RESOLUTION NO. 26.XXX
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LAGUNA BEACH, CALIFORNIA, DENYING THE APPEAL AND
SUSTAINING THE DECISION OF THE DESIGN REVIEW BOARD
TO CONDITIONALLY APPROVE DESIGN REVIEW 2025-0407
FOR A NEW SINGLE-FAMILY DWELLING, ATTACHED TWOCAR GARAGE, ELEVATED DECK, GRADING, POOL, SPA,
LANDSCAPING, HARDSCAPE, NEW VEHICULAR ACCESS,
PUBLIC STREET IMPROVEMENTS, AND DEMOLITION OF AN
EXISTING STORAGE BUILDING, AND COASTAL
DEVELOPMENT PERMIT 2025-0408 FOR A DETACHED
ACCESSORY DWELLING UNIT AT 31565 EAGLE ROCK WAY IN
THE VC, VILLAGE COMMUNITY ZONE, SUBJECT TO
IMPOSING A MORE RESTRICTIVE CONDITION OF APPROVAL,
AND CATEGORICAL EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT GUIDELINES SECTION 15303
(CLASS 3)
WHEREAS, Stan Andrade, Architect (“Applicant”)1, for 31565 Eagle Rock Way (the “Property”), applied for Design Review (“DR”) 2025-0407 for a new single-family dwelling, attached two-car garage, elevated deck, grading, pool, spa, landscaping, hardscape, new vehicular access, public street improvements, and demolition of a storage building, and Coastal Development Permit (“CDP”) 2025-0408 for a detached Accessory Dwelling Unit (“ADU”) in the VC (Village Community) zone pursuant to Laguna Beach Municipal Code (“LBMC”) Section
25.05.040 and Section 25.07.004 (the “Original Project”); and WHEREAS, on October 23, 2025, the Design Review Board (“Board”) held a duly noticed public hearing to consider the Original Project. During the hearing, the Board evaluated the proposed design and received public testimony, which focused primarily on concerns regarding mass and scale, neighborhood compatibility, privacy, and view equity. Following discussion, the Board directed the Applicant to revise the project and to work with the neighbors before returning 1 The Project’s owner is David Davutoglu, who is within the definition of Applicant.
Attachment 1
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to the Board. Specifically, the Board provided the following direction to the Applicant: (1) address light and air, privacy, and view equity issues for neighbors; (2) reduce the upper-level program at the rear; and (3) minimize the glazing on the south and north sides of the upper level to provide increased view/open space and privacy for the immediate neighbors. The Board voted 5–0 to continue the hearing to March 26, 2026; and
WHEREAS, on March 26, 2026, the Board held a duly noticed public hearing and received public testimony regarding the revised project in response to prior Board direction (the “Revised Project” or “Project”). After deliberation, the Board voted 5-0 to adopt Resolution No. 25-0407, conditionally approving the Project, including finding the Project categorically exempt under the California Environmental Quality Act (“CEQA”) Guidelines Section 15303 (the “Board Approval”); and
WHEREAS, on April 2, 2026, property owners Ken and Denise Snyder of 31561 Eagle Rock Way (“Appellant”) filed an appeal of the Board Approval (the “Appeal”); and WHEREAS, on May 26, 2026, the City Council held a public hearing on the Appeal and carefully considered the oral and documentary evidence and arguments presented.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAGUNA BEACH DOES RESOLVE:
SECTION 1. The recitals set forth above are true and correct and are incorporated into this Resolution by this reference.
SECTION 2. The City Council hereby makes the following findings in response to grounds for the appeal stated in Appellants’ notice of Appeal:
1. “Neighbors did not get a meeting with the architect, as recommended by first DRB meeting, to discuss compromising.”; “Protocol was not followed.”; “There was no 18 -3- Reso. #
contact and no meetings with the architect, merely a submittal of plans and staking of the property.”
City Council’s Response
At the October 23, 2025, Board meeting, Chair Gibbs and Board Member Weil recommended the architect collaborate with the neighbors to address articulation, view, and privacy concerns, and to revise the project accordingly, however, the Board, as a body, did not direct the applicant to meet with the neighbors in their motion.
At the March 26, 2026 Board meeting, the Applicant stated that they took the Board’s previous comments very seriously and felt the Revised Project was approvable. During the public comments, the Appellant stated that the architect did not meet with the neighbors prior to the hearing. During rebuttal, the Applicant indicated his belief that they followed the process.
