant team.

Visited the site.

Chair Gibbs:

All right.

Louis Weil:

Didn't we get something from Larry?
Chair Gibbs:

We did get a Larry. Wait a minute. I spoke to Larry, too. I forgot I spoke to him.

Imer Bauta:

I spoke to Larry and I spoke with Steve, as well.

Chair Gibbs:

Yeah.

Jessica Gannon:

Was Larry? I did speak with Larry. I don't remember for which project, though.

Louis Weil:

He's out of town so we [inaudible 00:01:30].

Chair Gibbs:

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Yeah, it was quick. He's back east.

Jessica Gannon:

Yeah. I spoke with Larry Noakes, as well.

Louis Weil:

Can't forget him.

Chair Gibbs:

Can't forget him. All right. Heather, are you ready for this one? Oh, yeah. Let her take the time. That was ...

Heather:

Thank you very much. So item 5.7 is located at 31565 Eagle Rock Way near the intersection of Monterey Street. The project site is relatively flat and is vacant except for an existing 330 square foot storage building, some paved walkways, landscaping, and fencing. There's no development permits on record for this property, so it's unclear when the storage building was constructed. It's located right along the property line and will be demolished. The applicant is requesting design review to construct a new 2,976.7 square foot two story single family dwelling with an attached two car garage, 465 square feet of elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, and public street and sidewalk improvements in the village community zone. The proposed detached 297 square foot accessory dwelling unit does not require design review. However, it does require a coastal development permit.

As viewed from the street, the upper level at the front elevation is stepped back from the ground level garage. On the south side, the walls of the garage and the lower level are offset from the wider upper level to create articulation. As viewed from the street, the upper level at the front elevation is stepped back from the ground level garage.

On the south side, the walls of the garage and the lower level are offset from the wider upper levels.

Sorry, just said that again. Sorry. The exterior materials will differ on the upper and lower levels to provide interest and minimize the appearance of mass. The living area on the upper level is located toward the front of the structure with a flat roof over the rear area to maintain a lower profile. A 464 elevated deck with glass railings will be accessed from the main bedroom at the rear of the upper level.

The rear portion of the structure will have a flat roof which will extend over to the 297 square foot ADU and the area between the structures, the roofed area will create a 414 square foot covered patio at the rear. Access will be provided from Eagle Rock Way to the attached garage and a four-foot-high gate is proposed across the driveway at the front property line.

Proposed landscaping will include a mix of ground cover, shrubs, vines, and trees. Three trees are proposed at the site, including two redbud trees, one on each side of the driveway, and one strawberry tree in the planter by the pool. All trees will 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 pool and spa is 293 square feet and is proposed in the rear area and required pool fencing and self-latching gates will be installed.

In May of this year, the applicant installed staking poles for a different two-story dwelling design shown at the top of the slide. The proposed lower level garage is shown with the blue hash lines. The area in 197
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red hash lines indicates the previous upper level area and the previous elevated deck and terrace extended over most of the flat roof.

It was approximately 790 square feet and is highlighted in yellow with planters shown highlighted in green. And there was a stairway to access the deck and terraced from the backyard. Based on the concerns raised by neighbors, based on the staking and regarding view equity and the size of the proposed deck, the applicant chose to redesign the project as shown on the bottom slide. The upper level was shifted towards the street by approximately eight feet as shown in the red hash lines. A portion of the upper level roof was changed from pitch to flat, and the current deck and terrace has been reduced by relocating the deck railing and the stairway access to the deck has been eliminated.

These modifications have reduced view impacts for the property to the north.

Staff received two letters from neighbors expressing concern related to the mass and scale of the proposed structure, the building height, neighborhood compatibility, and view equity.

If the board finds the project meets all design criteria and required findings, staff recommends the board adopt Resolution 25-0407, approving Design Review 25-0407 and Coastal Development Permit 25-0408, and findings said action categorically exempt pursuant to CEQA Guidelines 15303. This concludes a presentation and I'm available for those questions.

Chair Gibbs:

Thank you, Heather. Good presentation. Any questions? All right. Open the public hearing. Stan, you have five minutes.

