Agenda packet, regular meeting — Laguna Beach City Council, September 22, 2026 (part 8 of 9)

building encroachment into the required side yard setback, new parking space encroachment into the required front yard setback, and to not provide the second required covered parking space (see LBMC Section 25.05.025; 25.43.070(D)(1)(b)[for side and front yard setbacks] 25.43.070(L) and 25.56.008(C)) (the “Project”).1 The Project qualifies as excluded development, pursuant to Coastal Commission-issued Exclusionary Order No. E-93-1, and therefore does not require a Coastal Development Permit, subject to the review procedures set forth in LBMC Section 25.07.012(B)(3).

On June 25, 2026, the Design Review Board (“Board”) held a duly noticed public hearing to consider the Project. After carefully considering the oral and documentary evidence and arguments presented at the hearing, including a staff recommendation for approval, the Board conditionally approved DR 2026-0922 and VAR 2026-0923 by a 4-0 vote (Board member Gibbs absent) to adopt Resolution No. 2026-0922, approving the Project, subject to the conditions of approval set forth in the resolution, and a finding that the Project is categorically exempt from CEQA pursuant to Sections 15301 and 15303 of the State CEQA Guidelines (the “Board Approval”).

The June 25, 2026 Board-adopted Resolution 2026-0922, Staff Report, Plans, Public Correspondence, and Meeting Transcript are included as Attachments 4 through 8 respectively.2 On July 9, 2026, Mayor Orgill provided notice to the City Manager requesting review of the Board’s determination, consistent with the procedures for a Councilmember-requested review of Board decisions, as set forth in LBMC Section 25.05.0703, and consistent with the requirements of due process under Woody’s Group, Inc. v. City of Newport Beach (2015) 233 Cal.App.4th 1012 (the “Review Request”).4 Public notice was duly provided to consider the Review Request at the August 4, 2026 City Council meeting in accordance with LBMC Section 25.05.065, including notices that were mailed to owners and occupants within a 300-foot and 100-foot radius, respectively, posted at three locations including at the Project site, 1 Citations are made to the Laguna Beach Municipal Code, as amended by Urgency Ordinance Nos. 1732 and 1733 (the Urgency Design Review Efficiency Ordinance), unless stated otherwise. 2 The June 25, 2026 Design Review Board Meeting Video is available to view on the City’s website at the following link (Refer to Agenda Item 5.1): https://lagunabeachcity.granicus.com/player/clip/S3039?view_id=3&redirect=true 4 Due process requires that the city council, as the final decision-maker of lower body appeals, remain neutral and unbiased to ensure a fair adjudication of the matter. (Woody’s Group, Inc., 233 Cal.App.4th at 1021.) This impartiality necessitates that decision-makers avoid conflicts of interest, refrain from prejudging the case-specific facts, and remain free from any bias for or against any involved party. (Petrovich Dev. Co. v. City of Sacramento (2020) 48 Cal.App.5th 963, 973.) For bias to constitute a due process violation in quasi-judicial proceedings, there must be “an unacceptable probability of actual bias” among the decision-makers with direct influence over the matter. (Breakzone Billiards v. City of Torrance (2000) 81 Cal.App.4th 1205, 1236.) While the law presumes administrative decisionmakers are unbiased, this presumption can be overcome by showing concrete, objective facts establishing the decision-maker’s bias against the project or applicant. (Petrovich, 48 Cal.App.5th at 974.) 2222 of 11114444666
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and published in a newspaper of general circulation, thereby providing an opportunity for property owners and tenants to inform the City Council of any comments or concerns at, or prior to the public hearing (Attachment 2). At the August 4, 2026 meeting, the City Council continued the public hearing to September 22, 2026.

After the Review Request, on July 21, 2026, the City Council adopted the Design Review Efficiency Ordinance No. 1732 (the “DR Efficiency Ordinance”) and an urgency version of the DR Efficiency Ordinance through Urgency Ordinance No. 1732, to amend the Laguna Beach Municipal Code and the City’s certified Local Coastal Program to streamline the design review and related development review processes.9 The adoption of the DR Efficiency Ordinance and Urgency Ordinance No. 1732 resulted in amendments to provisions governing the processing and review of development applications, including provisions applicable to appeals and the standard of review. Accordingly, the standard of review provisions previously applicable to this appeal have been superseded by the recently adopted Urgency Ordinance No. 1732. Of particular note, all appeals and councilmember requests for review are subject to a de novo hearing, regardless of the application type or the vote count by the lower body.

CITY COUNCIL REVIEW PROCEDURES
A. Councilmember Request for Review
The DR Efficiency Ordinance was not in effect at the time of the Review Request. Accordingly, the former version of LBMC Section 25.05.070 applied to the request for review and authorized any member of the City Council to request review of a Board decision by filing “a written request for review to the City Clerk, directly or through the City Manager, within 14 calendar days of the decision and without any statement of reasons for the request and payment of fees and with a presumption that the request may be of significant concern to the community, significant importance to the quality of life within the community, or significant importance to applicable land use policies and regulations:
(C) City Council Review of Decisions.
(1) Any member of the city council may obtain review of any decision or determination of the planning commission, board of adjustment/design review board 9 On July 21, 2026, the City Council adopted the Design Review Efficiency Ordinance No. 1730 (the “DR Efficiency Ordinance”), to amend the Laguna Beach Municipal Code and the City’s certified Local Coastal Program to streamline the design review and related development review processes. The City Council also adopted corresponding amendments to the Design Guidelines – A Guide to Residential Development (Resolution No. 26.059) and adopted a separate Efficiency Ordinance addressing related provisions of the Municipal Code that were not subject to a Local Coastal Program amendment. Because the DR Efficiency Ordinance is subject to review and certification by the California Coastal Commission, the City Council also adopted Urgency Ordinance No. 1732 at the same meeting.

The Urgency Ordinance temporarily implements the DR Efficiency Ordinance provisions while the Coastal Commission review and certification process remains pending, thereby allowing the City to immediately implement the streamlined procedures. The City Council subsequently extended the Urgency Ordinance on August 4, 2026, for an additional 22 months and 15 days.
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or director of community development by a written request for review to the city clerk, directly or through the city manager, within fourteen calendar days of the decision or determination. Where the city is the applicant or an aggrieved property owner, the city manager may initiate proceedings for review of the decision or determination by written request to the city clerk within fourteen calendar days of the decision or determination.
(2) A request for review shall not require any statement of reasons, and therefore shall not represent support of or opposition to an application. No fee shall be required for a request for review. There shall be a presumption that the reason for the request is that the application may be of significant concern to the community or significant importance to the quality of life within the community and/or applicable land use policies and regulations. There shall be no inference or implication of bias or prejudgment due to a request for review being filed.
(LBMC Section 25.05.070(C) [pre-Urgency Ordinance No. 1732].) Consistent with the Municipal Code procedures for a Councilmember-requested review, Mayor Orgill’s Review Request stated no grounds or reasons for the request for review, nor does it take any position on the application (Attachment 3). The request has complied with all procedural requirements and is therefore presumed to be for the purpose of evaluating a significant concern to the community, or significant importance to the quality of life within the community and/or applicable land use policies and regulations.

B. Standards of Review
In considering requests for review, the City Council may affirm the Board decision, affirm the decision in part and reverse in part, reverse the decision, or remand the matter back to the Board for further consideration, subject to the requirements of LBMC Section 25.05.070(E). If the City Council affirms the decision, it may also impose additional conditions of approval that involve or relate to the subject matter of the appeal, pursuant to LBMC Section 25.05.070(E)(1)(ii).

LBMC Section 25.05.070(D)(2) sets forth the procedures and review criteria for City Council requests for reviews. The City Council shall conduct a de novo hearing on the underlying application.11 The City Council shall exercise its independent judgment as to the evidence. Nevertheless, there shall be a presumption that the decision or determination made by the Board was reasonable, valid, and not an abuse of discretion.

In its consideration of the Board’s approval of DR 2026-0922, VAR 2026-0923, and Class 1 and Class 5 categorical exemptions from CEQA, the City Council is not limited to either the evidence in the record or the deliberations of the Board. The Applicant or members of the public may present new evidence for the City Council’s consideration, and the City Council is free to deliberate without being limited to the Board’s findings – in other words, a de novo hearing.

C. City Council Options
11 As previously indicated, an appeal was not filed. There is no appellant for a City Council request for review. 4444 of 11114444666
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The City Council has numerous options in consideration of this matter, which are as follows:
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1. Adopt the attached Resolution upholding the Board Approval, and finding the approval of the Project categorically exempt from CEQA pursuant to CEQA Guidelines Sections 15301 and 15305;

2. Adopt the attached Resolution upholding the Board Approval and finding the approval of the Project categorically exempt from CEQA pursuant to CEQA Guidelines Section 15301 and 15305, but modifying the Resolution to include more restrictive conditions of approval;

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

4. Direct staff to prepare and return at a future meeting with a Resolution remanding DR 2026-0922 and VAR 2026-0923 to the Board, with findings in support of the remand and further direction to the Board.

DISCUSSION
A. Project Overview

1. Project Site and Background
The proposed Project site is located in the Village Community (VC) zone at the southeast corner of Eagle Rock Way and Wildwood Road in an area characterized by small lots, limited open space, non-conforming setbacks, and deficient on-site parking. The subject property consists of a rectangular lot measuring 35-feet wide and 45-feet deep and has an area of 1,575 square feet. The property is currently developed with a 1,137-square-foot single-family dwelling, 248 square feet of elevated deck area, and no on-site parking.

The adjacent Wildwood Road is a private street easement having a full width of 35 feet (which is 17.5 feet on each side of the centerline of the street). As codified within LBMC Section 25.43.070, the VC zone prescribes that the private street width shall be excluded from lot area calculation, setbacks, and building site coverage calculations. Excluding this easement area, the remaining buildable portion of the property measures approximately 35-feet wide along Eagle Rock Way and 45-feet deep along Wildwood Road. 666 of 11114444666
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Figure 1 – Aerial Photo

2. Proposed Project
The Project proposes construction of an approximate 424-square-foot addition to the existing residence, including 252 square feet at the lower level to reconfigure and expand the existing two bedrooms, bathroom, and living area and 172 square feet at the upper level to expand the existing kitchen and primary bedroom.

To accommodate portions of the upper-level addition and reduce the perception of massing, approximately 77 square feet of existing elevated deck area is proposed to be removed. The additions are generally proposed on the west side of the property and would extend the existing structure towards Wildwood Road and the neighboring southerly property. The Project would maintain the existing maximum roof height of 21 feet, 6 inches, and retain the existing contemporary architectural style by incorporating materials and colors consistent with the existing home. The Project also includes new window and door openings13, new landscaping, the introduction of one covered on-site parking space at the northwest corner of the property, and new vehicular access from Wildwood Road to connect to the new, one covered on-site parking space.

These modifications are proposed for the purpose of modernizing and improving the functionality of the existing residence.

Design review is required for the upper-level additions, landscaping, new vehicular access, and to exceed the allowable (1) building site coverage and (2) floor area in the VC zone. A variance is required for the 13 The new window and door openings are no longer subject to design review under Urgency Ordinance No. 1730. 777 of 11114444666
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proposed additions to encroach into the required side yard setback, for the proposed on-site parking space to encroach into the required front yard setback, and to not provide the second required covered parking space.

Figure 2 – Existing Street View from Street Intersection 888 of 11114444666
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Figure 3 – Proposed North (Eagle Rock Way) Elevation
Figure 4 – Proposed West (Wildwood Road) Elevation
B. June 25, 2026 Design Review Board Hearing
On June 25, 2026, the Board held a public hearing on DR 2026-0922 and VAR 2026-0923. During the public hearing, Chair Bauta, Chair Pro Tem Neev, and Board member Coveny each indicated that they had visited the site and corresponded with the Applicant, Horst Noppenberger. During the public hearing, the Applicant and two members of the public provided public testimony, and one speaker expressed opposition to the project with concerns related to the requested variances and neighborhood compatibility in terms of building mass and setbacks. After closing the public hearing, the Board deliberated, reviewed the evidence, and voted 4-0 (Board Member Gibbs absent) to conditionally approve the project..

C. City Council Review
As indicated under Standards of Review, in the City Council’s review of the Board’s action, the Council shall conduct a de novo hearing of the underlying applications and is not limited to the evidence that was presented to the Board. Accordingly, in its consideration of the Board Approval, the Council is free to deliberate without being limited to the Board’s findings or evidence presented to the Board.

As there are no contentions or grounds stated in a Councilmember request for review, the City Council is tasked with evaluating and determining whether it can make all of the findings necessary to issue DR 2026- 0922 and VAR 2026-0923, consistent with or by overturning the Board Approval. 999 of 11114444666
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The recently adopted DR Efficiency Ordinance updated the required findings applicable to design review and consolidated the design review criteria.15 Accordingly, the findings and criteria applicable to the City Council’s review are those currently in effect under the urgency ordinance version of the DR Efficiency Ordinance (Urgency Ordinance No. 1732). For the City Council’s evaluation of the Project, City staff included the DR findings and criteria that were modified by Urgency Ordinance No. 1732 in the analysis below but maintained largely the same facts and analysis contained within the Board Approval for the City Council’s review. City staff did not modify the Variance findings in the analysis below as those were not modified by Urgency Ordinance No. 1732 and maintained the facts and analysis contained within the Board Approval for the City Council’s review.