During ex parte, Board Members Gannon, Coveny, Bauta, Weil, and Chair Gibbs stated they met with the Appellant prior to the hearing2. During deliberations, Board member Gannon shared and discussed her photographs of the project staking taken from inside the Appellant’s home, and stated “Objectively, I can make the findings for view consideration and privacy” and she supported all the other findings stated in the report.3 Board member Coveny suggested adding planter boxes with plants along the upper level terrace railing to limit views directly from the terrace into the neighbor’s property to the west, thereby achieving additional privacy.4 In addition, Board member Bauta5 and Chair Gibbs6 found that view equity had been achieved with the Revised Project. Board member Weil made a motion to approve the project with additional 2 March 26, 2026 Design Review Board Transcript Page 1 [Gannon, Coveny, Bauta, Weil, Gibbs]. 3 March 26, 2026 Design Review Board Transcript Page 12 [Gannon]. 4 March 26, 2026 Design Review Board Transcript Pages 12-15 [Coveny]. 5 March 26, 2026 Design Review Board Transcript Page 16 [Bauta]. 6 March 26, 2026 Design Review Board Transcript Page 17 [Gibbs]. 19 -4- Reso. #
conditions.7 As such, the Board gave due consideration to the Appellant’s privacy and view equity concerns.
Although the Applicant did not meet with neighbors to discuss proposed changes to the project design prior to the March 26, 2026 hearing, the Board voted unanimously to approve the Revised Project and adopt the Resolution with additional conditions of approval. With those conditions in place, the Board found that all required findings for approval could be made.
The LBMC does not require an applicant to meet with neighbors regarding project revisions between hearings. It is reasonable to interpret the Board’s recommendation as an effort to improve the likelihood that the Applicant’s revisions would address relevant Design Review considerations, including privacy and view equity. While the Applicant did not meet with neighbors between the first and second hearings, the record shows that the Board specifically considered privacy, view equity, and neighborhood compatibility in its review.
2. “DRB unilaterally changing landscape plan for trees with no height restrictions, not in architect plans”
City Council’s Response
During the public comments, speaker Ann Christoph stated the trees on Eagle Rock Way are very special, and that Eagle Rock Way is one of the few streets that has a consistent street pattern with the Eucalyptus ficifolia, the “red flowering gum”. Ms. Christoph suggested that this species be planted on the site without a height limit. The Applicant agreed to replace two proposed Strawberry trees at the front of the property with Eucalyptus red gum trees. As such, the Board imposed the following project-specific condition of approval:8 7 March 26, 2026 Design Review Board Transcript Page 18 [Weil]. 8 While the condition of approval indicates that the landscape plans showed two strawberry trees proposed at the front yard of the Property, staff has since confirmed that the landscape plans identify two new Cercis Canadensis ‘forest 20 -5- Reso. #
Condition No. 30: The two Arbutus Marina (Strawberry Tree) in the front yard shall be replaced with Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) and this change shall be reflected in the landscape plan approved by the City prior to permit issuance.
The Eucalyptus ficifolia tree is the suggested street tree for Eagle Rock Way in the Landscape and Scenic Highways Resource Document9 (pg. 164). This species typically grows to approximately 30 to 40 feet tall. Although the Applicant was not proposing to plant trees within the public right-of-way, they agreed to replace the two proposed trees, which would grow to 15 feet tall, with the Eucalyptus trees in the front yard of the site consistent with the recommendations of the LSHRD. As noted by Ms. Christoph and the LSHRD, this species was planted along Eagle Rock Way during the Great Depression and remains a common feature of the street today. A site visit confirmed the presence of many mature specimens along the street frontage and, as conditioned, that established pattern would be continued along the Property’s frontage.
It is within the purview of the Board to require changes to proposed project plans during a public hearing and to add conditions of approval to a project. Here, the Board added several conditions to the project, including a requirement that the two trees in the front yard be replaced with Eucalyptus red flowering gum, with no height limit, and then voted unanimously to approve the Revised Project. The Coast Royal Neighborhood Landscape Guidelines direct the City to pansy’ trees (redbuds) at the front yard. The landscape plans presented to the Board also indicated that one strawberry tree would be planted to the rear of the proposed residence. Both the redbuds and strawberry trees were proposed to be maintained at a maximum 15-foot height. 9 Landscape and Scenic Highways Resource Document (“LSHRD”), November 2018 is available at the following location:
https://www.lagunabeachcity.net/home/showpublisheddocument/10216/637756186736200000. The Project is located in Neighborhood 12d, Coast Royal. The LSHRD notes that the “Red Flowering Gums on Monterrey and Eagle Rock Way are especially remarkable.” (Page 157.) Eucalyptus ficifolia (red flowering gum) is a recommended street tree for Eagle Rock Way (page 164).