Stan Andrade:

Thank you. Hello, everyone. I am Stan Andrade, the architect for the project. Thank you, Heather, for all that she's done. She's been very supportive and helpful through the process. As she stated, we did have an original design. We needed to start somewhere and we started with a placeholder that we thought we'd like to see. So we did the design, we did the staking just as a process really recommends. Went to see the project staked from the viewpoint of the neighbors and recognized right away that there was challenges, serious challenges. So we went back to the drawing board, did, as Heather suggested, several items to modify the plan to try to help the circumstance. We restaked it, went again out to see the neighbors, and I can see it was a great improvement, but I could see that there's still challenges.

So I'm here to tell you tonight, I'm not here to defend what we have. I'm here to get feedback. I figured it was time to come here because we had actually put it off the project for many months to do this redesign initially. Thought it would make sense to come here, get a first response from you so I could get the pulse of where you were thinking. So I'm looking forward to some great comments tonight. We know there's work to be done. We understand that there's still issues with all the major elements, mass and scale, view equity, all the elements that need to be addressed. And so we're just looking forward to all your comments tonight so we can have some clear direction, go back to the drawing board, come back next year and hopefully have a project that is approval.

And I would say to the neighbors, I really am trying to find that right place. I've seen your letters, I'm sure the board is in your letters. I think the most effective thing that can happen tonight with everyone's time is to just let the board comment to me what they really feel so that I can really get to work on this.

And so please know that I'm really trying to work this out. And so with that, that's all I have to say and I'm looking forward to the comments.

Chair Gibbs:
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Stan, I appreciate your comments. Now I open up the members of the public who wish to speak. You will each have three minutes. How many people are going to speak? Louis Weil:

Come on up.

Chair Gibbs:

Come on up.

Louis Weil:

Ken.

Ken Schneider:

Stan, appreciate it. Appreciate it. Appreciate it. My name's Ken Schneider. I live at 315651 Eagle Rock Way, a couple houses up. And just give you my... I want to take my three minutes of time here.

First of all, I encourage you all to vote no on it, obviously, because of some major things that have to be done. A quick timeline, just to reiterate, I know you guys got my letters, you came out. Thank you very much for seeing with your own eyes. It was good. It all started before Stan. When, like the Wizard of Oz, one day I got a call and they were dropping a small house into the back of the property. I talked to Nicole Bovey, she goes, "That's not good. Put a stop order on it." They were doing landscaping fences just to set the pattern that it was not going good for about a year.

When I found out from Nicole that she goes, "Hold on, it'll be a moot point after a year. They're going to be a plan to put the place in a building thing." So Eric, I think your assistant, nice kid, came out. We went through the stuff. Our neighbors all looked at it and said, "Look, here's the ocean, here's the horizon, here's where we live, a lot of green stuff, everything's good." He goes, "I appreciate it. I appreciate it." So that all happened to get us to today. When the staking went up and the mass of the property covering the whole yard, the ADU, a pool, all glass, modern, doesn't even fit into the street with the trees. It was like a kick in the gut. I expected a plan, but nothing, nothing of this mass.

So then I started looking at the staking posts, which you saw, which I know you guys see a lot of properties. So in 15 seconds, I'll show you what I did. This was the view. This is the view with the staking poles from our bedroom. You can see where the lines go. Not only blocks the ocean, it blocks part of the horizon and the sky, all different levels. It's crazy. I have another livable unit right off the kitchen. You look out, same thing. Forget the ocean, no sky. I'll leave these with you. This is from our, the kitchen, which is part of the living area. Same thing, massive, massive height. And then the one part where Stan moved it over a little bit, I'm saying it's still probably a 75% blockage here. So I'm going to tell you that it's as bad as I could imagine.

If you look at A202 on the plans, there's also five or six windows that can look directly into our living spaces. 203 on the other side is all glass. That's crazy. I repeat, no blue water, partial sky. Stan said he's a professional. I know he is. He said he's done hundreds of the units. I think he can figure out how to do this.

Chair Gibbs:

Your time's up. Thank you. Your time's up. No, your time's up. 199
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Ken Schneider:

This is what I'll never see again.

Chair Gibbs:

Okay.

Ken Schneider:

Thank you.

Chair Gibbs:

Thank you. Any other speakers?
Imer Bauta:

Thanks for bringing in the photos.

Ken Schneider:

You want me to leave them? I know you took them.

Imer Bauta:

You can leave them on the desk if you want.

Ken Schneider:

Can I get them back?
Imer Bauta:

Oh, you can take them tonight.

Chair Gibbs:

No, take them tonight. We're not going to look at them after tonight. And we've seen the pictures, I think.