Below is a summary of the required findings.

1. Design Review Findings
The proposed Project involves upper-level additions, landscaping, new on-site vehicular access, and to exceed the allowable (1) building site coverage and (2) floor area, all of which require the approval of design review. (See LBMC Section 25.05.040(B)(1)(c), (B)(1)(k), Section 25.10.008(E)(1)(d) and

25.43.070(H).) The design review findings specified in LBMC Section 25.05.040(I) and (H), are as follows:

Finding No. 1: The proposed design of the project complies with all applicable provisions of the Laguna Beach Municipal Code, including any applicable specific plan.

The proposed Project complies with the applicable provisions of the Laguna Beach Municipal Code, as demonstrated by the submitted development and landscape plans (Attachment 6). The Project includes modifications to the building site coverage and floor area standards, which may be granted pursuant to LBMC Sections 25.10.008(E)(1)(d) and

25.43.070(H), as discussed below:

25.10.008(E)(1)(d) Building Site Coverage Exceedance
Pursuant to Section 25.10.008(E), the maximum lot area which may be occupied by habitable enclosed building space and covered off-street parking depends on the lot size.

For lots four thousand square feet and under, site coverage shall not exceed forty-four percent. (Id.) The Municipal Code provides a formula for calculating the building site coverage. (Id.) However, the building site coverage may be modified “when it is necessary to preserve views, preserve privacy, reduce heights or to maintain neighborhood development patterns.” (Id.)
Here, the proposed building site coverage exceedance will preserve views, preserve privacy, reduce heights, and/or maintain neighborhood development patterns. 15 Generally, the DR Efficiency Ordinance reduced the number of criteria from 16 to 11, and reduced the number of findings from four to two.
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The proposed building site coverage exceedance will maintain the established neighborhood development pattern, which is characterized by small lots, compact building footprints, limited open space, and numerous legal nonconforming conditions. The proposed increase in building site coverage from approximately 36.78 percent to 54.61 percent, which is attributable to the additions, represents a modest expansion of an existing residence on a constrained lot and remains compatible with the scale and character of surrounding properties.

The additions are split between the lower and upper levels and are primarily oriented toward the street frontages along Eagle Rock Way and Wildwood Road rather than toward adjoining residential properties, thereby minimizing potential privacy impacts. The Project maintains the existing building height and low-profile character of the residence and does not introduce new vertical elements that would adversely affect public or private views. By allowing a modest horizontal expansion rather than additional building height, the proposed building site coverage and floor area ratio exceedance preserves views, minimizes privacy impacts, and maintains the compact village development pattern intended by the Village Community zone.

25.43.070(H) Floor Area Variance
The required floor area is inappropriate due to the existing development patterns in the surrounding area.

Pursuant to Section 25.43.070(H), the maximum floor area allowed for lots with less than 1,600 square feet shall not exceed one and seven-tenths the maximum building site coverage. However, the maximum floor area may be modified by the Board “upon making a finding that the requirement is inappropriate due to existing development patterns in the surrounding area.” (Id.) The subject property is located within area of South Laguna Village neighborhood characterized by small lots, narrow setbacks, and nonconforming conditions that predate current zoning regulations. Many of the surrounding cottage-style homes were constructed in the 1930s and 1940s and reflect a compact, village-scale pattern of development. The proposed increase in floor area to approximately 1,561 square feet represents a modest expansion that maintains the existing building height and low-profile character of the neighborhood and is compatible with the scale and development pattern of the surrounding Village area. There are several other properties on Wildwood Road including 31555 Wildwood Road, 31567 Wildwood Road, 31627 2nd Avenue, 31562 Wildwood Road, and 31561 Wildwood Road that contain residences exceeding the allowable Floor Area Ratio for the zone, demonstrating that the existing pattern of development in the immediate vicinity does not conform to prescribed floor area standards and that the required floor area is inappropriate due to the existing development pattern in the surrounding area.
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While the Project deviates from the required side yard setback, front yard setback, and parking standards, LBMC Section 25.05.025 allows for a variance to vary from the provisions of Title 25 (Zoning) at a noticed public hearing based upon four required findings, which are provided below.

The Project is not subject to any specific plan requirements.

Finding No. 2: The physical improvements and site developments are designed and located in a manner that achieves 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.

The proposed Project introduces one new covered on-site parking space with vehicular access from Wildwood Road by removing existing improvements within Wildwood Road.

The new access point meets minimum width and backup distance requirements and is designed in a way that allows for reasonable sight lines. While Wildwood Road does allow for parallel street parking, the proposed access point condition is quite similar to that existing on many nearby properties and is typical throughout the surrounding neighborhood. Because of the narrow street widths and correspondingly slower vehicular speeds, the proposed access is not expected to result in direct conflicts between vehicles and pedestrians or other modes of transportation.

Pedestrian access to the residence would remain from Eagle Rock Way and would not be altered by the proposed improvements.
(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 any one element of the structure into smaller components, may be used to reduce the appearance of mass.

The proposed additions are modest in scale, totaling approximately 424 square feet, and are distributed between the lower and upper levels. The Project maintains the existing building height, use of varied wall planes, wall heights, building materials, and window openings. A portion of the existing elevated deck is proposed to be removed to accommodate portions of the additions, and the guardrail will continue to be of glass, which further alleviates the perception of an increase in building mass. (3) 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 11112222 of 11114444666
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terrain should be utilized in the design and grading should be minimized except when necessary to balance other design review criteria.

The subject property is a relatively flat, previously developed residential lot with an average slope of approximately 1.73 percent. The Project involves minimal grading of 8 cubic yards to create the on-site parking space and would not impact significant natural features, heritage trees, rock out-croppings, ridgelines, watercourses, or environmentally sensitive habitat areas on or adjacent to the subject property. (4) 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 would be consistent with the General Plan Land Use Element, which encourages reinvestment in existing residential neighborhoods while maintaining compatibility with surrounding development and topography, including the following General Plan 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 Project design utilizes the existing topography, maintains the existing building height, and is not anticipated to impact any public views.

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 Project does not increase the height of the existing residence and is not anticipated to obstruct existing public or private coastal or canyon views. The additions are appropriately sited within an existing developed neighborhood and would not impact views from public locations. Additionally, the property is not located in the vicinity of a blufftop trail or other visitor-serving facilities where public scenic views could be impacted.

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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 proposed Project is consistent with this policy as discussed under LU Policy 2.8 and

2.10 above. The Project site is not located in an area adjacent to major highways or arterial streets.

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 proposed Project is consistent with this policy as discussed under the Environmental Context Design Review Criteria section and LU Policy 2.8 and 2.10 above.

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 site is located within an established, urbanized area and is surrounded by existing development and infrastructure. The Project does not require the extension of roadways, utilities, or public services into previously undeveloped areas. Minimal grading of 8 cubic yards is proposed, and all new construction is confined to a previously disturbed portion of the site.

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 proposed Project is consistent with this policy as discussed under the Environmental Context Design Review Criteria section and LU Policy 2.8, 2.10. and 7.10 above. (5) Historic Preservation. Destruction, alteration, or other actions pertaining to historic resources must be consistent with Chapter 25.45.
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The subject property is not listed on the City’s Historic Register. Although the residence was likely originally constructed in or around 1930, the structure has undergone substantial alterations over time, including modifications to the roof, exterior façade, windows and doors, decks, and other site improvements.
(6) 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 includes new landscaping improvements that are integrated with the overall site design and are compatible with the landscaping patterns of the surrounding neighborhood. All new landscaping is proposed to be maintained at a height of two to four feet. As such, the proposed landscaping is not anticipated to adversely affect view equity and would improve the visual appearance of the property. 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 submitted landscape plan indicates the removal of the existing giant white birds of paradise along the perimeters and proposal of low-growing white rose, lavender, and cactus. The existing eucalyptus tree located adjacent to Eagle Rock Way just east of Wildwood Road would remain. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned.
(7) 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.

No significant new exterior lighting or reflective materials are proposed that would adversely impact neighboring properties. The submitted lighting plan indicates all proposed lighting would be fully shielded, downward facing, and compliant with the provisions of the City’s Good Neighbor Lighting Ordinance. (8) 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. 1111555 of 11114444666
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The Project is compatible with the established development pattern and character of the Village Community neighborhood, which consists of modestly scaled residences and cottages, many originally constructed during the 1930s and 1940. This gridded portion of South Laguna Village is characterized by compact lots, narrow streets, closely spaced homes, limited open space, landscaping and parking areas, varied and narrow setbacks, and numerous legal nonconforming conditions that predate current zoning standards. The proposed additions maintain the existing building height and introduce a modest increase in floor area while retaining the residence's compact scale and low-profile character. The Project does not introduce a building form, mass, or intensity of development that is inconsistent with the surrounding residential context and preserves the established village character of the neighborhood.
(9) Pedestrian Orientation. Commercial and mixed-use with commercial development design shall maintain, to the maximum extent possible, the existing pedestrian orientation and improve upon it, when feasible. Design techniques that support a pedestrian orientation may include articulated building masses, frequent building entrances, display windows near the sidewalk, outdoor activity spaces, and appropriate use of landscaping and lighting.

Blank walls should be avoided, to the maximum extent feasible. 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 to the extent feasible.

Design Review Criteria for Pedestrian Orientation is related to commercial development and this residential Project is not subject to these criteria. (10) 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 Project does not propose new activity areas, deck expansions, or other elements that would result in a significant invasion of privacy onto neighboring properties. New window and door openings are generally limited to the street facing elevations. A new bay window with glazing only at the top of the bay projection is proposed on the south elevation facing the neighboring property to minimize privacy impacts. The proposal also includes a reduction in existing elevated deck area. No privacy concerns have been raised by any neighbors.
(11) 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. View equity is intended to balance preservation of views with the right to develop property.
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The Project maintains the existing building height and consists of modest additions within an established residential neighborhood. No new landscaping is proposed which would create view obstructions. Due to the limited increase in building mass, absence of increased building height or landscaping, the proposal is not anticipated to impact any existing public or private views.

2. Variance Findings
A variance is requested for the proposed additions to encroach into the required south side setback, for the proposed on-site parking space to encroach into the front yard setback, and to not provide the second required covered parking space (see LBMC Section 25.05.025; 25.43.070(D)(1)(b) [for side and front yard setbacks] 25.43.070(L) and 25.56.008(C)). Variances are governed by LBMC Section 25.05.025. A Variance is considered 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.

Special circumstances applicable to the property exist. The property is located within the South Laguna Village neighborhood characterized by small "postage stamp"-sized lots averaging approximately 2,500 square feet in area. The site is further constrained by the presence of a 17.5-foot-wide easement for the property’s contribution to the half-width of Wildwood Road, which substantially reduces the property's buildable area to 1,575 square feet. The existing residence was constructed in or around 1930, prior to the adoption of current zoning regulations, and contains legal nonconforming conditions, including nonconforming setbacks on all sides of the existing structure and absence of on-site parking.

The surrounding neighborhood is similarly characterized by narrow streets, compact lot configurations, closely spaced homes, limited open space, and numerous residences with legal nonconforming setbacks and parking deficiencies.

Several similarly situated properties in the immediate vicinity have also received discretionary relief from development standards to accommodate reasonable improvements consistent with the historic development pattern of the neighborhood. Given the property's reduced buildable area and preexisting nonconforming conditions, strict application of the current setback and parking standards would deprive it of privileges commonly enjoyed by similarly situated properties, including the ability to make reasonable additions and provide on-site parking while maintaining compatibility with the established neighborhood character.
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September 22, 2026

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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 requested variances are necessary to afford the property owner a reasonable opportunity to improve and modernize the existing residence and provide one covered onsite parking space where none currently exists. The property's reduced buildable area and existing legal nonconforming conditions limit the ability to accommodate additions and conforming parking under current development standards. The surrounding South Laguna Village neighborhood consists predominantly of modestly scaled cottages developed on small lots with reduced setbacks and limited on-site parking opportunities that predate current zoning standards.

Approval of the requested variances would allow the property owner to enjoy development rights similar to those possessed by other property owners under like conditions within the same vicinity and zoning classification, while preserving the compact, low-profile character of the neighborhood. Other properties in the immediate neighborhood have been granted variances to encroach into required setbacks and provide non-conforming number of parking spaces, including the following:
• 31572 Wildwood Road: On December 10, 1987, the Board approved encroachments into the front and rear setback and allowed a non-conforming garage width of 8’-4”. • 31562 Wildwood Road: On May 14, 1992, the Board approved the construction of additions without providing the required parking.
• 31632 Wildwood Road: On June 25, 1995, the Board approved the construction of additions that encroach into the required front yard, side yard, and additional building setback.
• 31578 Jewel Street: On September 12, 2002, the Board approved the construction of upper-level additions that encroach into the required side setbacks. • 31550 Eagle Rock Way: On January 26, 2023, the Board approved the construction of additions without providing any on-site parking.