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“Preserve significant trees and respect historical street tree patterns”; and “Plant new street trees as recommended, while respecting existing views.” (Page 157.) These directives are consistent with the goals and policies of the Landscape and Scenic Highways Element. Specifically, the goal of Topic 1, Neighborhood Character, is to “Protect and improve Laguna Beach’s neighborhood landscapes,” and Action 1.2.1 directs the City to “Consult neighborhood descriptions and recommendations contained in the Landscape and Scenic Highways Resource Document during the development project review process.” That is precisely what occurred here. However, LBMC Section 25.05.040(F)(7) also requires certain landscaping conditions on design review permits whereby mature growth height limits and maintenance schedules are set for vegetation that potential impact views:
Landscaping Conditions. The approval authority shall condition all landscaping approvals with mature growth height limits and maintenance schedules (type and frequency of pruning) for all vegetation that potentially impacts views. The landscaping shall be installed in accordance with the approved landscape plans. Thereafter, the landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, unless such plans are subsequently revised pursuant to subsection (B)(1)(v) of this section. Minor landscaping changes may be exempt from design review pursuant to subsection (B)(2)(b) of this section. (LBMC Section
25.05.040(F)(7).)
The Board did not find that the landscaping that is part of the Project would impact private views and therefore did not impose conditions of approval limiting mature growth heights and maintenance schedules. The Appellant’s view concerns were focused on ocean views across the rear of the proposed structure. The design of the upper level was reduced to address the view equity 22 -7- Reso. #
concerns. No concerns were raised regarding the proposed trees in the front yard. Nevertheless, it is acknowledged that this may have been due to the fact that the Applicant’s plans showed lowand medium-height vegetation at the front yard, with a mix of groundcover, shrubs, and two redbud trees proposed to be maintained at a 15-foot height. The Appeal includes a photo taken from the Appellant’s second floor front deck which shows a blue water ocean horizon view to the south, across the Applicant’s front yard. The Eucalyptus trees, which can attain a 30- to 40-foot height, would likely encroach upon that view. It should also be noted that the canopy of the Eucalyptus ficifolia has up to a 40-foot-wide spread. While pruning could attempt to resolve the view equity concern, the large natural size of this species may require significant crown reduction to an extent that would cause harm to the tree’s health and result in a tree that does not maintain its natural appearance and form. Regarding the Appellant’s suggestion that the City Council impose a maximum height on these trees to maintain the ocean horizon view, such a condition would likely require that the Eucalyptus trees be “topped” at a height well below their natural height at maturity.
This practice is discouraged by the Landscape and Scenic Highways Element.10 10 Landscape and Scenic Highways Element, Policy 8.18: Encourage sound pruning and discourage severe pruning and topping of trees that results in unsafe branching, unsightly tree forms, excessive green waste, and excessively thick regrowth.
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Figure 4. Appellant’s south-facing view at the second floor deck, across the front of the subject Property.
The City Council may impose more restrictive conditions of approval without finding an abuse of discretion. Based on the view equity concern, the City Council is requiring the two Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) trees to be replaced with two Arbutus 24 -9- Reso. #
Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a maximum height of 15 feet.
3. “City Council to address the changes from appellant”.
City Council’s Response
As discussed in response to Appeal Contention No. 1, the Board considered view equity and privacy and found that those criteria for design review were met. City staff hereby incorporates the response to Appeal Contention Nos. 1 and 2 into this response by reference. As discussed in response to Appeal Contention No. 2, due to the potential private ocean view impacts from the planting of two Eucalyptus trees at the front yard, the City Council is imposing a more restrictive condition of approval to replace the Eucalyptus trees with either two Arbutus Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a maximum 15-foot height.
SECTION 3. The City Council hereby makes the following findings and facts supporting findings for Design Review 2025-0407
Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistencywith the design reviewcriteria specified in Section
25.05.040(H), as set forth below:
1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.
