DESIGN REVIEW BOARD STAFF REPORT
March 26, 2026
Agenda Item No. 5.8
Case No: Design Review 2026-0278, Coastal Development Permit 2026-0279, and Variance 2026-0280
Request: Construct a detached accessory dwelling unit with aggregate storage, an elevated deck, grading, stairs, air conditioning unit, and associated retaining walls within a watercourse setback.
Location: 855 La Vista Drive | APN: 641-352-57
Applicant: Gregg Abel
(949) 683-1007 | [email protected]
Owner: Gregg Abel
Staff: Community Development Department
Shehriyar Khan, Associate Planner
(949) 715-0672 | [email protected]
Recommendation:
Adopt Resolution 2026-0278 approving Design Review 2026-0278, Coastal Development Permit 2026- 0279, and Variance 2026-0280 for the property located at 855 La Vista Drive, and find 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, and Section 15305, Minor Alteration is Land Use Limitations, because the proposed project scope involves the construction of an accessory dwelling unit location partially within a modified (i.e., underground piped) watercourse setback.
Coastal Development Permit:
The project site is located in the non-appealable area of the Coastal Zone. A Coastal Development Permit is requested to authorize development of an accessory dwelling unit pursuant to Laguna Beach Municipal Code (“LBMC”) Chapter 25.17.010(d)(1)(B)(iii). Action on the coastal development permit is not appealable to the California Coastal Commission.
Board Members within a 500’ Radius: None
Attachment 6
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EXECUTIVE SUMMARY:
The applicant, Gregg Abel, requests approval of a Design Review, Coastal Development Permit, and Variance to allow the construction of a new detached Accessory Dwelling Unit (“ADU”), and associated site improvements on a developed residential property located at 855 La Vista Drive in the R-1 (Single Family Residential) Zone. The proposed development includes a 972-square-foot ADU with an elevated deck, and storage area, retaining walls, and related grading and access improvements necessary to accommodate the site’s sloping topography.
The project site is traversed by a mapped watercourse and associated 25-foot setback; however, the drainage feature has been substantially modified and is currently conveyed through an existing subterranean City installed storm drain system. The requested variance would allow limited encroachments into the setback for improvements that have been carefully sited and designed to respond to the site constraints, minimize grading, and integrate with the surrounding hillside environment.
Staff has analyzed the project and finds that facts to support approval can be made for the requested entitlements. Therefore, staff recommends that the Design Review Board approve Resolution 2026-0278.
PROPERTY AERIAL PHOTO
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SITE PHOTOS
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PROPERTY INFORMATION
Land Use Designation Village Low Density (1-7 DU/AC)
Zoning Designation R-1 Residential Low Density
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 Site Coverage % (sf) 35% (12,682)
max
7.83%
(2,836)
11.3%
(4,101)
Yes
Landscape Open Space 35% 84.28%
(30,538)
79.7 %
(28,874)
Yes
ADU Height (Lowest floor to top
of roof)
16’ N/A 16’ Yes
ADU Setbacks
Side (South)
Side (West)
4’
4’
4’ 10’’
5’
Yes
Yes
DISCUSSION/ANALYSIS:
Site History
The subject property was legally established as Lots 7 and 8 of Tract 503 and Lot B of Tract 825 as a result of a land division prior to 1940. The property was developed with a single-family residence and garage in 1934. Subsequent permits include a sewer permit issued in 1938 and a building permit in 1939 for a residential remodel. In 1987, the Design Review Board approved Design Review 87-161 for additions to the existing residence, including increases in floor area, decks exceeding three feet in height, and construction above street level. In 1988, the City issued a building permit for an addition to the master bedroom deck.
More recently, the property been subject to lot line adjustments with the adjacent property at 700 Virginia Park Drive, resulting in the current lot configuration. On October 6, 2015, the City Council approved Lot Line Adjustment 15-1216 and Coastal Development Permit 15-1217, and on August 13, 2024, approved Lot Line Adjustment 23-2191 and Coastal Development Permit 24-0151. The most recent adjustment was recorded on October 24, 2024, establishing the existing lot line conditions for the subject property.1 The Open Space/Conservation Element of the General Plan identifies a significant natural drainage watercourse and corresponding 25-foot setback on the property. Historically, this drainage feature conveyed natural runoff from the hillside terrain above Skyline Drive through a canyon that extended across the site. 1 The 2015 lot line adjustment followed the City Council’s abandonment of an approximately 1,500-square-foot portion of Virginia Park Drive right-of-way as part of a broader effort to reconfigure three legal building sites under common ownership into two parcels. The abandoned right-of-way was subsequently merged with the adjacent property at 700 Virginia Park Drive. 136
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Subsequent development of Skyline Drive altered the natural drainage patterns, and in 1999 the City constructed a storm drain system to capture and convey upstream flows.