Ken Schneider:

I know. Thank you, though. I'll use them for the adjustment, how we move.

Chair Gibbs:

All right. Who's the...

Melinda Wren:
[inaudible 00:13:05] for the stand. These guys have all seen me. From my house. Thank you for coming out, by the way. So I'll start with this. The agenda of the design review board is to maintain the village atmosphere in the city. I looked it up, it's on the website. I'm here tonight to urge you all to vote no on this design in this neighborhood. The proposed project is on a 35-foot wide lot sandwiched between two single story homes. These particular homes have been owner occupied for over 35 years. Not only will I 200
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lose my ocean and Catalina views when the trees are trimmed, the height of this planned monstrosity is such that I am unable to see the sky or palm trees from my inside windows. You guys saw that in my bedroom, correct? At my desk. Can you acknowledge that you can't see the sky out my windows? Chair Gibbs:

Again, this is your time.

Melinda Wren:

Thank you.

Chair Gibbs:

We're not going to answer questions, though.

Melinda Wren:

Developer of this lot will profit at the expense of us longtime owners who will see millions of dollars of decreased value in our properties. Many people have questions and comments about the story poles, but I am shocked by one of them saying, and I will tell you that I learned this term from tonight when they said, "Your house is going to mold." Mold. And now I realize it's from lack of lighting, right? Because it's 25 feet high up against a single story house. I believe I have proven this proposed design will not maintain the village atmosphere in our beloved city. Anything other than a no vote on this design in this neighborhood would it be an egregious error? I urge each and every one of you to vote no on this design.

Chair Gibbs:

Thank you very much. If you could take your pictures, photos now. They're very good quality, by the way. All the big photos are very good quality.

Melinda Wren:

I didn't realize all of you guys have come out. I appreciate you coming.

Chair Gibbs:

Okay. No, thank you. Next speaker.

Anne Klokow:

Hi, I'm Anne Klokow. I'm at 31573 Eagle Rock, which is south of the property right next door. So we share the same property line andChair Gibbs:

I think I know you.

Anne Klokow:

You think?
Chair Gibbs:
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I think so.

Anne Klokow:

What a ridiculous coincidence.

Chair Gibbs:

It's been a while. How are you? Okay, go ahead.

Anne Klokow:

We worked at the same law firm.

Chair Gibbs:

And we were, yeah.

Anne Klokow:

And I was like, no. I am. Anyway. Okay. So my notes, because I got three minutes, right? Chair Gibbs:

Start three minutes before the distraction, because I think she looked up and was distracted. So start the three minutes over again.

Anne Klokow:

So anyway, I lived in my house for 36 years. I raised both my kids, went through Laguna Beach High School and I'm wasting so much of my time, but I really want to thank the community. We love Laguna. I mean, I want to cry because of what's going to happen to my home. But I'm telling you, both my kids graduated from UCLA and my youngest just graduated from Berkeley Law School. God help her. And so, Laguna Beach has excellent school systems. We've loved living here, and maybe my time's just over. I don't know.

But now to the point, is privacy is mine for the biggest part. So I have a 10,000 square foot piece of property and a small 1950s home that I love that has windows and French doors all over the place. And this building is going 25 feet right next to my property with glass windows all the way across. And it's higher than my property, so it even feels more looming. So I guess my question is, I know something's going to get built there, but like when you guys are worrying about these lights on the land, what do you think my backyard's going to look like with the whole wall of lights on all night? Right now, I have palm trees, the canyon view, and the sky, and two German shepherds. And that's what we do.

I feel I don't want to be against development. I actually finance for construction loans, so I know a lot.

But I also know about privacy and my neighbors who are going to be suffocated by this giant place.

Anyway, I got to move to ... And this new deck that's going to be, I think pretty much they'll be living with me because it's four feet from my ... I think it's within the setback too because as the staff report said and was reiterated tonight, the property line is this demo building that's going to be demolished, which, by the way, has been there since 1989 when I moved in. I think it was there when ... You know that was all one property, right? All of that property was one. Mine was the cottage, guest cottage, the Spanish place. Anyway, so that's why it's weird.
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And there's weird buildings just randomly placed on my property line. But now the architect says that's not the property line. It's one foot in on my property, which would mean removing 36 years of trees, palm trees, ficus trees, would all be gone. So where is the property line? That would just be the ... Can we figure that out so I can find out am I going to lose every bit of privacy, even all my growth that's got to be my trees, my palm trees? That thing is probably like 700 years old.