The project proposes new vehicular access with a code compliant driveway from Eagle Rock Way to a two-car garage. The driveway will have a 2.8% slope and will intersect Eagle Rock Way at a 90-degree angle. No obstructions will be located within the 25 -10- Reso. #
required corner cutback areas, thereby minimizing interference with the use of adjacent properties and with pedestrian and vehicular traffic. Road improvements will be required, including curb and gutter, pavement, and utility extensions. Eagle Rock Way is classified as a local street, so an onsite turnaround is not required. The existing lot is less than 50 feet wide; therefore, the project is not required to provide a public parking space. All improvements in the right-of-way will be reviewed and approved by the Department of Public Works prior to permit issuance. Therefore, the project will not result in conflicts between vehicles, pedestrians, and other modes of transportation.
2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.
As viewed from the street, the upper-level of the front elevation is stepped back 5 feet from the ground-level garage with a sloping roof, a flat roof is proposed over the rear area of the upper and lower levels to maintain a lower profile, thereby reducing the perceived mass of the structure. On the south side, the upper-level extends beyond the lower-level to provide articulation. To create visual interest and further minimize perceived mass, the exterior materials will differ between the upper- and lower-levels (Figure 2). The upper level of the residence is located toward the front of the structure.
Since the previous hearing, the upper-level living area has been reduced in size by about 262 square feet by relocating the western wall 11 feet, 6 inches to the east. A 220-square foot elevated deck with glass railings will be accessed from the main bedroom at the rear of the upper level. This deck has been reduced by about 245 square feet from the 26 -11- Reso. #
previous design. To enhance the articulation of the design and reduce the appearance of massing, the project incorporates darker-colored roofing and varied exterior finishes between levels.
3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.
The project’ssoft contemporary design is a composition of various compatible materials and details and they are utilized creatively to provide a unique design. The architectural design incorporates light colored stucco, horizontal wood siding accents, vertical batten siding accents, a sloping dark gray standing seam metal roof toward the front of the residence, dark gray decorative metal louvered accents, dark metal cladded eaves, windows with dark metal frames, and glass guardrails. The proposed residence is designed with the upper-level and sloped roof toward the front (east) of the site and with a flat roof on the one-story portion toward the rear (west) of the site.
Since the previous hearing, the upper-level has been redesigned to reduce the size by about 262 square feet by relocating the western wall 11 feet, 6 inches to the east and replacing 135 square feet of formerly pitched roof with a flat roof to reduce the appearance of mass and potential view impacts for neighboring properties to the east of the site.
4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized. 27 -12- Reso. #
The proposed project is located within a developed residential neighborhood. The existing site is relatively flat with no existing rock outcroppings, ridgelines, or significant water courses. The proposed grading includes 15 cubic yards of cut and 50 cubic yards of fill outside the building footprint to level the site. This is a nominal amount of grading that will not significantly alter the existing terrain. A soils report was submitted by the applicant and was approved by the City’s geotechnical consultant (Attachment 6).
5. General Plan Compliance: The development shall comply with all applicable policies of the General Plan, including all of its elements, applicable specific plans, and the certified local coastal program.
The project complies with the General Plan including, but not limited to, the following policies:
General Plan Policies
Land Use (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.
The existing site is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on west side of the site and no more than one foot of cut on the east side which will level the site for the construction of a two-story single-family dwelling and 28 -13- Reso. #
associated improvements. No fill will occur within the required side or rear setback areas. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site.
LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on viewsfrom public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).
The design of the proposed two-story dwelling places the upper-level living area to a limited area toward the front of the house to reduce upper-level massing. Since the previous hearing, the living area on the upper level was reduced by relocating the western wall 11 feet, 6 inches to the east and 135 square feet of pitched roof was converted to a flat roof. This additional reduction of upper-level massing and the flat roof on the one-story areas toward the rear of the site are intended to provide improved view equity for the adjacent neighbor to the north. There are no public coastal or canyon views across the project site. The nearby public park, “South Laguna Village Green,” contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project from public view. As such, the project will not result in adverse impacts on views from public locations.
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LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant on-site resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures. Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).
The existing site is relatively flat and there are no natural topographic features, or other significant resources on or near the project site. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The project is designed to be compatible with the surrounding development in the neighborhood. The site is not visible from major highways and arterialstreets. The nearby public park, “South Laguna Village Green” at the intersection of Catalina St. and Monterey St., contains mature trees along the southern and eastern perimeter which would provide an adequate visual buffer between the park and the subject site. As such, the project will not result in adverse impacts on views from public locations.