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.

The requested variances will not be detrimental to the public health, safety, convenience, or welfare, nor injurious to nearby properties or improvements. The Project maintains the existing building height and consists of modest additions that are compatible with the established scale and character of the South Laguna Village neighborhood. The proposal does not create significant privacy, view, or visual impacts and is consistent with the 1111888 of 11114444666
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neighborhood's historic pattern of compact development, reduced setbacks, and limited onsite parking opportunity.

Furthermore, the Project introduces one covered on-site parking space where no on-site parking currently exists, thereby reducing reliance on the limited on-street parking resources within the neighborhood. The Project will remain subject to all applicable Building and Fire Code requirements and will not adversely affect access, circulation, or public safety.

Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

The requested variances are consistent with the objectives of the Village Community zoning regulations and the General Plan. The Village Community zone is intended to recognize and preserve the unique historic development pattern of South Laguna Village, which is characterized by moderately sloping and variable-sized lots serviced by narrow, private streets, small-scale buildings and diversified, mature vegetational growth. The purpose of this zone is to preserve the characteristics and development patterns inherent to the Village
The subject property is located within this historic gridded portion of South Laguna Village and exhibits many of the defining characteristics that the Village Community zone. The Project maintains the existing building height and low-profile character of the residence and introduces only modest additions that remain compatible with the scale of surrounding development. The proposal constitutes reinvestment in an existing residential neighborhood and is consistent with General Plan policies promoting neighborhood compatibility, preservation of community character, and sensitive infill development within established urban areas. Accordingly, granting the requested variances would not be contrary to the objectives of the Municipal Code or General Plan.

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

ENVIRONMENTAL ANALYSIS
In accordance with the California Environmental Quality Act (CEQA) guidelines, the Project qualifies for a categorical exemption pursuant to Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use. Here, the Project consists of additions, landscaping modifications, and new vehicular access. Alternativerly, and as an independent basis, the Project qualifies for a categorical exemption pursuant to Section 15305 – Minor Alterations in Land Use Limitations in that the Project consists of minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density, including but not limited to minor lot line adjustments, 1111999 of 11114444666
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side yard, and setback variances that do not create any new parcel. Here, the Project is located on a lot with an average slope of 1.73 percent and includes additions, landscaping modifications, and new vehicular access for an existing single-family residence. The requested setback variances would allow encroachments into the required side and front yards but would not create a new parcel or result in a change in land use or density.

Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The Project site does not contain any environmentally sensitive areas. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. 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. 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. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

ATTACHMENTS

1. City Council Resolution (Pgs. 20-43)

2. City Council Review Public Notice (Pg. 44)

3. Mayor Request for Call-up (Pg. 45)

4. Adopted DRB Resolution No. 2026-0922 (Pgs. 46-59)

5. June 25, 2026 DRB Staff Report (Pgs. 60-76)

6. June 25, 2026 DRB Project Plans (Pgs. 77-115)

7. June 25, 2026 Public Correspondence (Pgs. 116-117)

8. June 25, 2026 DRB Meeting Transcript (Pgs. 118-127)

9. Order of Testimony (Pg. 128-129)
Submitted By: . Approved: .David A Kiff
Matthew Schneider, Director of
Community Development
Dave Kiff, City Manager
Report Prepared By: Coordinated With:

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

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

LAGUNA BEACH, CALIFORNIA, AFFIRMING THE DECISION OF

THE DESIGN REVIEW BOARD AND CONDITIONALLY
APPROVING DESIGN REVIEW 2026-0922 FOR ADDITIONS
(424 SQUARE FEET) INCLUDING 172 SQUARE FEET AT THE
UPPER LEVEL AND 252 SQUARE FEET AT LOWER LEVEL,

LANDSCAPING, TO CREATE NEW ON-SITE VEHICULAR
ACCESS, AND TO EXCEED (1) THE ALLOWABLE
BUILDING SITE COVERAGE AND (2) FLOOR AREA, AND
VARIANCE 2026-0923 FOR FRONT AND SIDE YARD

SETBACK ENCROACHMENTS AND TO NOT PROVIDE THE
SECOND REQUIRED COVERED PARKING SPACE AT 31552

EAGLE ROCK WAY IN THE VILLAGE COMMUNITY ZONE,

AND CATEGORICAL EXEMPTION UNDER THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT GUIDELINES
SECTIONS 15301 AND 15305 (CLASS 1 AND 5)
WHEREAS, Horst Noppenberger, Architect on behalf of Adam McNicol, property owner (“Applicant”), for 31552 Eagle Rock Way (the “Property”) (see aerial map included as Figure 1) applied for Design Review (“DR”) 2026-0922 to construct additions (424 square feet) including 172 square feet at the upper level and 252 square feet at lower level, landscaping, new on-site vehicular access, and to exceed the allowable (1) building site coverage and (2) floor area (see Laguna Beach Municipal Code (“LBMC”) Section 25.05.040(B)(1)(c), (B)(1)(k), Section

25.10.008(E)(1)(d) and 25.43.070(H)), and Variance (“VAR”) 2026-0923 for a new building encroachment into the required side yard setback, new parking space encroachment into the required front yard setback, and to not provide the second required covered parking space (see LBMC Section 25.05.025; 25.43.070(D)(1)(b)[for side and front yard setbacks] 25.43.070(L) and

25.56.008(C)) (the “Project”).1 The Project qualifies as excluded development, pursuant to Coastal 1 Citations are made to the Laguna Beach Municipal Code, as amended by Urgency Ordinance Nos. 1732 and 1733 (the Urgency Design Review Efficiency Ordinance), unless stated otherwise.

Attachment 1 20
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Commission-issued Exclusionary Order No. E-93-1, and therefore does not require a Coastal Development Permit, subject to the review procedures set forth in LBMC Section 25.07.012(B)(3).

WHEREAS, On June 25, 2026, the Design Review Board (“Board”) held a duly noticed public hearing to consider the Project. After carefully considering the oral and documentary evidence and arguments presented at the hearing, including a staff recommendation for approval, the Board conditionally approved DR 2026-0922 and VAR 2026-0923 by a 4-0 vote (Board member Gibbs absent) to adopt Resolution No. 2026-0922, approving the Project, subject to the conditions of approval set forth in the resolution, and a finding that the Project is categorically exempt from CEQA pursuant to Sections 15301 and 15303 of the State CEQA Guidelines (the “Board Approval”).

WHEREAS, On July 9, 2026, Mayor Orgill provided notice to the City Manager requesting review of the Board’s determination, consistent with the procedures for a Councilmember-requested review of Board decisions, as set forth in LBMC Section 25.05.0702, and consistent with the requirements of due process under Woody’s Group, Inc. v. City of Newport Beach (2015) 233 Cal.App.4th 1012 (the “Review Request”).3 3 Due process requires that the city council, as the final decision-maker of lower body appeals, remain neutral and unbiased to ensure a fair adjudication of the matter. (Woody’s Group, Inc., 233 Cal.App.4th at 1021.) This impartiality necessitates that decision-makers avoid conflicts of interest, refrain from prejudging the case-specific facts, and remain free from any bias for or against any involved party. (Petrovich Dev. Co. v. City of Sacramento (2020) 48 Cal.App.5th 963, 973.) For bias to constitute a due process violation in quasi-judicial proceedings, there must be “an unacceptable probability of actual bias” among the decision-makers with direct influence over the matter. (Breakzone Billiards v. City of Torrance (2000) 81 Cal.App.4th 1205, 1236.) While the law presumes administrative decision-makers are unbiased, this presumption can be overcome by showing concrete, objective facts establishing the decision-maker’s bias against the project or applicant. (Petrovich, 48 Cal.App.5th at 974.) Attachment 1
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WHEREAS, After the Review Request, on July 21, 2026, the City Council adopted the Design Review Efficiency Ordinance No. 1732 (the “DR Efficiency Ordinance”) and an urgency version of the DR Efficiency Ordinance through Urgency Ordinance No. 1732, to amend the Laguna Beach Municipal Code and the City’s certified Local Coastal Program to streamline the design review and related development review processes.4 The adoption of the DR Efficiency Ordinance and Urgency Ordinance No. 1732 resulted in amendments to provisions governing the processing and review of development applications, including provisions applicable to appeals and the standard of review. Accordingly, the standard of review provisions previously applicable to this appeal have been superseded by the recently adopted Urgency Ordinance No. 1732. Of particular note, all appeals and councilmember requests for review are subject to a de novo hearing, regardless of the application type or the vote count by the lower body.

WHEREAS, on August 4, 2026, the City Council held a duly noticed public hearing on the City Council Review and continued the hearing to the September 22, 2026 City Council meeting; and
WHEREAS, on September 22, 2026, the City Council held a public hearing on the City Council Review and carefully considered the oral and documentary evidence and arguments 4 On July 21, 2026, the City Council adopted the Design Review Efficiency Ordinance No. 1730 (the “DR Efficiency Ordinance”), to amend the Laguna Beach Municipal Code and the City’s certified Local Coastal Program to streamline the design review and related development review processes. The City Council also adopted corresponding amendments to the Design Guidelines – A Guide to Residential Development (Resolution No. 26.059) and adopted a separate Efficiency Ordinance addressing related provisions of the Municipal Code that were not subject to a Local Coastal Program amendment. Because the DR Efficiency Ordinance is subject to review and certification by the California Coastal Commission, the City Council also adopted Urgency Ordinance No. 1732 at the same meeting. The Urgency Ordinance temporarily implements the DR Efficiency Ordinance provisions while the Coastal Commission review and certification process remains pending, thereby allowing the City to immediately implement the streamlined procedures.

The City Council subsequently extended the Urgency Ordinance on August 4, 2026, for an additional 22 months and 15 days.

Attachment 1
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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 to sustain the Board’s determination with respect to DR 2026-0922, in accordance with LBMC Section

25.05.040:

Finding No. 1: The proposed design of the project complies with all applicable provisions of the Laguna Beach Municipal Code, including any applicable specific plan.

25.43.070(H), as discussed below:

For lots four thousand square feet and under, site coverage shall not exceed forty-four percent. (Id.) The Municipal Code provides a formula for calculating the building site coverage. (Id.) However, the building site coverage may be modified “when it is necessary to preserve views, preserve privacy, reduce heights or to maintain neighborhood development patterns.” (Id.)
Attachment 1
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Here, the proposed building site coverage exceedance will preserve views, preserve privacy, reduce heights, and/or maintain neighborhood development patterns.

25.43.070(H) Floor Area Variance
The required floor area is inappropriate due to the existing development patterns in the surrounding area.

Pursuant to Section 25.43.070(H), the maximum floor area allowed for lots with less than 1,600 square feet shall not exceed one and seven-tenths the maximum building site Attachment 1
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coverage. However, the maximum floor area may be modified by the Board “upon making a finding that the requirement is inappropriate due to existing development patterns in the surrounding area.” (Id.) The subject property is located within area of South Laguna Village neighborhood characterized by small lots, narrow setbacks, and nonconforming conditions that predate current zoning regulations. Many of the surrounding cottage-style homes were constructed in the 1930s and 1940s and reflect a compact, village-scale pattern of development. The proposed increase in floor area to approximately 1,561 square feet represents a modest expansion that maintains the existing building height and low-profile character of the neighborhood and is compatible with the scale and development pattern of the surrounding Village area. There are several other properties on Wildwood Road including 31555 Wildwood Road, 31567 Wildwood Road, 31627 2nd Avenue, 31562 Wildwood Road, and 31561 Wildwood Road that contain residences exceeding the allowable Floor Area Ratio for the zone, demonstrating that the existing pattern of development in the immediate vicinity does not conform to prescribed floor area standards and that the required floor area is inappropriate due to the existing development pattern in the surrounding area.

The Project is not subject to any specific plan requirements.

Finding No. 2: The physical improvements and site developments related are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as Attachment 1
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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 proposed Project introduces one new covered on-site parking space with vehicular access from Wildwood Road by removing existing improvements within Wildwood Road.

Because of the narrow street widths and correspondingly slower vehicular speeds, the proposed access is not expected to result in direct conflicts between vehicles and pedestrians or other modes of transportation.

Pedestrian access to the residence would remain from Eagle Rock Way and would not be altered by the proposed improvements.

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 any one element of the structure into smaller components, may be used to reduce the appearance of mass.

4. Environmental Context: Development should preserve and, where possible, enhance the City's scenic natural setting. Natural features, such as existing heritage trees, rock outcropping, ridgelines, and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized except when necessary to balance other design review criteria.

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.

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 Attachment 1
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in the Design Guidelines and the Landscape and Scenic Highways Resource Document.

