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
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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