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LU Policy 7.3 Design and site new development to protect natural and environmentally sensitive resources, such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize natural landform alterations. (Same as Policy 10.2.) GOAL: Protect, preserve, and enhance the community’s natural resources.
The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location.
LU Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.
The project is located in a fully developed residential neighborhood where all necessary infrastructure to support residential development (i.e., roads, water, sewer, 31 -16- Reso. #
gas, and electric) are present. The existing topography is relatively flat. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas.. The project proposes a single-family dwelling and an accessory dwelling unit where no more than one junior accessory dwelling unit could be permitted on the subject site in the future. The project simply proposes a home and detached ADU within this neighborhood and will laterally connect the project site to the existing infrastructure. As such the project will not result in environmental impacts or have the potential to induce growth.
LU Policy 10.2 Design and site new development to protect natural and environmentally sensitive resources such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize landform alterations. (Same as Policy 7.3) GOAL: Ensure that proposals for new development, subdivisions, and major remodels are sufficiently evaluated to protect public health and safety and natural resources.
The existing site is relatively flat and does not contain any natural or environmentally sensitive resources. The project proposes up to 2 feet, 4 inches of graded fill on south side of the site and no more than one foot of cut on the north side to which will level the site for the construction of a two-story single-family dwelling and associated improvements. No fill will occur within the required side or rear setback areas. The design of the proposed dwelling will be visually compatible with the surrounding 32 -17- Reso. #
residential uses. There are no public views across the project site. The nearby public park, “South Laguna Village Green”, contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project site from the public location.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
The project site contains an existing 330 square foot storage building which will be demolished. Although there are permits on file for the structure, it is not a historic resource; nor is the subject property is not listed on the City’s Historic Register
7. Landscaping: Landscaping shall be incorporated as an integrated part of the structure’s design and relate harmoniously to neighborhood and community landscaping themes. View equity shall be an important consideration in the landscape design. The relevant landscaping guidelines contained in the City’s “Landscape and Scenic Highways Resource Document” should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping.
The landscaping plan has been reviewed and approved by the City’s landscape consultant for compliance with the City’s landscaping requirements and the Landscape and Scenic Highways Resource Document. The proposed planting plans, provided as sheets C.101, C.102 and P.101, include a mix of groundcover, shrubs, vines, and trees. Three trees are proposed on the site, including two Redbud trees, one on each side of the driveway, and one Strawberry tree in the planter near the pool. All trees have a mature height of 15 feet. A large pine tree in the public right-of-way will be 33 -18- Reso. #
removed to accommodate the proposed driveway. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned. In addition, a stacked pebble stone fountain, with a submersible pump, and a vertical garden will be installed on the rear perimeter wall.
8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, high-gloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.
The proposed project building lighting (Sheet A.003) and landscape lighting (Sheet C.101) specify the fixture types and locations. All lighting will be low wattage LED, shielded, and directed downward, consistent with the City’s Good Neighbor Lighting Ordinance to avoid impacts to neighboring properties. The project proposes a dark gray standing seam metal roof which will be a non-reflective (matte) finish.
Therefore, the proposal will not cause glare or have negative visual impacts to surrounding properties.
9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles. 34 -19- Reso. #
The surrounding area consists largely of one and two-story cottages and ranch-style homes with a few contemporary residences in the vicinity. The residences immediately adjacent to the north and south are one story in height. Two story residences are located to the north and east of the site. The applicant has designed the upper level of the proposed structure to be located toward the front (east) portion of the structure. Since the previous hearing, glazing on the south elevation of the upper level was reduced from 8 windows to 3 windows, glazing on the north elevation was reduced from 5 windows to 3 windows, the upper-level living area was reduced by about 262 square feet and the western wall was relocated 11 feet, 6 inches to the east. In addition, the elevated deck at the rear of the upper level was reduced by nearly 245 square feet by relocating the deck railing approximately 21 feet to the east and a portion of the upper-level pitched roof was revised to a flat roof. With these revisions, the proposed soft contemporary, two-story design will be compatible with the existing development in the neighborhood in that the height, scale and size is in keeping with the patterns of development in the area.
10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.
Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria. 35 -20- Reso. #
11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.