The existing system consists of catch basins within Skyline Drive that discharge runoff downslope through a storm drainpipe traversing the subject property. As a result, the original open drainage channel has been replaced by subsurface infrastructure, although the mapped watercourse and associated setback continue to apply. The mapped alignment generally follows the northerly portion of the property to the westerly property line. A utility easement exists over the piped segment to allow for access and maintenance of the drainage facility.
Staff conducted a site visit on February 26, 2026, and confirmed that the property is maintained in substantial conformance with its entitlement history.
The property has no pending Code Enforcement activity.
Proposed Project
The project proposes the development of a new detached accessory dwelling unit (ADU) and associated site improvements. The proposed improvements include the construction of an approximately 972-square-foot detached ADU with attached storage areas, and a 136-square-foot elevated deck measuring approximately 29 feet in width and 6 feet in depth along the west side of the ADU, oriented toward the entrance from Virginia Park Drive. The project also includes associated grading, perimeter stairs surrounding the ADU, installation of an air conditioning unit, and retaining walls exceeding five feet in exposed height located on north and south side of the ADU and within the watercourse setback.
Design Review is required for the proposed elevated deck, retaining walls, and grading outside of the building footprint. The elevated deck will maintain a four-foot setback from the westerly property line and an approximately 6-foot-7-inch setback from the southerly property line. The project involves approximately 53 cubic yards of cut outside the building footprint and 231 cubic yards within the footprint, for a total net export of 284 cubic yards. Design Review is not required for the ADU; however, the ADU requires a Coastal Development Permit. The applicant also requests a variance for development within the 25-foot watercourse setback.
The project site is currently developed with an existing single-family residence, garage, paved driveway, with approximately 30,538 square feet of landscaped open space (84 percent of the parcel). The project will retain 28,874 square feet of landscaped open space (79 percent), which exceeds the required 35% minimum requirement in the R-1 zone.
The existing residence is set back from La Vista Drive and screened by vegetation. The westerly property line, along which the ADU is proposed to front, is visible from the public right-of-way at the terminus of Virgina Park Way, a dead-end street.
Two parking spaces are provided for the primary residence. No additional parking is required for the ADU, because it is located within one-half mile from a bus stop pursuant to LBMC Section 25.17.010 (g)(4)(B)(i). 137
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No work is proposed within the public right-of-way, and the site has access to all utilities and adequate public services to serve the proposed ADU.
ENTITLEMENTS: Following is an analysis of this project’s design review, coastal development permit, and variance applications:
Design Review
Design review is required for projects involving elevated decks more than three (3) feet above the adjacent existing grade (LBMC Section 25.05.040(B)(3)(a)(ii)); grading in excess of 20 cubic yards outside the building footprint (LBMC 25.05.040(B)(1)(m)); and retaining walls in excess of five feet in exposed height (LBMC Section 25.05.040(B)(1)(c)). Design review is governed by LBMC 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:
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.
Vehicular access to the subject property will continue to be provided from the existing driveway off La Vista Drive, and no modifications to this access point are proposed. The existing driveway serves a low-intensity residential use and does not create significant conflicts with vehicles or pedestrians at its intersection with the public
The proposed deck, site grading, and retaining walls are located entirely on private property and will not interfere with vehicles, pedestrians, or other modes of transportation. While the ADU fronts the westerly property line adjacent to Virginia Park Way, no vehicular access is proposed from this frontage, and the area is limited to pedestrian visibility only from the terminus of the dead-end-street.
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.
The proposed elevated deck is minimal in scale and does not contribute to visual mass. Its simple design and placement along the west side of the ADU maintain separation between structural elements and avoid the appearance of a continuous façade plane. The retaining wall subject to design review, located northeast of the ADU, is L-shaped and wraps along the north and east sides of the structure, defining the required fire access path. The wall measures approximately 7 feet 3 inches in width as viewed from the west elevation and extends approximately 24 feet in length along the north side of the ADU, with its exposed height stepping down with the natural slope of the site. This 138
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configuration is driven by site constraints, including existing topography and the requirement to provide wraparound fire access, with the additional width accommodating circulation while avoiding a tunneling condition.