Chair Gibbs:

Anne, your time's up, butAnne Klokow:

And then we can worry about non-cooperation [inaudible 00:19:10] and the lies that were told to us.

Chair Gibbs:

You're done, but I have a question for you.

Anne Klokow:

Okay.

Chair Gibbs:

I'm looking at the site or the aerial. What parcel is yours? Anne Klokow:

To the left. To the left.

Chair Gibbs:

So is this parcel? The long one?
Anne Klokow:

Mm-hmm.

Chair Gibbs:

Okay.

Anne Klokow:

The long one.

Chair Gibbs:

Your one just closer to the beach.

Anne Klokow:

Correct.

Chair Gibbs:
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Okay. Thank you. Thank you for your comments. Any other comments? Seeing none, it goes back to you.

Stan, you got three minutes.

Stan Andrade:

Thank you. Anne, I hope it wasn't me you were referring to with lies. I hope that no one thinks I've been lying to you. Okay. I'm really trying to do the best I can in the position I'm in.

Anne Klokow:

Sorry.

Stan Andrade:

So it's okay. So IChair Gibbs:

Let's keep it to us, please.

Stan Andrade:

Yeah. I'm totally sympathetic to everything, everything everyone's saying. Again, as I said earlier, I just looking forward to some great comment. To that end, though, I would ask a couple things in the sense of comment. I totally get that every element needs to be addressed and we're going to do that. Just so you know, with the civil engineer, we've done everything we can to get the ground level as low as possible. There's a cross fall. Super difficult to even make the driveway work the way it is. So getting lower in the ground is going to be tough. We have nine-foot plates, three foot, 12 pitch. I don't know how much lower we can get in that regard. I recognize already we need to move, eliminate program, move towards the street as much as possible. Definitely want to help with the view and the view equity, but I'm not sure we can get all of it. The master bedroom's way to the front of his property. So unless we have no two story, I just don't know if we can achieve that, but we'll try, obviously. So that was that.

The master terrace. That's like a nothing thing. They could have zero master terrace. That's not really an objective to this project. I was just trying to cover the roof of the program below, but that could be low roof, just flat roof there. The real outdoor entertaining area is the actual terrace, the ground level, not the terrace elevated below. So just know that that's something that can even go away completely if we needed to.

Glazing, I get it. The design style, I'm trying to not just do a cottage. I hope you can appreciate it's not trying to be too contemporary, too edgy, but just trying to find something that has some design sense to it other than a typical cottage. We can design a cottage. We can put wood siding and make it look real cottagey. But I thought maybe something a little more creative might work, but hey, we'll hear what you have to say on that, as well.

And yeah, that's about it. So I've got a pen. I got paper. I'm ready. Lay it on me, what you got.

Chair Gibbs:

Any questions?
Jessica Gannon:

I have a question.
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Chair Gibbs:

Go ahead.

Jessica Gannon:

So the windows above the garage, are those windows coverings? So those are permanent? Chair Gibbs:

Yeah. So that's a design element. We've used it in another project. It really came out great. It's actually glazing behind, but it's a tight grate. They're two and a half inches in between and it's a fixed grate. So you can't evenJessica Gannon:

What's [inaudible 00:22:34]-
Chair Gibbs:

You can barely see out of them.

Louis Weil:

It's coarse architectural groove that sits in front of them.

Jessica Gannon:

Jewelry. Yes. I like that.

Stan Andrade:

Yeah. You can call it that. I don't call it that, but ultimately it's a screen and yeah, that's what I'm envisioning there. The glazing that comes down the other side, it's a lot of it. I get it. It was just an idea, if you look at the renderings, to try to get something creative there. But if that's got to go, we'll figure it out.

Chair Gibbs:

Any other questions? Seeing none, I'll close the public hearing and I'm going to start on this one. My comments are going to be rather brief, but feel free to everyone to elaborate.

Jessica Gannon:

You brief?
Chair Gibbs:

Yeah. You're going to be shocked, I think. This is a really challenging piece of property. I didn't look at Anne Klokow's property. And this again goes out. If you want us to see it, you need to make a request so we can come by and see the impact. So it's difficult for us, but we did see the impact from Melinda Wren's and Ken Schneider's.