The Project design utilizes the existing topography, maintains the existing building height, and is not anticipated to impact any public views.

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 proposed Project is consistent with this policy as discussed under LU Policy 2.8 and Attachment 1
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2.10 above. The Project site is not located in an area adjacent to major highways or arterial streets.

The proposed Project is consistent with this policy as discussed under the Environmental Context Design Review Criteria section and LU Policy 2.8 and 2.10 above.

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.

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 proposed Project is consistent with this policy as discussed under the Environmental Attachment 1
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Context Design Review Criteria section and LU Policy 2.8, 2.10. and 7.10 above.

6. Historic Preservation: Destruction, alteration, or other actions pertaining to historic resources must be consistent with Chapter 25.45.

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 includes new landscaping improvements that are integrated with the overall site design and are compatible with the landscaping patterns of the surrounding neighborhood. The proposed landscaping is not anticipated to adversely affect view equity and would improve the visual appearance of the property. 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 submitted landscape plan indicates the removal of the existing giant white birds of paradise along the perimeters and proposal of low-growing white rose, lavender, and cactus. The existing eucalyptus tree located adjacent to Eagle Rock Way just east of Wildwood Road would remain. All new landscaping is proposed to be maintained at a Attachment 1
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height of two to four feet and is exempt from Design Review pursuant to LBMC Section

25.05.040(B)(2)(n) and (o), as amended by Urgency Ordinance No. 1730. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned.

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.

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 Project is compatible with the established development pattern and character of the Village Community neighborhood, which consists of modestly scaled residences and cottages, many originally constructed during the 1930s and 1940. This gridded portion of South Laguna Village is characterized by compact lots, narrow streets, closely spaced Attachment 1
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homes, limited open space, landscaping and parking areas, varied and narrow setbacks, and numerous legal nonconforming conditions that predate current zoning standards. The proposed additions maintain the existing building height and introduce a modest increase in floor area while retaining the residence's compact scale and low-profile character. The Project does not introduce a building form, mass, or intensity of development that is inconsistent with the surrounding residential context and preserves the established village character of the neighborhood.

10. Pedestrian Orientation: Commercial and mixed-use with commercial development design shall maintain, to the maximum extent possible, the existing pedestrian orientation and improve upon it, when feasible. Design techniques that support a pedestrian orientation may include articulated building masses, frequent building entrances, display windows near the sidewalk, outdoor activity spaces, and appropriate use of landscaping and lighting. Blank walls should be avoided, to the maximum extent feasible. 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 to the extent feasible.

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 Project does not propose new activity areas, deck expansions, or other elements that Attachment 1
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would result in a significant invasion of privacy onto neighboring properties. New window and door openings are generally limited to the street facing elevations. A new bay window with glazing only at the top of the bay projection is proposed on the south elevation facing the neighboring property to minimize privacy impacts. The proposal also includes a reduction in existing elevated deck area. No privacy concerns have been raised by any neighbors.

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. View equity is intended to balance preservation of views with the right to develop property.

SECTION 3. The City Council hereby makes the following findings to sustain the Board’s determination with respect to VAR 2026-0923, in accordance with LBMC Section

25.05.025:

Attachment 1
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Special circumstances applicable to the property exist. The property is located within the South Laguna Village neighborhood characterized by small "postage stamp"-sized lots averaging approximately 2,500 square feet in area. The site is further constrained by the presence of a 17.5-foot-wide easement for the property’s contribution to the half-width of Wildwood Road, which substantially reduces the property's buildable area to 1,575 square feet. The existing residence was constructed in or around 1930, prior to the adoption of current zoning regulations, and contains legal nonconforming conditions, including nonconforming setbacks on all sides of the existing structure and absence of on-site parking.

Attachment 1
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The requested variances are necessary to afford the property owner a reasonable opportunity to improve and modernize the existing residence and provide one covered onsite parking space where none currently exists. The property's reduced buildable area and existing legal nonconforming conditions limit the ability to accommodate additions and conforming parking under current development standards. The surrounding South Laguna Village neighborhood consists predominantly of modestly scaled cottages developed on small lots with reduced setbacks and limited on-site parking opportunities that predate current zoning standards.

Attachment 1
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• 31550 Eagle Rock Way: On January 26, 2023, the Board approved the construction of additions without providing any on-site parking.

The requested variances will not be detrimental to the public health, safety, convenience, or welfare, nor injurious to nearby properties or improvements. The Project maintains the existing building height and consists of modest additions that are compatible with the established scale and character of the South Laguna Village neighborhood. The proposal does not create significant privacy, view, or visual impacts and is consistent with the neighborhood's historic pattern of compact development, reduced setbacks, and limited onsite parking opportunity.

Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

The requested variances are consistent with the objectives of the Village Community zoning regulations and the General Plan. The Village Community zone is intended to recognize and preserve the unique historic development pattern of South Laguna Village, which is characterized by moderately sloping and variable-sized lots serviced by narrow, Attachment 1
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private streets, small-scale buildings and diversified, mature vegetational growth. The purpose of this zone is to preserve the characteristics and development patterns inherent to the Village
The subject property is located within this historic gridded portion of South Laguna Village and exhibits many of the defining characteristics that the Village Community zone. The Project maintains the existing building height and low-profile character of the residence and introduces only modest additions that remain compatible with the scale of surrounding development. The proposal constitutes reinvestment in an existing residential neighborhood and is consistent with General Plan policies promoting neighborhood compatibility, preservation of community character, and sensitive infill development within established urban areas. Accordingly, granting the requested variances would not be contrary to the objectives of the Municipal Code or General Plan.

SECTION 4. 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 Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use. Here, the Project consists of additions, landscaping modifications, and new vehicular access. Alternatively, and as an independent basis, the Project qualifies for a categorical exemption pursuant to Section 15305 – Minor Alterations in Land Use Limitations in that the project consists of minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density, including but not limited to minor lot line adjustments, side yard, and setback variances that do not create any new parcel. Here, the Project is located on a lot with an average slope of 1.73 percent and Attachment 1
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includes additions, landscaping modifications, and new vehicular access for an existing singlefamily residence. The requested setback variances would allow encroachments into the required side and front yards but would not create a new parcel or result in a change in land use or density.

SECTION 5. The City Council hereby upholds the Board’s decision on DR 2026-0922 and VAR 2026-0923 as reflected in Board Resolution No. 2026-0922, including all conditions attached thereto, which such Resolutions and conditions are incorporated herein by this reference.

ADOPTED this 22nd day of September, 2026.

Mark Orgill, Mayor
Attachment 1
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ATTEST:

Ann Marie McKay, City Clerk
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 September 22, 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

City Clerk, City of Laguna Beach, California
Attachment 1
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EXHIBIT ‘A’

CONDITIONS OF APPROVAL
Standard Conditions:

1. Design Review 2026-0922 is granted for additions (424 square feet) including 172 square feet at the upper level and 252 square feet at the lower level, landscaping, to create new on-site vehicular access, and to exceed (1) the allowable building site coverage and (2) floor area, and variance 2026-0923 for front and side yard setback encroachments and to not provide the second required covered parking space. Approval is granted based on the development plans and landscape plans submitted by Horst Architects for Adam McNicol on April 13, 2026 and received by City on April 30, 2026. Said plans are approved as submitted and conditioned herein and shall not be altered unless reviewed and approved in accordance with Title 25 of the Laguna Beach Municipal Code.

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

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

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

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

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

7. The Applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the Project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the Laguna Beach Attachment 1
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Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City.

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

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

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

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

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

Standard Conditions of Approval for Design Review – Community Development Department

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

Project Specific Conditions for Design Review – Community Development Department

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

15. Light trespass that results in glare is prohibited.

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

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17. The Variance approval granted by this Resolution shall lapse and automatically become void two years following the effective date of the approvals unless a) a building permit is issued and construction is begun and diligently pursued to completion, or b) an extension of time is granted pursuant to the Laguna Beach Municipal Code. Extensions of time shall be requested in writing by the applicant or authorized agent prior to the expiration of the entitlements.

18. Modifications, additions or enlargements of structures upon property for which a variance has been granted shall not be allowed except pursuant to a subsequent variance as might otherwise be required or granted pursuant to the terms of Title 25 of the City of Laguna Beach Municipal Code.

19. Grading Export. Grading work and hauling of grading materials shall be restricted to the hours of 9:00 a.m. to 3:00 p.m., Monday through Friday. No work is permitted to occur on City holidays.

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

Standard Conditions of Approval – Building Division

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

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

23. Prior to the issuance of a building permit, the applicant may be required to present to the Building Official an asbestos abatement plan and appropriate documentation.

24. Prior to the issuance of a building permit, a construction staging plan shall be submitted to the Building Official for review and approval. The plan shall include a site plan that identifies construction material storage areas, construction parking, site access, etc. Refer to the informational guide for Construction Staging:
https://www.lagunabeachcity.net/home/showpublisheddocument/8878/637515890430300 000. Any recommendations made by the Board regarding staging plans or construction management will be forwarded to the Building Official for review and consideration.

25. Prior to the issuance of a building permit, the applicant shall submit a drainage plan prepared by a licensed civil engineer to the Building Official for review and approval.

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26. Prior to the issuance of a grading permit, a grading plan must be submitted to the Building Official for review and approval. Elevations or height must be certified by a licensed surveyor. The compaction of grade must be certified by a licensed Engineer. The Building Official may also require a shoring plan when necessary. A Geotechnical Engineer shall be required to conduct onsite monitoring of the site during excavation and grading activities; and shall document any ground movement and notify the Building Official of any such movement.

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NOTICE OF PUBLIC HEARING

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

City Council review of Design Review 2026-1922 and Variance 2026-0923, and CEQA Categorical Exemption for additions (424 square feet) including 172 square feet at the upper level, elevated decks, and landscaping, and to maintain nonconforming site conditions at 31552 Eagle Rock Way in the VC (Village Community) zone. Design review is required for the upper-level addition, new elevated deck area, landscaping, and to exceed the allowable building site coverage and floor area ratio. A variance is required for a new building encroachment into the required side yard setback (LBMC

25.10.008(E)(3)), new parking space encroachment into the required front yard setback (LBMC

25.10.008(E)(2)), and to not provide the second required covered parking space (LBMC 25.52.012(G)).

Related Project Cases on the property include but are not limited to: DR 14-2093 and DR 15-1353.

Existing nonconformities include building encroachments into the required front, rear, and side yard setbacks.

Applicant: Horst Noppenberger (Architect) for Adam McNicol (Property Owner) A City Council member has requested to review the decision of the Design Review Board to approve the project.

SAID PUBLIC MEETING to be held Tuesday, August 4, 2026, at 5:00 p.m. or as soon thereafter.

For additional information, contact City staff: Kate Kazama, Senior Planner(949) 497-0748 or [email protected].

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

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

CEQA: The proposed project qualifies for a categorical exemption pursuant to the California Environmental Quality Act Guidelines, Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use.

COASTAL: The project is located within the excludable area and does not require a Coastal Development Permit.

The project is proposed as excluded development under Laguna Beach Municipal Code Chapter 25.07 and Exclusionary Order No.

E-93-1. The review procedure identified in Laguna Beach Municipal Code Section 25.07.012(B)(3) applies to any such determination.

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

Notice posted 10 days prior to hearing date at the following three public places (CA Government Code Section 65090 and 65091):
31552 Eagle Rock Way, Laguna Beach, CA; 505 Forest Ave., Laguna Beach, CA; and 380 3rd St., Laguna Beach, CA; and Property Owners within 300 ft./ Tenants within 100 ft./ Publish Date: 7/24/26 Attachment 2
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From: Orgill, Mark <[email protected]>
Sent: Thursday, 09 July 2026 14:06:28
To: Kiff, Dave CM <[email protected]>
Cc: Garibaldi, Megan AO <[email protected]> Subject: Request to call up 31552 Eagle Rock Way
I’d like to call up this project for council review.
31552 Eagle Rock Way
Design Review 2026-0922 and Variance 2026-0923
Mark Orgill
Get Outlook for iOS
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DESIGN REVIEW BOARD STAFF REPORT
June 25, 2026
Agenda Item No. 5.1
Case No: Design Review 2026-0922 and Variance 2026-0923 Request: To add 424 square feet to the existing home consisting of 172 square feet at the upper level and 252 square feet at the lower level, landscaping, and new window and door openings; to exceed building site coverage and floor area ratio, and to create new on-site vehicular access.

Location: 31552 Eagle Rock Way | APN: 056-087-18
Applicant: Horst Noppenberger, Architect
(949)494-9569, [email protected]
Owner: Adam McNicol
Staff: Community Development Department
Kate Kazama, Senior Planner
(949) 497-0748 | [email protected]
Recommendation:

Adopt Resolution 2026-0922 approving Design Review 2026-0922 and Variance 2026-0923 for the property located at 31552 Eagle Rock Way and find said action categorically exempt pursuant to CEQA Guidelines Section 15301 and 15305.