The visual impact of the wall is reduced by its location behind the ADU, its setback of approximately 38 feet from the westerly property line, and the upward-sloping topography that limits visibility from the public right-of-way. In addition, integrated planters break up the wall plane and provide opportunities for landscaping to soften its appearance. Collectively, these design features minimize perceived mass and ensure the development remains compatible with the surrounding hillside environment.
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 proposed elevated deck and retaining walls are designed to be consistent with the architectural character of the ADU through the use of simple forms, cohesive materials, and restrained detailing.
The deck’s straightforward design complements the overall building without introducing competing architectural elements, maintaining a unified appearance.
The retaining walls are similarly designed with materials and finishes that are compatible with the structure and surrounding hillside context. Their treatment, along with the incorporation of landscaping elements, ensures they remain visually subordinate to the primary structure.
Collectively, these features reinforce a cohesive architectural expression and maintain design integrity throughout the development.
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 mapped watercourse has been substantially altered from its natural condition and is now conveyed through the City’s storm drain system. The proposed deck, located approximately 6 feet 9 inches from the watercourse centerline, along with associated project grading and retaining walls within the 25-foot watercourse setback, will not adversely affect the remaining functional or scenic characteristics of the drainage feature.
The project is designed to utilize the existing terrain, with improvements concentrated in previously disturbed areas near the existing residence. Grading is limited to what is necessary to accommodate the ADU, fire access, and site circulation, thereby minimizing disturbance to the surrounding hillside. No impacts to heritage trees, ridgelines, or other prominent natural features are proposed.
Additionally, all improvements are located outside of visually prominent areas, ensuring the site’s overall natural character is preserved.
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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 proposed project complies with the following policies of the General Plan as discussed below:
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 proposed project is consistent with this policy as demonstrated in the design articulation, environmental context, and neighborhood compatibility criteria. The proposed improvements are designed in harmony with the site’s natural downward slope toward Virginia Park Drive, minimizing the need for significant alteration of existing topography The proposed elevated deck is designed to extend with the natural grade of the site, reducing the extent of grading required and allowing the structure to remain visually integrated with the hillside setting. The project will not impact public views as it is setback from any major streets and screened by existing vegetation.
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 elevated deck, grading, and retaining walls will be located at the end of Virginia Park Drive on the lower portion of the lot, well below the La Vista Drive frontage and outside any identified public coastal or canyon view corridors. Due to the site’s topography and existing mature vegetation, the improvements will not conflict with public views along street-facing property lines. The westerly location of the deck, grading area, and retaining walls ensures that no coastal views, canyon views, or other scenic resources are obstructed. Overall, the project upholds view equity principles and demonstrates a thoughtful design approach that minimizes visual impacts while enhancing compatibility with the neighborhood setting.
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.).
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As described above, the proposed improvements are designed to respond to the site’s natural downward slope toward the western property line, with grading limited to what is necessary to accommodate the ADU and required access improvements. The elevated deck extends outward from the ADU and does not require additional grading, thereby minimizing disturbance to the surrounding terrain. Grading results in a stepped condition that reflects the underlying slope and is confined to the area of development. The project is located off a dead-end road, will be nestled along the hillside, and screened by existing vegetation. No adverse impacts on views from public locations will result.
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 project has been intentionally designed and sited to avoid unnecessary disturbance to natural landforms and to preserve the site’s existing environmental characteristics. The use of retaining walls and stairways along the perimeter of the structure limits grading to only what is necessary for safe access and the structural footprint of the proposed improvement, thereby maintaining the integrity of the hillside and minimizing alterations to the natural terrain. Although a mapped drainage course exists on the property, it has been previously modified and does not function as a natural or environmentally sensitive resource. As a result, the project will not impact sensitive habitat, natural drainage features, or other environmentally sensitive resources.
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 proposed development will be located within 20 feet of the existing residence and appurtenant structures, and concentrated along the front of the property. The elevated, cantilevered deck design further reduces ground disturbance by eliminating the need for extensive cut-and-fill activity.