The design of the proposed residence provides ceremonial or major entertainment areas at ground level. The upper level consists of bedrooms and will be constructed toward the front of the site. Since the previous hearing, glazing on the south elevation of the upper level was reduced from 8 windows to 3 windows, glazing on the north elevation was reduced from 5 windows to 3 small windows which are not aligned with the windows on the structure to the north. The upper-level living area was reduced by about 262 square feet and the western wall was relocated 11 feet, 6 inches to the east. In addition, the elevated deck at the rear of the upper level was reduced by nearly 245 square feet by relocating the deck railing approximately 21 feet to the east. The proposed ground level outdoor area will include a covered patio and pool with six-foot-high fencing. As such, the project will not result in a substantial invasion of privacy of neighboring properties.
12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.
Design Review Criteria for Public Art is related to commercial development and this residential project is not subject to those criteria.
13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.
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Design Review criteria for Pedestrian Orientation is related to commercial development and this residential project is not subject to those criteria.
14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.
The project will meet Title 24 Energy and Building Code requirements, which includes insulated windows and energy-efficient lighting. The applicant will be required to provide proof of compliance. The roof plan includes 508 square feet of solar ready, flat roof area.
Further, the applicant will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris.
15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where: (a) geology conditions allow; (b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.
The proposed project includes a 293 square foot in-ground swimming pool and spa at the rear of the property where impacts to adjacent properties will be minimal. The pool equipment will be outside of the required setbacks and located in a planter adjacent to the rear wall of the detached ADU. The equipment specifications will be reviewed prior to building permit issuance for conformance to the maximum allowed noise levels for singlefamily residential properties. The project is conditioned to allow pool equipment to be operated between the hours of 9:00 AM and 9:00 PM only and to require installation of a 37 -22- Reso. #
timer to ensure compliance. The required wood pool enclosure fencing and self-latching gates will be installed, as required by the Building Code. The wood fencing and gate material will be compatible with the architectural style of the proposed residence.
16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.
As designed, the proposed two-story structure purposely reduces the upper-level massing at the rear exposure of the property with the upper-level being limited toward the front of the property closest to the street. Since the previous hearing, the living area on the upper level was reduced by relocating the western wall 11 feet, 6 inches to the east and 135 square feet of pitched roof was converted to a flat roof. This additional reduction of upper-level massing and the flat roof on the one-story areas toward the rear of the site are intended to provide preservation of views for the adjacent neighbors to the north. The proposed trees would reach a mature height of 15 feet which would be below the maximum roof height of the structure.
Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.
The project is consistent with the Residential Design Review Guidelines and the Landscape and Scenic Highways Resource Document, as explained above. 38 -23- Reso. #
Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.
The existing site is relatively flat. As described under Finding 1 in response to various Design Review criteria, the proposed two-story dwelling is appropriately scaled in relation development in the surrounding neighborhood. The architectural design incorporates light colored stucco, horizontal wood siding accents, vertical batten siding accents, a sloping dark gray standing seam metal roof toward the front of the residence, dark gray decorative metal louvered accents, dark metal cladded eaves, and glass guardrails which are consistent with the soft contemporary design of the proposed residence. The proposed residence is designed with the upper-level and sloped roof toward the front of the site and with a flat roof on the one-story portion toward the rear of the site to reduce potential view impacts for neighboring properties to the east of the site.
Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
This project is not subject to any other specific plan or additional design review criteria.
SECTION 4. The City Council hereby makes the following findings and facts supporting findings for Coastal Development Permit 2025-0408:
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local 39 -24- Reso. #
coastal program land use plan.
The subject property does not contain, nor is it adjacent to, any existing or proposed public accessways identified in the adopted Local Coastal Program Land Use Plan. The proposed ADU development will not alter or encroach upon any legally utilized public accessway, as none exist on or near the site.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The site is not an oceanfront lot and will not adversely affect marine resources. There are no environmentally sensitive areas or known archaeological or paleontological resources on the site.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources. The project is located within an established residential neighborhood.
The northwest (rear) property corner is slightly offset from the eastern property corner of the “South Laguna Village Green” at the intersection of Catalina St. and Monterey St. The park site contains mature trees along the southern and eastern perimeter which would obscure the view of the proposed project from the park. The proposed detached ADU will be limited to one story with a maximum height of 10 feet, 8 inches above the finished grade and will be set back 29 feet, 6 inches from the rear property line. The ADU will not be visible from surrounding properties and, as such, will not adversely affect recreational or visitor-serving facilities and will not obstruct or degrade views of the coast or other scenic resources.