CEQA:

The project qualifies for a categorical exemption pursuant to Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use and and Section 15305 – Minor Alterations in Land Use Limitations in that a setback variance to encroach into the required side and rear yards are being proposed but would not result in the creation of a new parcel or any change in land use or density.

Coastal Development Permit:

The project site is located within an area excluded from the Coastal Commission's permit jurisdiction pursuant to Lagun Beach Municipal Code (LBMC) Chapter 25.07 and Exclusionary Order No. E-93-1.

Accordingly, the proposed project qualifies as excluded development and is exempt from a Coastal Development Permit, subject to the review procedures set forth in LBMC Section 25.07.012(B)(3).

Board Members within a 500’ Radius: None.

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EXECUTIVE SUMMARY:

The project proposes to construct approximately 424 square feet of additions to an existing two-story singlefamily residence. These include 252 square feet at the lower level to reconfigure and expand the existing two bedrooms, bathroom, and living area; and 172 square feet at the upper level to expand the existing kitchen and primary bedroom. In addition, new window and door openings on the north, west and south elevations, one new covered on-site parking space accessed from Wildwood Road, and new site landscaping are proposed (the “Project”). These modifications are undertaken for the purpose of modernizing and improving the functionality of the existing residence.

The subject property is located within the South Laguna Village neighborhood in an area characterized by small lots, limited open space, non-conforming setbacks, and deficient on-site parking. The project site is each of these traits and is further constrained by a 35-foot-wide private roadway easement along Wildwood Road frontage that reduces the buildable area of the property.

The project seeks Design Review approval for the upper-level additions and associated site improvements, as well as approval to exceed the allowable floor area ratio and building site coverage standards. Variance approval is required to allow additions within the required side setback, permit the proposed parking space within the front yard setback, and only provide one on-site parking space where two are required.

Staff finds that the proposed additions are modest in scale, maintain the existing building height and lowprofile character of the residence, and are compatible with the established pattern of compact development within the neighborhood. The requested variances are necessitated by the site's physical constraints and existing legal nonconforming conditions and would allow reasonable improvements consistent with similarly situated properties in the neighborhood.

Staff recommends that the Design Review Board approve the project based on findings of fact and subject to conditions of approval.

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PROPERTY AERIAL PHOTO
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SITE PHOTOS
Existing Street View from Eagle Rock Way
Existing Street View from Wildwood Road
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Existing Street View from Street Intersection

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

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

Development Standard Required Existing Proposed Conforms Building Site Coverage 835 SF
(53%)
580 SF
(36.78%) 861 SF (54.61%) No*
Floor Area Maximum of
1,420 SF 1,137 SF 1,561 SF No*
Height (Lowest floor to top of roof) 25’ 21’-6” No change Yes Height (Above Rear Property Line) 25’ 23’-2” No change Yes Attachment 5
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ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below:

Setbacks
Front
Side (East)
Side (West)

Rear
5’
5’
5’
5’
3’-9”
2’-3”
3’-9” (deck)
10’-9” (house)
4’-5”
No change
No change
No change (deck)
3’-0” (house)
2’-11”
(bay window only)
Yes
No
No
No*
Yes
Parking 2 covered None 1 covered No*
*Variance 2026-0923 is requested to deviate from these standards.

DISCUSSION/ANALYSIS:

Site History
The subject property is located within Lot 173 and Lot 174 of Tract 849, which was recorded on October 18, 1906 by the County of Orange. The rectangular lot measures 35-feet wide by 45-feet deep and has an area of 1,575 square feet. The property is relatively flat and slopes down from the north side yard of the property to the south side yard adjacent to Wildwood Road at an average slope of 1.73 percent.

The adjacent Wildwood Road is a private street easement having a full width of 35-feet (which is 17.5-feet on each side of the centerline of the street). As codified within LBMC Section 25.43.070, the Village Community Zone prescribes that the private street width shall be excluded from lot area calculations, setbacks, and building site coverage calculations. Excluding this easement area, the remaining buildable portion of the property measures approximately 35-feet wide along Eagle Rock Way and 45-feet deep along Wildwood Road.

No original building permit is on file for the existing single-family residence and the residence was constructed under Orange County jurisdiction. Based on available online records, the original residence was likely constructed in or around 1930. Since its original construction, several building permits have been issued for improvements to the property, including deck modifications, exterior façade improvements involving new siding, new exterior entry stairway, new doors and windows, a roof height increase and reroofing, new on-grade patio, and new fences, gates, retaining walls, brick curb, and irrigation within the public right-of-way. All such work was completed and received final building approval in 2019. Existing nonconformities on the property include existing building encroachments into the required setbacks and no on-site parking.

Prior approvals for the property include Design Review 14-2093 approved on December 4, 2014 to raise the roof by 6 inches to install insulation, for additional rear building setback, and 71 square feet of elevated deck additions.

Revocable Encroachment Permit 18-2366 was approved on February 28, 2019 for improvements within the unimproved portion of the right-of-way, including wood fencing, brick curbing, low retaining walls, and Attachment 5
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irrigation. The improvements within the right-of-way along Eagle Rock Way are to remain and the improvements within the right-of-way along Wildwood Road are to be removed to make way for new vehicular access to the proposed on-site parking space.

Proposed Project
The project proposes construction of an approximate 424 square foot addition to the existing residence, including 252 square feet at the lower level to reconfigure and expand the existing two bedrooms, bathroom, and living area and 172 square feet at the upper level to expand the existing kitchen and primary bedroom.

To accommodate portions of the upper-level addition and reduce the perception of massing, approximately 77 square feet of existing elevated deck area is proposed to be removed. The additions are generally proposed on the west side of the property and extend the existing structure towards Wildwood Road and the neighboring southerly property. The project would maintain the existing maximum roof height of 21-feet, 6-inches, and retain the existing contemporary architectural style by incorporating materials and colors consistent with the existing home. The project also includes new window and door openings, new landscaping, and the introduction of one covered on-site parking space at the northwest corner of the property with vehicular access from Wildwood Road.

Design Review is required for the upper-level additions, new window and door openings, landscaping, and to exceed the allowable building site coverage and floor area ratio in the Village Community zone. A variance is required for the proposed additions to encroach into the required side yard setback, for the proposed on-site parking space to encroach into the required front yard setback, and to not provide the second required covered parking space.

ENTITLEMENTS: Following is an analysis of the project’s design review and variance applications:

Design Review
The following elements require design review: upper-level additions, new window and door openings, landscaping, new vehicular access, and to exceed the Village Community Zone’s allowable building site coverage and floor area ratio (see LBMC Section 25.05.040(B)(1)(j), (B)(2)(b)(iii), (B)(1)(p), (B)(1)(b), (B)(3)(a)(xi)(3), Section 25.10.008(E)(1)(d), 25.43.070(H)). Design review is governed by Laguna Beach Municipal Code Section 25.05.040. Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:

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

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 proposed project introduces one new covered on-site parking space with vehicular access from Wildwood Road by removing existing improvements within Wildwood Road. The new access point Attachment 5
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meets minimum width and backup distance requirements and is designed in a way that allows for reasonable sight lines. While Wildwood Road does allow for parallel street parking the proposed access point condition is quite similar to that existing on many nearby properties and is typical throughout the surrounding neighborhood. Because of the narrow street widths and correspondingly slower vehicular speeds, the proposed access is not expected to result in direct conflicts between vehicles and pedestrians or other modes of transportation.

Pedestrian access to the residence would remain from Eagle Rock Way and would not be altered by the proposed improvements.

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 additions are modest in scale, totaling approximately 424 square feet, and are distributed between the lower and upper levels. The project maintains the existing building height, use of varied wall planes, wall heights, building materials, and window openings. A portion of the existing elevated deck is proposed to be removed to accommodate portions of the additions, and the guardrail will continue to be of glass, which further alleviates the perception of an increase in building mass.

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 colors and materials are consistent with the contemporary style of the existing residence, which include white brick siding, wood flooring, white horizontal siding, dark gray vertical wood siding, aluminum capped glass railings, aluminum window and door trims, and dark metal seam roofing. The existing red brick perimeter walls and rustic wood fencing along Eagle Rock Way would be retained, preserving the property’s integration with the surrounding cottage architecture and village atmosphere.

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 subject property is a relatively flat, previously developed residential lot with an average slope of approximately 1.73 percent. The project involves minimal grading of 8 cubic yards to create the on-site parking space and would not impact significant natural features, heritage trees, rock outcroppings, ridgelines, watercourses, or environmentally sensitive habitat areas on or adjacent to the subject property.

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.

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The project design utilizes the existing topography, maintains the existing building height, and is not anticipated to impact any public views.

The project does not increase the height of the existing residence and is not anticipated to obstruct existing public or private coastal or canyon views. The additions are appropriately sited within an existing developed neighborhood and would not impact views from public locations. Additionally, the property is not located in the vicinity of a blufftop trail or other visitor-serving facilities where public scenic views could be impacted.

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 proposed project is consistent with this policy as discussed under LU Policy 2.8 and 2.10 above.

The project site is not located in an area adjacent to major highways or arterial streets.

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

The Proposed project is consistent with this policy as discussed under the Environmental Context Design Review Criteria section and LU Policy 2.8 and 2.10 above.

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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 site is located within an established, urbanized area and is surrounded by existing development and infrastructure. The project does not require the extension of roadways, utilities, or public services into previously undeveloped areas. Minimal grading of 8 cubic yards is proposed, and all new construction is confined to a previously disturbed portion of the site.

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 Proposed project is consistent with this policy as discussed under the Environmental Context Design Review Criteria section and LU Policy 2.8, 2.10. and 7.10 above.

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

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 includes new landscaping improvements that are integrated with the overall site design and are compatible with the landscaping patterns of the surrounding neighborhood. Proposed landscaping is not anticipated to adversely affect view equity and will improve the visual appearance of the property. 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 submitted landscape plan indicates the removal of the existing giant white birds of paradise along the perimeters and proposal of low-growing white rose, lavender, and cactus. The existing eucalyptus tree located adjacent to Eagle Rock Way just east of Wildwood Road would remain. The landscaping shall be continuously maintained (including replanting, as necessary) in compliance with the approved landscaping plans, as conditioned.

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.

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The project is compatible with the established development pattern and character of the Village Community neighborhood, which consists of modestly scaled residences and cottages, many originally constructed during the 1930s and 1940. This gridded portion of South Laguna Village is characterized by compact lots, narrow streets, closely spaced homes, limited open space, landscaping and parking areas, varied and narrow setbacks, and numerous legal nonconforming conditions that predate current zoning standards. The proposed additions maintain the existing building height and introduce a modest increase in floor area while retaining the residence's compact scale and lowprofile character. The project does not introduce a building form, mass, or intensity of development that is inconsistent with the surrounding residential context and preserves the established village character of the neighborhood.

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.

The project does not propose new activity areas, deck expansions, or other elements that would result in a significant invasion of privacy onto neighboring properties. New window and door openings are generally limited to the street facing elevations. A new bay window with glazing only at the top of the bay projection is proposed on the south elevation facing the neighboring property to minimize privacy impacts. The proposal also includes a reduction in existing elevated deck area. As of the preparation of this report, no privacy concerns have been raised by any neighbors.

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.

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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.

The project is required to meet Title 24 energy and Building Code requirements, which include insulated windows and energy efficient lighting. The applicant will be required to provide proof of compliance. 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 does not include 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 project maintains the existing building height and consists of modest additions within an established residential neighborhood. No new landscaping is proposed which would create view obstructions. Due to the limited increase in building mass, absence of increased building height or landscaping, the proposal is not anticipated to impact any existing public or private views.

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, 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.

Attachment 5
71 7772222 of 11114444666
Design Review 2026-0922 and Variance 2026-0923
June 25, 2026

Page 13 ends

See Findings above under Design Review Criteria 1, 2, 3, 4, and 9 for access, design articulation, environmental context, and neighborhood compatibility, respectively.

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

The project is not subject to other specific plans or additional design review criteria other than the Residential Design Review Guidelines, as explained above.

VARIANCE
A variance is requested for the proposed additions to encroach into the required south side setback, for the proposed on-site parking space to encroach into the front yard setback, and to not provide the second required covered parking space (see LBMC Section 25.05.025; 25.43.070(D)(1)(b) and 25.56.008(C)).

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:

Special circumstances applicable to the property exist. The property is located within the South Laguna Village neighborhood characterized by small "postage stamp"-sized lots averaging approximately 2,500 square feet in area. The site is further constrained by the presence of a 17.5- foot-wide easement for the property’s contribution to the half-width of Wildwood Road, which substantially reduces the property's buildable area to 1,575 square feet. The existing residence was constructed in or around 1930, prior to the adoption of current zoning regulations, and contains legal nonconforming conditions, including non-conforming setbacks on all sides of the existing structure and absence of on-site parking. The surrounding neighborhood is similarly characterized by narrow streets, compact lot configurations, closely spaced homes, limited open space, and numerous residences with legal nonconforming setbacks and parking deficiencies.