Because the proposed deck and retaining walls are associated with an allowed residential use and do not require new roadways or expansion of public services, the project does not create growth-inducing effects. The development will concentrate along the southerly property line adjacent to the existing impervious areas on the property. Overall, the siting and design maintain a compact development footprint and reduce potential environmental impacts.
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.
Consistent with the findings made in Policy 7.3, the project has been designed to protect public views, maintain visual compatibility with the neighborhood, and minimize landform alterations to what is necessary to facilitate construction of the ADU elements including the elevated deck, grading, and retaining walls. As a result, the proposed work preserves the site’s natural character, avoids impacts to environmentally sensitive resources, and upholds the City’s goal of ensuring that 141
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new development is evaluated and constructed in a manner that protects public health, safety, and natural resources.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
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 project does not propose changes to the existing landscaping, and its limited scope does not trigger the need for a landscape plan for Design Review Board consideration. The site will continue to retain approximately 80 percent of the parcel as landscaped open space (about 28,874 square feet), which maintains harmonious visual compatibility with the surrounding area.
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.
There are a total of 13 new lighting fixtures proposed for the project, including six downward facing step lights and two decorative wall fixtures, for lighting the stairs access and deck. All exterior lighting is required to comply with the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70). As such, the project will not impact neighboring 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 neighborhood is developed with single-family residences having a variety of architectural styles, overall roof heights, mass, and scale. Residences within the neighborhood are developed with decks and retaining walls similar in material and design to what is proposed. The deck is designed for typical residential use associated with the ADU. Given its size and configuration, it will not provide a functional space for large gatherings or activities that could create noise or nuisance impacts.
Instead, it will accommodate small-scale, personal residential use consistent with neighboring properties. Based on this context, the project is compatible with the neighborhood and respects the existing neighborhood character.
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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 these 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 proposed elevated deck is oriented away from adjacent residences and is situated at a lower elevation than the nearest adjacent residence at 853 La Vista Drive. The deck functions as an entry porch to the ADU rather than an activity or gathering space, further reducing the potential for privacy impacts. There are no neighboring properties directly to the west, east, or north of the deck area, and the site’s location at the end of a dead-end road provides additional separation from surrounding development. No privacy concerns were raised by neighboring property owners during the preparation of this report, and the project will not result in a substantial invasion of privacy given its location on the property, orientation, and design.
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 these 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 Signage is related to commercial development and this residential project is not subject to these 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.
New construction is required to meet Title 24 Energy and Building Code requirements, which include insulated windows and energy efficient lighting. Further, the project will be required to reuse, recycle, or divert at least 65 percent of the project’s construction and demolition debris. 143
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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 project does not propose a swimming pool, spa, or water feature.
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.
The proposed deck and retaining walls will be located downslope from adjacent residences, and do not extend into established view corridors. From Virginia Park Drive, the project site is partially screened by existing vegetation and will have limited visibility due to the orientation of the lot relative to the right-of-way, which has a narrow width as it terminates near the property. No changes to landscaping are proposed that would introduce new view obstruction. Given the project’s limited height, downslope placement, and consistency with typical residential development patterns in the neighborhood, the improvements preserve view equity and remain consistent with the City’s Design Guidelines.
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.
Yes. The project is consistent with the Residential Design Review Guidelines, 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 elevated deck and retaining walls will be located at the end of Virginia Park Drive and La Vista Drive, and are visually unobtrusive from public viewpoints. The design maintains a pedestrian-oriented entry to the ADU and demonstrates sensitivity to the site’s natural conditions by minimizing landform alteration and constraining earthwork to the area primarily within the building footprint, with a maximum of 53 cubic yards of cut outside of the building footprint. The improvements are compatible with the area’s diverse residential character and meet the intent of the finding.
Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
The project is not located within any specific plan area and there are no other design review guidelines that apply.
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VARIANCE
The proposed encroachments for the ADU, elevated deck, grading, and retaining walls into the watercourse setback requires the approval of a variance pursuant to Section 25.05.030(D)(4). Variances are governed by Laguna Beach Municipal Code Section 25.05.025. A variance 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: There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application of the zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification.
The property is constrained by the presence of a mapped watercourse and its associated 25-foot setback. While the historic drainage feature has been substantially altered and runoff is now conveyed through a subterranean storm drain, the mapped setback continues to apply despite the absence of a functioning natural watercourse. A utility easement exists over the storm drain infrastructure, which the proposed ADU and associated site improvements do not encroach upon.