So a couple observations. First is, it obviously is not neighbor compatible on a massive scale. I walked up and down the street. I looked at the other homes. That said, what is neighborhood compatible is a two205 205 of 215
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story house. In fact, Ken Schneider's house is two story and there's plenty of others. So we get this a lot to Anne Klokow and Melinda Wren. Single story homes in two story neighborhoods, it's tough.

Neighborhoods change and it's regrettably because I love ... I live in North Laguna and two stories are going in there and there's a lot of one story beach cottages. So we have to look at neighborhood compatibility. We can't just say, "Okay, here's a house next to two single story houses on either side.

Therefore, notwithstanding other houses in the neighborhood have two story, this one can't." So I think the mass in scale is way out of whack, but when you come back, a second story is perfectly acceptable, but it needs to be substantially scaled back.

The mass on the second story exacerbates the other problems. So the big problems are privacy for Melinda Wren and view equity for Mr. Schneider. There's view equity considerations for Wren, too, but she doesn't have a view of the ocean. So that's why I kind of look more view equity. Privacy, which I include light and air, you really need to open up her house. It's just not fair to totally block out her house and a big portion of her yard. That said, there's going to be a second story. I would push the program toward the street. That's what I would do. But I really think it's important, Stan, that I know you had some neighborhood discussion, but to what you ... And I'll be candid, what you put up would have given me a very bad taste in my mouth if I was Melinda Wren because you totally blocked out her property making it, and I respect you for it, come in and say, "I realize I got to change this in a major league way." And it's your complaints, Melinda, and it's your complaints, Anne and Ken, that led to those first comments. So I take them in good faith, but I really want you to work with the three neighbors. I know Anne, long time I've known her, when did we meet? In the early 90s for pizza? Very reasonable.

Everyone's reasonable here. I've talked to both Ken, I think they're in a state of shock. But you guys have to understand, I'll get to your view equity in a second. There's going to be impact on your light and air and privacy because he's entitled to a second story. View equity. It virtually takes all of his ocean view away from numerous ceremonial rooms.

The same time, it's view equity. It's not view preservation, which means his second story is going to impact your views because there's no other way to do it. But what's done is we look for equity. So what we want is balance, balance on privacy, balance on view equity. In that connection, windows facing ...

Anne, I didn't know that your project was as much as issue as Melinda, but you've got a real challenge with windows, with Melinda, because they look right into her, particularly the second story.

It's an easy lot to develop if you're only going to do a single story. If you go to two stories, you've got some serious view equity, privacy, light and air and windows. I think you can do it, but I think the best way to do it is to sit down and work with the neighbors. And neighbors, you need to understand there's going to be a second story there. So it's better to compromise with Stan. Stan, it's better to compromise with neighbors rather than having us decide.

So those are my comments. I have a great deal of confidence that you guys should be able to do it. We worked with Stan. He's reasonable. You guys come up with a compromise that's not going to make anyone happy, but everyone can live with. Those are my comments. Louis? Imer Bauta:

Thank you, Chair. I agree with your comments. I think you hit it on the head. I think there is a balance that needs to be had on both the view equity, but also the rights to build. I think, Stan, you got pretty clear marching orders on that. I would look to a substantial reduction on the upper half of the second level that would probably brighten it up quite a bit, and also moving the program a bit to the south. 206
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I think the reduction in windows square footage is called for. I think there's a lot of windows on that ocean facing side. If there's a way to reduce it while also preserving some privacy, I think that'll go a long way for the neighbor toward the west. Other than that, I agree with you, Board.

Jessica Gannon:

I can go next, unless you want to go.

Imer Bauta:

Go for it.

Jessica Gannon:

So there was an application. I'm not going to say this is how you should design it, but one thing to consider, there was an application that came before us earlier today where they separated the mass, so it gave a neighbor a view down the middle. So I would look into considering putting the pool further back and maybe rotating the pool so you can get programmed down below for your first story and then minimize the second story.

As far as view equity, I think you've done a great job. I didn't get to see the first rendering except for what was presented in the emails, but considering the current application from my point of view, when I was in Ken's house, his primary living space and primary deck and the future deck that he's going to have maintains a full view of the ocean.