Attachment 5
72 7773333 of 11114444666
Design Review 2026-0922 and Variance 2026-0923
June 25, 2026

Page 14 ends

The requested variances are necessary to afford the property owner a reasonable opportunity to improve and modernize the existing residence and provide one covered on-site parking space where none currently exists. The property's reduced buildable area and existing legal nonconforming conditions limit the ability to accommodate additions and conforming parking under current development standards. The surrounding South Laguna Village neighborhood consists predominantly of modestly scaled cottages developed on small lots with reduced setbacks and limited on-site parking opportunities that predate current zoning standards.

Other properties in the immediate neighborhood have been granted variances to encroach into required setbacks and provide non-conforming number of parking spaces, including the following:
• 31572 Wildwood Road: On December 10, 1987, the Board approved encroachments into the front and rear setback and allowed a non-conforming garage width of 8’-4”. • 31562 Wildwood Road: On May 14, 1992, the Board approved the construction of additions without providing the required parking.
• 31632 Wildwood Road: On June 25, 1995, the Board approved the construction of additions that encroach into the required front yard, side yard, and additional building setback. • 31578 Jewel Street: On September 12, 2002, the Board approved the construction of upperlevel additions that encroach into the required side setbacks. • 31550 Eagle Rock Way: On January 26, 2023, the Board approved the construction of additions without providing any on-site parking.

The requested variances will not be detrimental to the public health, safety, convenience, or welfare, nor injurious to nearby properties or improvements. The project maintains the existing building height and consists of modest additions that are compatible with the established scale and character of the South Laguna Village neighborhood. The proposal does not create significant privacy, view, or visual impacts and is consistent with the neighborhood's historic pattern of compact development, reduced setbacks, and limited on-site parking opportunity.

Furthermore, the project introduces one covered on-site parking space where no on-site parking currently exists, thereby reducing reliance on the limited on-street parking resources within the neighborhood. The project will remain subject to all applicable Building and Fire Code requirements and will not adversely affect access, circulation, or public safety.

Finding No. 4: The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan.

Page 15 ends

and diversified, mature vegetational growth. The purpose of this zone is to preserve the characteristics and development patterns inherent to the Village The subject property is located within this historic gridded portion of South Laguna Village and exhibits many of the defining characteristics that the Village Community zone. The project maintains the existing building height and low-profile character of the residence and introduces only modest additions that remain compatible with the scale of surrounding development. The proposal constitutes reinvestment in an existing residential neighborhood and is consistent with General Plan policies promoting neighborhood compatibility, preservation of community character, and sensitive infill development within established urban areas. Accordingly, granting the requested variances would not be contrary to the objectives of the Municipal Code or General Plan.

25.10.008(E)(1)(d) Building Site Coverage Variance
Finding No. 5: The proposed building site coverage and floor area ratio exceedance will preserve views, preserve privacy, reduce heights, and/or maintain neighborhood development patterns.

The proposed building site coverage exceedance will maintain the established neighborhood development pattern, which is characterized by small lots, compact building footprints, limited open space, and numerous legal nonconforming conditions. The proposed increase in building site coverage from approximately 36.78 percent to 54.61 percent, which is attributable to XXX, represents a modest expansion of an existing residence on a constrained lot and remains compatible with the scale and character of surrounding properties.

The additions are split between the lower and upper levels and are primarily oriented toward the street frontages along Eagle Rock Way and Wildwood Road rather than toward adjoining residential properties, thereby minimizing potential privacy impacts. The project maintains the existing building height and low-profile character of the residence and does not introduce new vertical elements that would adversely affect public or private views. By allowing a modest horizontal expansion rather than additional building height, the proposed building site coverage and floor area ratio exceedance preserves views, minimizes privacy impacts, and maintains the compact village development pattern intended by the Village Community zone.

25.43.070(H) Floor Area Ratio Variance
Finding No. 6: The required floor area ratio is inappropriate due to the existing development patterns in the surrounding area.

Pursuant to Section 25.43.070(G), the maximum floor area allowed for lots with less than 1,600 square feet the floor area factor shall not exceed one and seven-tenths the maximum building site coverage. The subject property is located within area of South Laguna Village neighborhood characterized by small lots, narrow setbacks, and nonconforming conditions that predate current zoning regulations. Many of the surrounding cottage-style homes were constructed in the 1930s and 1940s and reflect a compact, village-scale pattern of development. The proposed increase in floor area to approximately 1,561 square feet represents a modest expansion that maintains the existing building height and low-profile character of the neighborhood and is compatible with the scale and development pattern of the surrounding Village area. There are several other properties on Attachment 5
74 777555 of 11114444666
Design Review 2026-0922 and Variance 2026-0923
June 25, 2026

Page 16 ends

Wildwood Road including 31555 Wildwood Road, 31567 Wildwood Road, 31627 2nd Avenue, 31562 Wildwood Road, and 31561 Wildwood Road that contain residences exceeding the allowable Floor Area Ratio for the zone, demonstrating that the existing pattern of development in the immediate vicinity does not conform to prescribed floor area standards.

ENVIRONMENTAL IMPACT:

In accordance with the California Environmental Quality Act (CEQA) guidelines, the project qualifies for a categorical exemption pursuant to Section 15301 - Existing Facilities, in that the project consists of the repair, maintenance, or minor alteration of existing structures or topographical features, involving negligible or no expansion of existing or former use and and Section 15305 – Minor Alterations in Land Use Limitations. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. Here, the project consists of additions, landscaping, and new vehicular access.

The requested setback variances is to encroach into the required side and front yard but would not result in the creation of a new parcel or any change in land use or density Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. 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. 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. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.

RECOMMENDATION:

Adopt Resolution 2026-0922 approving Design Review 2026-0922 and Variance 2026-0923 for the property located at 31522 Eagle Rock Way and find said action categorically exempt pursuant to CEQA Guidelines Section 15301 and 15305.

NOTIFICATION:

Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice was mailed on June 1, 2026, which is at least twenty-one (21) days prior to the June 25, 2026 hearing date in accordance with Title 25. In addition, a public hearing notice was posted on the project site on June 1, 2026, which is at least 10 days in advance of the June 25, 2026 hearing date. Further, a public hearing notice was published on June 9, 2026 in a newspaper of general circulation, which is at least 10 days in advance of the June 25, 2026 public hearing.

PUBLIC COMMENT:

As of the date this report has been written, no correspondence has been received by the City.

ATTACHMENT(S):

Attachment 1 – Resolution 2026-0922
Attachment 2 – Plans
Attachment 5
75 777666 of 11114444666
Design Review 2026-0922 and Variance 2026-0923
June 25, 2026

Page 17 ends

Attachment 3 – Certified Staking Plan
Attachment 4 – Colored Elevations
Attachment 5 – Color and Material Board
Attachment 6 – Variance Application
Attachment 5
76 777777 of 11114444666
OWNER: ADAM MCNICOL
31552 EAGLE ROCK WAY,
LAGUNA BEACH, CA 92651
ADDRESS:

DESCRIPTION

REQUIRED/
ALLOWED PROPOSED (Yes/No)

CONFORMS
ZONE
Side Yards
LOT COVERAGE max. BSC

ZONING STANDARDS

PROJECT DATA

DESCRIPTION PROPOSED
LIVING AREA:

GARAGE

MECHANICAL

ELEVATED DECK TERRACE
31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651
TOTAL LIVING AREA:

TS TITLE SHEET
A1.1 SITE PLAN
- TOPOGRAPHIC SURVEY
Front Yard:

CODE ANALYSIS
CODE: 2022 CBC, CMC, CEC, CPCCONSTRUCTION TYPE: V-NON-RATED ZONING DESIGNATION: R1
OCCUPANCY: R-3, U-1
NUMBER OF STORIES: 2
SPRINKLERED: YES (DEFERRED SUBMITTAL)

PROJECT ADDRESS
31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651

ACCESSOR'S PARCEL NUMBER
APN: 056-087-18
LEGAL
N TR 702 BLK LOT 74

UPPER LEVEL FLOOR PLAN
Upper Level

PROJECT DESCRIPTION
MINOR REMODEL OF EXITING SINGLE FAMILY RESIDENCE, INCLUDING A 251.64 SF ADDITION AT LOWER LEVEL AND 171.67 SF AT UPPER LEVEL, 76.61 SF DECK REDUCTION, ONE ON-SITE COVERED PARKING SPACE, AND NEW LANDSCAPE.

TWO VARIANCES APPLICATIONS REQUESTING PERMISSION TO ENCROACH INTO THE REQUIRED SIDE

YARD SETBACK, AS WELL AS NOT PROVIDING THE REQUIRED TWO COVERED PARKING SPACES, BUT ONLY ONE COVERED PARKING SPACE.

Lower Level

1. All work, including materials and workmanship, shall conform to the requirements of local codes, laws, and ordinances and as specified by all by all governing authorities where applicable. Reference is to the latest accepted edition or revision. In the event of conflict with code requirements, that code requirement or note which establishes the higher standard shall take precedence.

2. The intention of the Contract Documents is to include all labor and materials, equipment, and transportation necessary for the complete and proper execution of the work.

3. The Contractor shall visit the job site prior to bidding any portion of the work. The Contractor shall verify all dimensions and existing conditions prior to beginning work, including but not limited to existing interior walls and roof structures. Should any condition arise where the intent of the drawings is in doubt or where there is a discrepancy between the Contract Documents and the field conditions, or within the Contract Documents, the Contractor shall notify the Architect immediately for clarification. Acceptance of these contract documents releases Architect from any liability of inaccurate portray of existing conditions whatsoever as established by consulting engineers and/or surveyors.

4. Dimensions are from face of studs or to center of wall as indicated on drawings, unless noted otherwise.

5. Written dimensions take precedence. Do not scale drawings. Walls not dimensioned are to align with existing walls or be abutted or applied to existing walls per drawings. Doors not dimensioned and shown jamb tight shall be set 3" from perpendicular wall to outer edge of door jamb.

6. Reference to any detail or drawing is for convenience only and does not limit the application of such details or drawings.

7. The design, adequacy and safety of erection bracing, shoring, temporary supports, etc., is the sole responsibility of the Contractor. The Contractor shall be responsible for the stability of the structure and provide necessary bracing prior to the application of all shear walls, roof and floor diaphragms, and finish materials. The Contractor shall be responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with the work.

8. The Structural, Mechanical, Plumbing, and Electrical Drawings, as well as the drawings of other consultants, are supplementary to the Architectural Drawings. It shall be the responsibility of the General Contractor to check with the Architectural Drawings before the installation of work shown on the drawings of consultants. The Contractor shall bring any discrepancy between the Architectural Drawings and the drawings of the consulting engineers to the attention of the Architect for clarification. Any work installed in conflict with the Architectural drawings and not brought to the Architect's attention shall be corrected by the Contractor at the Contractor's expense and at no expense to the Owner or Architect.

9. Prior to performance of work, the Contractor shall require each subcontractor to notify the Contractor of any work called out in the drawings for his trade that cannot be fully guaranteed.

10. Contractor shall verify the location and size of all openings with all drawings and manufactured items where applicable.11. The Contractor shall supervise and direct the Work and be solely responsible for all construction, means, methods, techniques, sequences, procedures, safety and for coordinating all portions of the Work.

12. The Contractor here-in agrees to repair or replace any or all work, together with any other adjacent work which may be displaced in connection with such replacement, that may prove to be defective in workmanship or materials within a period of one year form the date of acceptance, ordinary wear and unusual abuse or neglect excepted.

13. Contractor shall protect all existing structures, landscaping, materials, etc., during construction. Contractor shall patch and repair all surfaces disrupted or damaged during construction to match existing adjacent surfaces.

14. The Contractor shall on a daily basis keep the premises free form all accumulations of waste material or rubbish caused by his employees, subcontractors, or work, and at the completion of the work shall remove all rubbish, debris, equipment, and surplus materials from in and about the building and leave the premises "broom clean".

15. Any deviation from the Construction Documents or specifications by the Contractor or Owner without the Architect's approval releases the Architect of responsibility and liability in connection with all work so involved.

16. Clarifications on and/or inconsistencies with the drawings and specifications shall be brought to the attention of the Architect by the Contractor prior to commencement of work. Additional charges will not be granted based on claims of incomplete, inaccurate, or inconsistent drawings and specifications.

17. Prior to any excavation, a meeting will be held on site that will be attended by the project engineer, geologist, project building inspector, general and shoring contractors.

18. A CAL OSHA permit is required where excavations exceed 5ft and a copy of the permit shall be supplied to the city prior to issuing a building permit.19. The requirements of the 2019 edition of the California Building Code (Title 24) have been taken in consideration.

20. All new utilities will be underground to nearest utility pole.21. Prior to commencement of any construction all aplicable provisions pertaining to brush clearance contained in the Uniform Fire code shall comply with the City of Laguna Beach Fire Department.

22. The responsible certified geotechnical engineer will inspect and approve all grading and excavations prior to placement of forms, reinforcing steel or concrete. In cases involving engineered fill, a soils engineer shall provide the inspection and approval.