4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation 40 -25- Reso. #
areas, and will provide adequate buffer areas to protect such resources.
The proposed ADU development will not have adverse impacts to environmentally sensitive habitats as no environmentally sensitive habitats exist on or near the project site. The proposed ADU will not have adverse impacts to scenic resources located in adjacent parks and recreation areas because the proposed one-story ADU will be set back 29 feet, 6 inches from the rear property line and will not be visible from the surrounding properties. The nearby public park, “South Laguna Village Green” at the intersection of Catalina St. and Monterey St., contains mature trees along the southern and eastern perimeter which would provide an adequate visual buffer between the park and the subject site.
5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.
The existing site is relatively flat. The project proposes a nominal amount of graded fill to level the site for the construction of a two-story single-family dwelling. The proposed detached ADU will be located at the rear of the site. The project will not substantially alter any natural or existing landforms, in that the site is in a developed neighborhood, and no natural landforms exist on the site. The development will not pose undue risks related to geological, erosional, flood, or fire hazards, as it will be required to comply with all applicable Building Code standards.
6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas.
The proposed one-story ADU will be located toward the rear of the property behind a proposed two-story single-family residence. As such, it will not be visible from the surrounding areas.
Further, the property is not located in a visually degraded area.
7. The proposed development will not have any adverse impacts on any known 41 -26- Reso. #
archaeological or paleontological resource.
There are no known existing archeological or paleontological resources in the project area.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The project site is a buildable lot in a developed neighborhood with adequate utilities, access roads, drainage, and other necessary facilities to serve the proposed ADU.
9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.
Other public services, including solid waste collection and roadway capacity, are adequate to serve the proposed development.
The project is consistent with all applicable policies of the Certified LCP.
LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.
Land Use and Open Space/Conservation General Plan Elements Zoning Map
Title 25 (Zoning Code)
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.
The project site is not located between the sea and the first public road paralleling the sea. As detailed above in the facts supporting Finding Number 1, the proposed development is in conformity with the certified local coastal program.
Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act. 42 -27- Reso. #
As described further herein, the project does not have any significant adverse environmental impacts.
The Project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, as discussed further herein.
SECTION 5. Based on its review of the entire record before it, the City Council hereby finds and determines, in accordance with CEQA, that the Project is categorically exempt pursuant to State CEQA Guidelines, Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures Here, the project is limited to the construction of a new two-story single-family dwelling and a detached ADU in a developed residential neighborhood along with associated improvements, including two-car garage, elevated deck, grading, pool, spa, landscaping, hardscaping, new vehicular access, public street improvements, and demolition of an existing storage building.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply.
The project site does not contain any environmentally sensitive areas because it contains ornamental landscaping and paving in a developed neighborhood The City’s environmentally sensitive area maps do not identify any such areas on-site and there are no mapped watercourses on the subject site. There will be no cumulative impact resulting from successive projects of the same type in the same place over time because the Project proposes a single-family dwelling and an accessory dwelling unit and the City is unaware of plans for future development on the site.
There are no unusual circumstances resulting in a significant impact on the environment in that construction of a new single-family residence and ADU within a developed neighborhood is anticipated on the site. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway in that there are no such resources on the site. The project is not located on a 43 -28- Reso. #
hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA in that there are no historic structures on the site. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA. City Council directs staff to cause to be filed a Notice of Exemption (“NOE”) with the County Recorder's Office and state Clearinghouse within 5 days of adoption of this Resolution.
SECTION 6. The City Council hereby denies the Appeal and sustains the Design Review Boards’s determination on the Project, as reflected in Resolution No. 2025-0407, including all conditions attached thereto, which such Resolution and conditions are incorporated herein by this reference subject to the following more restrictive condition of approval:
1. The two Eucalyptus (Corymbia) ficifolia (Red Flowering Gum) trees shall be replaced with two Arbutus Marina (Strawberry Tree) or Cercis canadensis (Redbud) trees, to be maintained at a height not to exceed 15 feet.
ADOPTED this 9th day of June, 2026.
Mark Orgill, Mayor
ATTEST:
Ann Marie McKay, City Clerk
44 -29- Reso. #
I, Ann Marie McKay, City Clerk of the City of Laguna Beach, certify that the foregoing Resolution No. 26.XXX was duly adopted at a regular meeting of the City Council of said City held on June 9, 2026, by the following vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
City Clerk, City of Laguna Beach, California
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