As far as the bedroom goes, there's trees right now that are there that are going to be removed and there's going to be a building there. I don't know that bringing the upper level program to the street side will mitigate the light and air situation or improve Ken's view. I like the articulation. If you bring that upper level forward, it's going to be heavy overload for the street. So I don't agree with moving the program forward. I think you have great articulation from the street. And the fact that you have the window coverings, the permanent window coverings, it protects the ... I think the glazing is fine there.

And then for the south elevation, yeah, the upper level, that's just way too much glass that's facing a buildable lot. It's easy to say that after Anne sells the property or the next owner is going to develop that lot, as well.

So to mitigate future privacy concerns, get rid of the glazing, minimize the glazing. Privacy. Yeah.

Oh, the back bedroom. So the upper level for the north elevation. That back window looks directly into Ken's bedroom, master bedroom. So if you can minimize that, similar to what the window is to the left, where it's like that landscape style window. As far as massing, the appearance of massing, I think it can be corrected if you just add a little bit more material change, similar to what you have for the front portion of the upper level. And then let's see.

Yeah, so for the neighbor to the right, what elevation is that? The south elevation. It's a single story home and you have a lot of distance between your proposal and her house. I think it's enough. It's adequate. I don't know how else you can minimize that upper level because it's already indented in. The upper level's already indented to the left. I don't know how you would mitigate that other than creating somewhat of a U-turn or a U-shaped property where you have the entire ... Most of the lot, but keeping to the lot coverage equation and then creating two upper levels where maybe you have a popup at the street and then a pop-up in the back. I would maybe consider that. But as far as light and air for that neighbor, her house is so far the distance wise, I think that it's fine from my point of view.

Imer Bauta:
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Jess, I would add that you probably convinced me not to bring the front of the home forward on the second level, so I would stick with that. And those were my comments.

Chair Gibbs:

Louis?
Louis Weil:

Yeah. Stan, I appreciate your comments. For those that don't know Stan, he's been a very good problem solving architect over the years that I've known him and seen his projects. And so when he's saying he knows it's lots challenged, he means it. And the one thing that I would say is I would encourage you to invite him into your home. Let him come see your windows. Let him come see, work with him to help him see these things a little bit more directly.

I am sharing my photos that I took to staff, so they'll be in the files. As anything I do is public record anyway, but specifically, I sent them to Heather.

I think the front look of the house is very creative, but the creativity stops and it gets a little bland as it carries on. I think you've heard a bunch from my colleagues and I agree with them. I really want to open up the creativity on this one. A second floor can be there. I like the idea of the multi-pop-up that we just saw from Lee Bell on a different one. Maybe orientation of the pool could be in different spots. I think shifting, and even though it is a narrow lot, trying to find some articulation as you move through the length of the lot, I think could help the overall program, and where the popups are a little more specific and maybe some angles that work. Just plopping a big deck is probably not going to work. I don't mind the covered spaces, as I think that adds to privacy in the right spots.

So there are some really good elements in your program. I just think you probably need to restart and go for some more creativity on how this really solves. But I'm open, is what I'm trying to convey, to see what you can really come up with because I think a beautiful balanced home could be achieved by you and for this neighborhood. It's challenging because the neighborhood is an older stretch. A lot of single level homes or even this vacant lot that's been left alone for so long. I'm not married to cottage, but I think there does need to be some sensitivity to the shape and the characteristics that come to light to create these balances of view, light, and air, and overall mass for the program.

I'm glad you didn't bring us the first program and you pulled that back, but I think this was just a pullback from what was a good concept originally, but I think a fresh concept really could be admired by the board and by the neighborhood. So I encourage everyone to just work together. Usually that drives the best outcome, and thanks for sitting here and putting the first post in the ground.

Stan Andrade:

Not a problem. And by the way, the neighbors have been great. They've invited me into their home and so forth.

Chair Gibbs:

Okay.

Louis Weil:

Good.
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Chair Gibbs:

First of all, any other comments? All right. I'm going to conclude, unless of course somebody wants to comment on what I said. Normally what I do is I summarize where the consensus is, but I'm not going to do that here. I echo what Louis just said. You know the concerns we have. I think there is common concerns, too much mass and scale impacts on light and air and concern over view equity, maybe there's some disagreement on the board, but it requires a lot more thought into coming up with a concept that works here. And I think works means including working with neighbors. That doesn't mean neighbors you get to veto, but there is a house, a really cool house to be built here.