As a result, the property is subject to a limitation on developable area that is not shared by similarly zoned properties in the vicinity that are not affected by the mapped watercourse. The site’s sloping topography further limits the ability to locate improvements outside of the setback. Consequently, strict application of the zoning ordinance would unnecessarily restrict the reasonable development of the property compared to other properties under the same zoning classification.
Finding No. 2: Such variance is necessary for the preservation and enjoyment of a substantial property right of the applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone.
The mapped watercourse traverses along multiple adjacent properties, several of which contain existing residential development located within the watercourse setback, including structures and decks. As such, other property owners in the same vicinity and zoning district have been able to reasonably develop their properties despite the presence of the mapped watercourse constraint. For example, residential development at 1103 Skyline Drive is located within the mapped watercourse area.
Accordingly, the requested variance is necessary to allow for similar residential development on the subject property, including the placement of the ADU and associated improvements, thereby preserving the applicant’s ability to enjoy a substantial property right consistent with that of other property owners under like conditions in the same zone.
Finding No. 3: The granting of the variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located. 145
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The proposed encroachment into the mapped watercourse setback will not be detrimental to public health, safety, convenience, or welfare, nor will it cause injury to nearby properties or improvements.
The drainage feature has been previously modified and no longer functions as a natural or environmentally sensitive watercourse. The project’s improvements are limited in scale, designed to maintain existing drainage patterns, and do not introduce conditions that would increase flooding, erosion, or instability on the site or adjacent parcels. All grading and construction activities will be required to comply with applicable building, drainage, and engineering standards to ensure safe development. Given these factors, the variance will not result in adverse impacts to surrounding properties in the vicinity.
Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.
Granting the variance allows the property to be developed in a manner consistent with surrounding residential uses while remaining fully aligned with the intent of both the LBMC and General Plan policies governing residential development, environmental protection, and public safety. The project meets all applicable zoning and land use policies, including building height, setbacks, open space, site cover, access, parking, and design elements applicable to the R-1 zone and the Village Low Density land use designation.
25.50.030(D)(4) Watercourse Encroachment Variances
Finding No. 5: The proposed encroachment will act to preserve, enhance or restore the significance of the watercourse.
The City previously modified the watercourse and conveyed it through a City-installed storm drain.
A utility easement exists over the piped segment to allow for access and maintenance of the drainage infrastructure. Because the watercourse is already substantially altered and functions as part of the City’s storm drain system, the Public Works Department determined that a hydrological report is not required. he proposed improvements are designed to accommodate existing drainage patterns, with on-site surface flows directed around the ADU and associated improvements and conveyed toward the existing storm drain system. Grading and drainage features will ensure that runoff is properly collected and discharged without obstruction or diversion of flows. Based on these existing conditions, the project will not impair the function of the drainage system and maintains the existing condition of the watercourse as a conveyed facility.
Finding No. 6: The proposed encroachment is not likely to impair the functional, scenic and ecological purposes of the watercourse.
Because the watercourse no longer functions as an open or natural drainage feature and instead operates as part of the City’s storm drain system, the proposed encroachment will not interfere with its functional, scenic, or ecological purposes. The proposed improvements are designed to accommodate existing drainage patterns, with on-site surface flows directed around the ADU and associated improvements and conveyed toward the existing storm drain system. Grading and drainage features will ensure that runoff is properly collected and discharged without obstruction or 146
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diversion of flows. The Public Works Department confirmed that, given the extent of prior modifications, the project will not alter stormwater conveyance or require additional hydrological analysis. Accordingly, the proposed encroachment will not impair any remaining functional, scenic, or ecological attributes associated with the mapped watercourse.
Coastal Development Permit
The proposed detached ADU and associated improvements such as the elevated deck, grading and retaining walls, requires the approval of a coastal development permit (See LBMC Section 25.07.004.) Coastal Development Permits are governed by LBMC Chapter 25.07. 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 project is located inland and does not directly affect any existing or proposed coastal accessways. The site is not adjacent to public coastal access routes or trails, and there are no public easements or coastal access points on or near the property that would be impacted by the development. There are no proposed improvements in the public right-of-way. As such, the project will not encroach upon or obstruct any existing or planned public accessways.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The project site is located within an established residential neighborhood and there are no known marine resources, environmentally sensitive areas, archeological or paleontological resources in the project area.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The project consists of a proposed detached ADU with an elevated deck, grading, associated retaining walls, and stairways within an established neighborhood and does not interfere with any nearby recreational or visitor-serving facilities. The proposed improvements would not impact coastal 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. 147
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The project site is not located near any environmentally sensitive habitats or adjacent to parks and recreation areas that contain significant scenic resources. The new detached ADU, elevated deck, grading, and retaining walls would be located within the mapped watercourse setback area.