23. All eaves/projections to be one hour fire resistive, heavy timber or constructed on non-combustible materials. There shall be no openings in the fire resistive construction ( i.e. no eave vents), and the fire rating must be maintained around recessed lighting.

24. All roof/ eave materials to be "Class A" rated.25. Licensed civil engineer/ architect that prepared the drainage plan shall certify at the completion of the project that the site drainage is in substantial compliance with the approved drainage plan.

26. The plans shall comply with the 2019 California Codes. CBC, CPC, CMC and CEC and all applicable Local codes and ordinances.27. Project shall comply with NPDES, SUSMP and BMP requirements.28. Contact dig alert.29. Structural observations by design engineer.

30. Owners on adjacent properties that must underpin their buildings due to the proposed excavation shall be notified in writing ten days prior to beginning the excavation. Copies of these notification letters shall be provided to the city prior to beginning the excavation.

31. Termite protection. In geographical areas where hazard of termite damage is known to be very heavy, wood floor framing shall be of naturally durable species (termite resistant) or preservative treated in accordance with AWPA U1 for the species, product preservative and end use or provided with approved methods of termite protection. 2304.11.6 FIGURE 2603.8

32. Wood supported by exterior foundation walls. Wood framing members, including wood sheathing, that rest on exterior foundation walls and are less than 8 inches (203 mm) from exposed earth shall be of naturally durable or preservative-treated wood. 2304.11.2.2

33. Fasteners for preservative treated and fire-retardant-treated wood shall be of hot dipped zinc-coated galvanized steel, stainless steel, silicon bronze or copper. The coating weights for zinc-coated fasteners shall be in accordance with ASTM A 153. 2304.9.5. Exception: Fasteners other than nails, timber rivets, wood screws and lag screws shall be permitted to be of mechanically deposited zinc coated steel with coating weights in accordance with ASTMB695, Class 55 minimum. 2304.9.5. Fastenings for wood foundations shall be as required in AF&PA Technical Report No. 7.

34.Sprinklers will be a deferred submittal.

Door symbol - see door schedule
Window symbol - see window schedule
Keynote symbol - see keynotes
Color/material symbol -
see color/fin. list
Equipment symbol - see equipment list
Plumbing fixtures symbol per SCHPlumbing accessories symbol per SCH 2 x stud wall
Concrete Block wallCeiling height symbol
Sheet Number
Sheet Number
Interior ElevationNumber
Section Number
Detail Number
Low wall - refer to
spot elevation
1 2
3 4
2 A9
4 D1
A.B. ANCHOR BOLTABV. ABOVEA.C. ASPHALT CONCRETEA.F.F. ABOVE FINISH FLOORAL ALUMINUMALT ALTERNATEAPP APPROXIMATEARCH ARCHITECTURAL

BD BOARDBLW BELOWBET BETWEENBLDG BUILDINGBM BEAMBOT BOTTOMBYN BEYONDBW BOTH WAYS C.J. CEILING JOISTSC.M.U. CONCRETE MASONRY UNITSC.O. CLEAR OPENINGCAB CABINETCLG CEILINGCEM CEMENTCER CERAMICCLR CLEARCOL COLUMNCONC CONCRETECONN CONNECTIONCONST CONSTURUCTIONCONT CONTINUOUSCONTR CONTRACTOR D DEPTHD.F. DRINKING FOUNTAIN, DOUGLAS FIRD.S. DOWNSPOUTDB. DOUBLEDET DETAILDIA DIAMETERDIM DIMENSIONDN DOWNDR DOORDWG DRAWINGDWR DRAWERE.N. EDGE NAIL(ING)E.W. EACH WAY EA EACHELEC ELECTRIC, ELECTRICALELEV ELEVATIONE.I.F.S. EXTERIOR INSULATION

AND FINISH SYSTEM

EQ EQUALEQUIP EQUIPMENTESMT EASMENTEXH EXHAUST
[E] EXISTING
EXP EXPOSEDF.N. FIELD NAILINGF.O.C. FACE OF CONCRETEF.O.M. FACE OF MASONRYF.O.S. FACE OF STUDFRMG FRAMINGFDN FOUNDATIONFIN FINISHFLR FLOORFT FOOTFTG. FOOTING GA GAUGEGALV GALVINIZEDGAR GARAGEGFF GARAGE FINISH FLOORG.F.I. GROUND FAULT INTERRUPTORG.F.R.C. GLASS FIBER REINFORCED CEMENTG.I. GALVINIZED IRONGLS GLASSGR GRANITEGRD GRADEGYP. BD. GYPSUM BOARD H.M, HOLLOW METALH.C. HOLLOW COREHC HANDICAPPEDHD HIGH DENSITY, HOLD DOWNHDW HARDWAREHR HOURHT HEIGHTHRT. HEATERI.D. INSIDE DIAMETERIN INCHINS. INSULATIONINT. INTERIOR R.O.W. RIGHT OF WAY
S STAINLESSS.C. SOLID CORESCH. SCHEDULESECT. SECTIONSH SHELFSHTG SHEATHINGSHWR SHOWERSIM SIMULARSPEC SPECIFICATIONSSQ SQUAREST. STREETSTD STANDARDSTL STEELSTN STONESTUC STUCCOSTRUCT STRUCTURALSYM SYMMETRICAL

T&B TOP AND BOTTOMT&G TOUNGE AND GROOVET TREAD, TEMPERED GLASSTC TOP OF CONCRETE / CURB / CHIMNEYTD TOP OF DECKTP TOP OF PLATETT TOP OF TRELLISTR TOP OF ROOFTRAIL TOP OF HANDRAILTW TOP OF WALLTEL TELEPHONETHK THICKTYP TYPICAL U.N.O. UNLESS NOTED OTHERWISEUR URINAL
V.T. VINYL TILEV.T.R. VENT THROUGH ROUGH
W WIDE, WIDTHW/ WITHW.C. WATER CLOSET, WALL COVERINGWD WOODWP WATERPROOFW.R. WATER RESISTANT A
11 PLA-1
8'-0"
AA
a 0.00' TR
Sheet Number

EXISTING

PARKING

EXISTING
JAN. JANITORJT. JOINT
KIT. KITCHENL. LENGTH
LAV. LAVATORY
M.C. MEDICINE CHESTM.O. MASONRY OPENINGMAS. MASONRYMAX. MAXIMUMMECH. MECHANICALMED. MEDIUMMFG. MANUFACTURERMIN. MINIMUMMISC. MISCELLANEOUSMTD MOUNTEDMTL. METAL [N] NEW
N.I.C. NOT IN CONTRACTN.T.S. NOT TO SCALENAT. NATURAL
O.C. ON CENTERO.D. OUTSIDE DIAMETEROPN. OPENINGOPP OPPOSITE P/A PLANTING AREAP.S.I. POUNDS / SQUARE INCHPL. PLATEPLAS PLASTERPLY PLYWOODPOL POLISH, POLISHEDPR. PAIRPT. PAINTR RADIUS, RAFTERR.D. ROOF DRAINR.O. ROUGH OPENINGR.R. ROOF RAFTERR.S. ROUGH SAWNRA RETURN AIRREQ REQUIREDRI RISERRM ROOM Rear Yard:

A3.1 ELEVATION - WEST
A3.2 ELEVATION - EAST
A3.3 ELEVATION - SOUTH
A4.1 SECTION CUT - A
A4.2 SECTION CUT - B
E1.1 EXISTING LOWER LEVEL

TOTAL REMODEL

EXISTING ELEVATION - WEST
A2.1 LOWER LEVEL FLOOR PLAN
A2.2
A3.4 ELEVATION - NORTH

SITE WORK
Total GRADING Pool/Jaccuzi/Water Feature Outside Building Footprint Cut
FillNet Export
Inside
Building Footprint
E1.2
E1.3

EXISTING UPPER LEVEL

PROPOSED FIXTURE COUNTPROPOSED EGRESS DOORS

FIXTURE TYPE WATTAGE LUMENS QUANTITY COMMENTS
TOTAL

PROPOSED FIXTURE COUNTFIXTURE TYPE
TOTAL
TOTAL EXTERIOR + LANDSCAPE

LANSCAPED OPEN SPACEIRRIGATED AREA
A1.2
A5.1 LOWER LEVEL AREA CALCULATIONS
A5.2 UPPER LEVEL AREA CALCULATIONSA6.1 STAKING PLAN
A6.2 LANDSCAPE PLAN
E1.4 EXISTING ELEVATIONS - EAST
A10
SCALE

PLOT DATE

SHEET NUMBER

HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARENOT TO BE REPRODUCED, CHANGED, OR COPIEDIN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9
/Volumes/SharedData/OFFICE DOCUMENTS/SIGNATURE1.bmp
DRAWING PREPARED BY: GST
McNICOL RESIDENCE
31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 A6.3 LIGHTING PLAN Low voltage indirect slot light -
recessed in wall A Lightology - 113RL outdoor wall recessed Low voltage indirect in ground
directional light Targetti -Neptune
Low voltage indirect concealed strip
lighting
Core Ligthing group -
revoltled LCSMW30
CB

FLOOR AREA RATIO
E1.5
E1.6

EXISTING ELEVATIONS - SOUTH

EXISTING ELEVATIONS - NORTH

VICINITY MAP

3.10.2026
NA
TS

MCNICOL RESIDENCE
31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651

PROJECT SUMMARY

GENERAL NOTES PROJECT TEAM PROJECT SUMMARY TABLES SHEET INDEX

SYMBOLS

ABBREVIATIONS
VC
2,362.5 SF GROSS/1575 SF NET
+251.64 SF+171.67 SF+423.31 SF
-76.61 SF
831.09 SF
729.11 SF
1,560.20 SF
170.9 SF
251.64 SF
171.67 SF
423.31 SF
ARCHITECT: HORST NOPPENBERGER
HORST ARCHITECTS, INC.
247 FOREST AVE,

LAGUNA BEACH, CA
92651
PHONE (949) 494-9569EMAIL [email protected]
SURVEYOR: SOUTH COAST SURVEYING
3214 CLAY ST.

NEWPORT BEACH, CAPHONE: (949) 631-8840
USE
LOT AREALOT WIDTH (AVG.)LOT DEPTH (AVG.)LOT SLOPE (%)
MAX. BUILDING HEIGHT

ABOVE REAR PROPERY LINE
MAX. HEIGHT - FF,FG,EG

WHICHEVER IS MORE RESTRICTIVE
4,375
35'-0"

SINGLE FAMILY
VC
45'-0"

1.73%

SINGLE FAMILY Y

YYYYYYY
(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE)(NO CHANGE) 25 FT. ABV. REAR PL
25 FT. ABV. FF/FG/EG MOST
RESTRICTIVE = 128.82
5'-0"5'-0"5'-0"
53% = 834.75 SF
2 COVERED SPACES
1,419.08 SF
3'-9"
4'-5"
2'-3" EAST/11'-9" WEST
NONE
3'-9"
2'-11"
1 COVERED PARKING
579.45 SF557.44 SF
1,136.89 SF
247.51 SF
8 CY
0 CY
8 CY
0 CY0 CY0 CY
0 CY
8 CY8 CY
0 CY0 CY0 CY
3 6
2W 125 lm 6
6 15
3W3W
226 lm 6
70 lm 9
15 21

WATTAGE LUMENS QUANTITY COMMENTS
3D-1 WEST VIEW/NORTH VIEW/SOUTH VIEW/EAST VIEW
35'-0"
% OF LOT AREA

EXISTING PROPOSED EXISTING PROPOSED

IMPERVIOUS SURFACES

STRUCTURE

HARDSCAPE
TOTAL
579.42 SF 831.09 SF 24.52% 35.17%
337.39 SF 19.24% 14.28%
1,034.01 SF 1,197.63 SF 43.76% 50.69%

PROJECT SITE

SQUARE FOOTAGE

EXTERIOR BUILDING LIGHTING

LANDSCAPE LIGHTING
454.59 SF

36.78% = 579.285 54.61% = 860.18 N
1,136.89 SF 1,560.20 SF N

SETBACKS
NN
A6.4 DEMOLITION EXHIBIT
N/A 184.92 SF 50.28 SF N/A
15% = 236.25 SF 0.00 SF 0.00 SF N
2'-3" EAST/3'-0" WEST N

ROOF PLAN
21'-6"

76.61 SF
N
(NO CHANGE)(NO CHANGE)
A7.1 FIRE DEPARTMENT - SITE ACCESS PLANA7.2 SITE AND RIGHT OF WAY IMPROVEMENT PLANA7.3 CONSTRUCTION STAGING PLAN 125.30
DEMOLITION EXISTING REMOVED REMAINING DEMO TOTAL %
EXTERIOR WALLS 127.08 FT 40.33 FT 86.75 FT 31.73%

RECEIVED

PLANNING DIVISION
CITY OF LAGUNA BEACH 3333'''---999""" West (((deck))) 1111000'''---999""" West (((house))) Cleared for DRB
Signature __________
Date _____________ 0004444///11113333///22220002222666 KK 0004444///3333000///22220002222666