I think the key element is reducing the upper level, coming up with something creative. You can go more program in the lower level. We talked about moving the pool, switching it. I would focus on those things and hopefully you can come together with a good project that everyone can get behind and we can get approved.

Stan Andrade:

That's the goal.

Chair Gibbs:

Okay. How much time do you need on the continuous?
Stan Andrade:

A bunch. I think somethingChair Gibbs:

You want us to table it to be just to continue it to a date uncertain? Stan Andrade:

Actually, I thought about this based on a calendar situation I have. It's a personal thing, but March? Chair Gibbs:

We can go that far out.

Stan Andrade:

Is there a date in March?
Chair Gibbs:

I have no problem. Bill, you want to give us a date?
Stan Andrade:

I'd rather set a date and that would be great. I don't know what meetings you have in March, but ...

Bill Rodrugues:

March, we're looking at the 12th or the 26th.
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Chair Gibbs:

I'm really busy on the 13th and not the 12th.

Stan Andrade:
12th's my birthday, so I'll take the 26th.

Louis Weil:

You don't want to celebrate with us? I'll bring a party jacket.

Stan Andrade:

I'll probably have something else going on, but no. March 26th is great. That's plenty of time. We get through the holidays and...

Speaker 8:
[inaudible 00:38:27] is my birthday.

Louis Weil:

All right. We'll bring the party jacket.

Speaker 8:

I'll be here.

Chair Gibbs:

All right. So good luck to you. Good luck to everybody.

Louis Weil:

Are we set, then? March 26th?
Bill Rodrugues:

Hold on. What the hell are we [inaudible 00:38:39]-
Louis Weil:

Hang on, hang on, Chair, we need a motion and second to vote.

Bill Rodrugues:

I'll move item numberChair Gibbs:

What are you saying? Hold on a second.

Bill Rodrugues:

5.7 at 31565 Eagle Rock Way to be continued to March 26th, 2026. 210
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Jessica Gannon:

I'll second that.

Stan Andrade:

I'm sorry. Is there a change of the board coming?
Louis Weil:

Not until April.

Chair Gibbs:

Not until April.

Stan Andrade:

Okay, great. Because I'd love to see you all.

Chair Gibbs:

Perfect. March 26th will be the last meeting of this board.

Stan Andrade:

Okay, perfect. That'll be great. Thank you.

Chair Gibbs:

Call the roll.

Heather:

Member Bouta?
Imer Bauta:

Yes.

Heather:

Board member Weil?
Louis Weil:

Yes.

Heather:

Chair Pro Tem Gannon?
Jessica Gannon:

Yes.

Heather:
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Chair Gibbs.

Chair Gibbs:

Yes.

Heather:

Motion passes 4-0.

Bill Rodrugues:

Did you second that?
Jessica Gannon:

Mm-hmm.

Chair Gibbs:

She sure did.

Stan Andrade:

Thank you all. Have a great holiday.

Louis Weil:

Thank you neighbors.

Chair Gibbs:

And nice seeing you, Anne.

Louis Weil:

All right, see you [inaudible 00:39:30].

Chair Gibbs:

All right, the next one.

Bill Rodrugues:

Chair, can we do expedited for this one?
Chair Gibbs:

Can we do ... Let me call it and then this is on Vista Del Sol. Yeah. You guys good with expediting on this one?
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CITY COUNCIL ORDER OF TESTIMONY FOR APPEALS

AND REQUESTS FOR REVIEW OF PROJECTS
Purpose: The City Council is committed to assuring that members of the public have the opportunity to speak to any meeting agenda item before final action on projects. This Order of Testimony establishes the right of persons who specifically wish to speak on projects appealed to or otherwise reviewed by the City Council.

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

I. Appellant is Person Opposed to Approved Project:

1. Staff report summary provided.

2. The appellant has 5 minutes for opening remarks.

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

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

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

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

Attachment 14
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June 5, 2026
RE: Opposition to the Appeal of 31565 Eagle Rock Way – Design Review 2025-0407 and Coastal Development Permit 2025-0408
Dear Mayor Orgill and Council Members:

On behalf of property owner, David Davutoglu, I respectfully request that the City Council deny the appeal and uphold the Design Review Board's unanimous approval of 31565 Eagle Rock Way.

I appreciate the neighbors' participation throughout this process and their concerns regarding neighborhood compatibility, privacy, views and landscaping. These issues are important considerations in Laguna Beach and were carefully evaluated by the applicant team, City staff and the Design Review Board.