However, because it has been highly modified and incorporated into the City’s storm drain system, the proposed encroachments will not impair the functional, scenic, or ecological attributes associated with the mapped modified watercourse.
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 project minimizes alterations to the natural topography, by limiting grading to the footprint required for the ADU and associated access. It will not result in undue risks from geological risk, and erosional forces, flood, and fire hazards since the site is located on a portion near a developed area of the lot in an urbanized area with improvements that are limited to a new detached ADU.
There are no geological constraints associated with the property, including earthquake faults or landslide areas. The project will comply with the City’s fire safety requirements, incorporating fireresistant materials and construction will conform to the Building Code and Fire Code requirements.
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 ADU and elevated deck, grading, retaining walls, and other proposed improvements will be compatible with the character of the surrounding area that has existing single-family residential development. The use of materials ensures the improvements to the property will integrate well with the surrounding architecture including a dark roof, gray stucco, and white trim.
The project does not occupy a visually degraded area, but the new structure given its architectural design will be an aesthetic enhancement to the neighborhood.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
There are no known archaeological 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 existing site is within an established residential neighborhood that is developed with connections to all necessary utilities, drainage, and other facilities that are adequate 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.
The existing site is within an established residential neighborhood with access to all other necessary public services. The site is adequate to serve the proposed ADU. 148
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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 property is not located between the sea and the first public road paralleling the sea.
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 is categorically exempt pursuant to Section 15303, New Construction or Conversion of Small Structures, and Section 15305, Minor Alteration in Land Use Limitations, because the proposed project scope involves the construction of an accessory dwelling unit located partially within a modified (i.e., underground piped) watercourse setback. Here, the project includes the construction of a single detached accessory dwelling unit (ADU) of approximately 972 square feet on a developed residential lot, which is located within an established urbanized residential neighborhood and is also already developed with an existing single-family residence. The project includes limited grading, retaining walls, and an elevated deck associated with residential development, all confined to the immediate area of the ADU and previously disturbed portions of the site. is a detached ADU which requires limited grading and retaining walls on a slope. In addition, the mapped watercourse has been substantially modified and is conveyed through an existing storm drain system. The proposed improvements will not alter drainage patterns or interfere with the function of this infrastructure. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. The mapped watercourse has been significantly modified and incorporated as part of the City’s drainage system. The utility easement further protects the subterranean drainage course and infrastructure. There will be no cumulative impacts because the ADU and related improvements are located on an area of the property that has not undergone successive development.
There are no unusual circumstances resulting in a significant impact on the environment because the project is an allowed use in the R-1 zone, has been designed to meet zone standards, and the findings can be made to the support the variance request. 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 because it is not located within a designated state scenic highway. 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 because the project site is not a historic property. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.
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RECOMMENDATION:
Adopt Resolution 2026-0278 approving Design Review 2026-0278, Coastal Development Permit 2026- 0279, and Variance 2026-0280 for the property located at 855 La Vista Drive, and finding said action categorically exempt pursuant to CEQA Guidelines Section 15303 and Section 15304 NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on March 4, 2026, which is at least twenty-one (21) days prior to the March 26, 2026 hearing date in accordance with Title 25. In addition, a public hearing notice was posted on the project site on February 27, 2026, which is at least 10 days in advance of the March 26, 2026 hearing date. Further, a public hearing notice was published in a newspaper of general circulation on March 13, 2026, which is at least 10 days in advance of the March 26, 2026, public hearing.
Staking for the deck was installed and certified at the project site on March 2, 2026 (Attachment 5).
PUBLIC COMMENT:
At the time of publishing of the agenda of the Design Review Board meeting of March 26, 2026, staff has not received any public correspondence in regards to the proposed project.
ATTACHMENT(S):
Attachment 1 – Resolution 2026-0278
Attachment 2 – Plans
Attachment 3 – Color and Material Board
Attachment 4 – Colored Elevations and Renderings
Attachment 5 – Certified Staking Plan
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