As detailed in the Staff Report, the Board first reviewed the project on October 23, 2025, and continued the application with direction to further address privacy, view equity, upper-level massing and glazing. In response, the architect reduced the upper-level floor area and height, reduced the upper-level terrace area and reduced glazing on both the north and south elevations.

At its March 26, 2026, hearing, the Board reviewed the revised plans, considered project staking and site observations, received testimony from neighboring property owners and approved the project by a 5-0 vote. During its deliberations, the Board specifically discussed privacy, view equity, neighborhood compatibility, landscaping and project massing before determining that all required Design Review findings could be made.

The appeal raises concerns regarding privacy, views, landscaping and whether additional meetings should have occurred between the Applicant and neighboring property owners. The applicant team focused on revising the project in response to Board direction and returning to the public hearing process, where all interested parties had the opportunity to review the revised design and provide testimony directly to the Board.

Most importantly, the record demonstrates that the Board carefully considered the issues raised by the appellants, reviewed revised plans and project staking, conducted site visits, required additional project-specific conditions and concluded that the project satisfied the City's design guidelines.

Staff notes, as the project was approved by a 5-0 vote, the Council's review may be limited to determining whether the Board proceeded in the manner required by law and whether substantial 214 of 215
evidence supports its decision. The appeal identifies no procedural error, nor does it demonstrate that the Board abused its discretion. Rather, it seeks reconsideration of design issues that were thoroughly evaluated during the public review process.

The Staff Report concludes that the Board proceeded in the manner required by law, gave due consideration to privacy and view concerns and reached a decision supported by substantial evidence. Staff therefore recommends that the City Council deny the appeal and support the approval.

For these reasons, I respectfully request that the City Council deny the appeal and uphold the Design Review Board's approval of Design Review 2025-0407 and Coastal Development Permit 2025-0408.

Sincerely,
Steve Kawaratani
Applicant Representative
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STAFF REPORT
Meeting Date:

June 9, 2026
APPEAL
B
SUBJECT: 399 PEARL STREET: PUBLIC HEARING FOR APPEAL OF DESIGN REVIEW BOARD APPROVAL OF DESIGN REVIEW 2025-1819 AND COASTAL
DEVELOPMENT PERMIT 2025-1820 FOR AN ADDITION TO AN EXISTING

SINGLE FAMILY RESIDENCE AND A NEW ATTACHED ACCESSORY
DWELLING UNIT LOCATED IN THE R-1 (RESIDENTIAL LOW DENSITY)

ZONE, AND CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15301 (CLASS 1) RECOMMENDATION: It is recommended that the City Council:

1. Open the public hearing, take public testimony, and continue the public hearing to a special meeting of the City Council on July 28, 2026; and

2. Find that the action to continue the public hearing is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3) (Common Sense Exemption).

SUMMARY OF THE MATTER
On April 9, 2026, the Design Review Board approved Design Review 2025-1819 and Coastal Development Permit 2025-1820 for an addition and remodel to an existing single-family residence located at 399 Pearl Street, including upper- and lower-level additions, increase in building site coverage, elevated decks, landscaping, and an attached accessory dwelling unit (ADU). On April 23, 2026, an appeal was filed by Lynda Fluent, Mark Fluent and Justine Fluent, property owners of 379 Pearl Street.

To continue the public hearing on the appeal without re-sending public hearing notices, staff recommends that the City Council open the public hearing and continue the matter to a special meeting dedicated to the consideration of appeals on July 28, 2026. The special meeting will begin at 3:00 p.m. Staff does not intend to provide a report at this time.

The sole purpose of this item is for City Council to take action on the requested continuance.

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

ENVIRONMENTAL ANALYSIS
In accordance with the California Environmental Quality Act (CEQA), the recommended actions are exempt from CEQA per Section 15061(b)(3), which is the commonsense exemption that the CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The action on the determination of the appeal at the continued public hearing will include compliance with CEQA. 1 of 217
APPEAL OF THE APPROVAL OF DR 2025-1819 AND CDP 2025-1820 AT 399 PEARL STREET June 9, 2026

ATTACHMENTS
None
Submitted By: Matthew Schneider Approved: .David A Kiff Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:

Brenda Wisneski, Principal Planner Jane Abzug, Assistant City Attorney Anthony Viera, Deputy Director of Community
Development
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