DESIGN REVIEW BOARD

APPROVED
SIGNATURE ______________________
DATE ___________________________
RESO. NO. __________
kkazama 666///2222555///2222666 22220002222666---00099922222222 Attachment
6 77

WEST VIEW NORTH VIEW

EAST VIEW SOUTH VIEW
Attachment 6
78 777999 of 11114444666
Attachment 6
79 888000 of 11114444666
106 105 104 103 102 101 100 99 98 102.10 FS 5'-0" SYSB
5'-0"
FYSB
30'-2" 5'-0" SYSB
25'-0" 17'-6" 5'-0" SYSB 29'-9" 27'-7"
TB
103.30' FS
PAVERS
BRK 35'-0" AVG. LOT WIDTH
45' AVG. LOT DEPTH BA4.2 BA4.2 SA3.2 A
A4.1 AA4.1 N
A3.1 EA3.3 W
A3.4 103.4 FG DRIVEWAY SLOPE 2% 5'-0" SYSB E A G L E R O C K W A Y BUILDING FOOTPRINT 9
UP
54 10
30 222
391
11 5'-11" 5'-3" 19'-1"
STAIRS
110.20 TS
WD-1
S31° 48'30"E 45.00' S58° 11'30"W 17.50' S58° 11'30"W 17.50' S58° 11'30"W 35.00' S58° 11'30"W 35.00' 5'-0"
RYSB
W I L D W O O D R D TBM 102.10 SMH 8
42 41
41 211
32 322
31 UP
23 102.48 TS
102.99 TS
103.30 TS
35 19
16 37
41 GRV
103.30' FS 19'-0" 8'-7"
30'-2"
22'-1" 1'-0"
7'-1" 2'-2" 6" 18'-8" 17'-6" 8'-8"
21 21
28 36
19 21 106.20 EP 107.50 TW 107.40 EG 105.76 EG 107.60 EG 105.79 FS 106.41 TS105.60 TS 104.90 TS 104.17 FS 109.20 EG
103.80 EG 109.20 TW
104.17 FS
105.68 FS 106.20 TW 103.45 EP 104.50 TW 102.19 EP 104.50 TW 103.5O TW 101.48 EP
102.50 TW 101.90 EP
103.62 FS 107.90 TW 103.28 FS 105.20 TW 103.00 EP 98 99 100 101 102 19 VEG
419
4'-5"
10'-5" 3'-0" HOUSE SETBACK 3'-0" HOUSE SETBACK 4'-5"
10'-5" 4'-5"
12 UP 104.O TW 2'-3" HOUSE SETBACK 2'-3" HOUSE SETBACK 2'-2" 38 5'-0"
RYSB
5'-0"
FYSB 4'-5" 105.65 T.GATE
13 103.3 EG

SIDE YARD

SIDE YARD
FRONT YARD REAR YARD 100.70 FS 103.8 EG 30'-9" BACK UP CLEARANCE

EDGE OF PAVEMENT
A1.1
SITE PLAN . MAGNETIC NORTH

PROJECT NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES 1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
TB TURF BLOCK 1/8"=1'-0"

3.10.2026
Attachment 6
80 8881111 of 11114444666
MTL-4
59 15
4921
11 B
A4.2 B
A4.2
S
A3.2
A
A4.1
A
A4.1
N
A3.1
E
A3.3
W
A3.4
62 61
61 2
621
1 60
(E) SLOPE
DN
(E) SLOPE
DN
(N) ROOF
SLOPE
DN
(N) ROOF
SLOPE
DN

W I L D W O O D R D
33'-0"
29'-2"
22'-0"
28'-5"
22'-0"
33'-0"
2'-6"
22'-2"
8'-4"
5'-2"
MTL-4
121.30' TR 121.30' TR 125.30' TR
121.30' TR 121.30' TR 125.30' TR
125.30' TR 125.30' TR
121.30' TR 121.30' TR
121.30' TR
106 105 104 103 102 101 100 99 98
98 99
100
101
102
2 15
6'-5"
7'-2"
121.30' TR
21 17
16'-4"
11'-0" 11'-0"
11'-1"
11'-1"

DECK BELOW

FOR MORE INFO
SEE SHEET A2.2
9'-2" 2'-11"
9'-1" 2'-11"
2'-10" 3'-0"2'-10" 3'-0"
113.31' TD
13 9"
2'-3"2'-3"
A1.2

ROOF PLAN
.

MAGNETIC NORTH

PROJECT NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/8"=1'-0"

3.10.2026
Attachment 6
81 8882222 of 11114444666
6"
5'-10" 5'-2" 19'-1"
30'-2"
27'-7"
19'-0"
30'-2"
8'-8"
27'-7"
2'-2"
BEDROOM 2
103.82 FF
WD-1
WD-1
WD-1
WD-1
WD-1
WD-1
12 36
45 B
A4.2 B
A4.2
S
A3.2
A
A4.1
A
A4.1
N
A3.1
E
A3.3
W
A3.4
WD-1
5'-0"
FYSB
3'-0"
HOUSE

SETBACK
17'-6"
5'-0"
RYSB
5'-0"
SYSB
3'-0"
HOUSE

SETBACK
22 37
45 45
45 STORAGE
103.82 FF
OFFICE
103.82 FF

LIVING ROOM
103.82 FF

BATHROOM
103.82 FF
BEDROOM 1
103.82 FF
STAIRS
110.20 TS
19 UP
30 39
33 30
56 53
34 28
33 8'-7"
7'-0" 22'-2" 1'-0"
2'-2" 27'-7"
5'-0"
SYSB
5'-0"
SYSB
5'-0"
FYSB 5'-0"
RYSB
18'-0"
VEG
11 16
53 38
14 12
1 12
21 51
51 53
UP
W/D
23 GRV
32 32
31 21
BRK
PAVERS
35 36
21 28
36 42
BRK
PAVERS
UP
21 103.30 FS
GRV
103.30 FS

E A G L E R O C K W A Y

W I L D W O O D R D

CENTERLINE OF RIGHT OF WAY
5'-0"
SYSB

CENTERLINE OF RIGHT OF WAY
(N) COVERED PARKING
BRK
104.0 TW
BRK
BRK
UP
10'-5" 4'-5"
10'-5" 4'-5"
4'-5"
2'-3"
HOUSE

SETBACK
2'-3"
HOUSE

SETBACK
4'-5"

SIDE YARD

FRONT YARD REAR YARD
A2.1

LOWER LEVEL FLOOR PLAN
.

MAGNETIC NORTH

PROJECT NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9
/Volumes/SharedData/OFFICE DOCUMENTS/SIGNATURE1.bmp McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651
DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
82 8883333 of 11114444666
9"

MASTER BEDROOM
113.47' FF
WD-1

LIVING ROOM
113.47' FF
WD-1

KITCHEN
113.47' FF
WD-1
CLOSET
113.47' FF
WD-1 POWDER
113.47' FF
WD-1

BATHROOM
113.47' FF
WD-1
DECK
113.47' FF
WD-1
40 31'-8"
28'-3"
3'-0"
HOUSE

SETBACK
28'-3"
1'-6"
17'-6"
16'-6"
BAY WINDOW 10"
B
A4.2
B
A4.2
S
A3.2
A
A4.1
A
A4.1
N
A3.1
E
A3.3
W
A3.4
STAIRS
110.20 TS
WD-1
5'-0"
RYSB
5'-0"
SYSB
5'-0"
SYSB
10'-11"
5'-0"
FYSB
3'-0"
HOUSE

SETBACK
45 50
30 45
56 45
31 56
53 17
45 32
33 2
33 34
34 5'-10" 5'-2" 19'-1"
1'-6"
31'-8"
22'-2"
7'-0"
1 11
18 DN
DN
R
O
12 2
1 2
2 18
5'-0"
RYSB
5'-0"
FYSB
24 24

W I L D W O O D R D
18'-4"
5'-0"
SYSB
5'-0"
SYSB
20'-6" 7'-9"
13'-8"
18 1
10'-5"
10'-5"
4'-5"
3'-9"
1'-6"
2'-3"
HOUSE

SETBACK
2'-11"
HOUSE

SETBACK
3'-9"
2'-3"
HOUSE

SETBACK
2'-11"
HOUSE

SETBACK
1'-3" 5'-5"
6'-8"
58 3'-9"
HOUSE

SETBACK
3'-9"
HOUSE

SETBACK
17 58

SIDE YARD

FRONT YARD REAR YARD
2'-6"
58 A2.2

UPPER LEVEL FLOOR PLAN
.

MAGNETIC NORTH

PROJECT NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE
2 REQUIRED BUILDING SETBACK
3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE
7 FINISH GRADE
8 FIXED DATUM POINT/BENCHMARK
9 CENTERLINE OF RIGHT OF WAY
10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
83 8884444 of 11114444666
21'-6"
9'-8"
10" 8'-10"
7'-10" 4'-0"
21'-6"
9'-8"
8'-10" 10"
4'-0" 7'-10"
5'-0"
FYSB
5'-0"
RYSB
125.30' TR
103.82' FF

LOWER LEVEL
103.82' FF

LOWER LEVEL
113.47' FF

UPPER LEVEL
121.30' TPL
35'-0"
3'-6"
ASP
GLS-1
ASP
GLS-3 GLS-3
GLS-1
WD-1
BRK
GLS-1 GLS-1
GLS-1 GLS-1
1'-6"
4'-11"

BAY WINDOW
12 WD-1
25 21
5 26
22 23
31 30
36 40
365
53 53
59 59
53 25
GLS-1
MTL-1
53 MTL-2
MTL-2
MTL-2
6 19
28 29
102.41' FS
113.47' FF

UPPER LEVEL
112.64' TPL
121.30' TPL
125.30' TR
112.64' TPL
22 WD-1
22 MTL-1
35 3
15'-0"
(E) STRUCTURE
BEYOND PLANE A @ PLANE A

PLANE A
15'-0"
3'-10"
3'-6"
43 22
44 22
25'-0"
25'-0" ABOVE RLL
GLS-1
1'-6" 3'-5"
3'-0"
WD-1 WD-1
A3.1

ELEVATION - WEST
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
84 888555 of 11114444666
125.30' TR
21'-6"21'-6"
9'-8" 7'-10" 4'-0"9'-8" 7'-10"
125.30' TR
103.82' FF

LOWER LEVEL
113.47' FF

UPPER LEVEL
121.30' TPL
103.82' FF

LOWER LEVEL
113.47' FF

UPPER LEVEL

TOP PLATE
4'-0"
5'-0"
RYSB
5'-0"
FYSB
4012
21 5
5 33
32 30
28 22
105.75' FS
4'-11"

BAY WINDOW
112.64' TPL
8'-10" 10"
GLS-3
ASP
MTL-2
MTL-2
MTL-2 22
MTL-1
GLS-1
GLS-1
GLS-1 WD-2 WD-2
49 STU
15'-0"
15'-0"
223
43 WD-2
GLS-1
22 25'-0" ABOVE GRADE
25'-0"
1'-6" 3'-5"
A3.2

ELEVATION - EAST
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
85 888666 of 11114444666
21'-6"
21'-6"
9'-8" 7'-10" 4'-0"
103.82' FF

LOWER FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
103.82' FF

LOWER FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
9'-8" 7'-10" 4'-0"
25' HEIGHT LIMIT ABOVE FF

MOST RESTRICTIVE
5'-0"
RYSB
5'-0"
FYSB
51 51
51 12
21 36
MTL-1
MTL-1
BRK
WD-2
53 40
WD-2
MTL-1
WD-1
49 36
51 59
GLS-1
22 4
43 3
4'-11"

BAY WINDOW
25'-0" ABOVE RLL
25'-0"
1'-6"
GLS-1
53 25'-0"
A3.3

ELEVATION - SOUTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
86 888777 of 11114444666
5'-0"
SYSB
21'-6"
9'-8" 7'-10"
103.82' FF

LOWER FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
4'-0"
103.82' FF LOWER FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
21'-6"
9'-8" 7'-10" 4'-0"
104.50' FS
6 19
GLS-1
GLS-1 GLS-1
GLS-1
BRK
112.64' TPL
106.73' FS
2'-11"
8'-10" 10"
112.64' TPL
8'-10" 10"
8"
GLS-3
GLS-1 GLS-1
GLS-3
GLS-1
312
49 22
33 34
30 30
28 21
MTL-1 59
WD-2
33 31
53 MTL-1
BRK
32 MTL-1
MTL-1
MTL-1
32 26
GLS-1
GLS-2
5'-0"
SYSB
4 25' HEIGHT LIMIT ABOVE FF
44 17
25'-0" ABOVE RLL
25'-0"
25'-0"
23'-2"
A3.4

ELEVATION - NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
87 888888 of 11114444666

KITCHEN
113.47' FF

BATHROOM
103.82' FF

STORAGE
103.82' FF
CLOSET
113.47' FF
POWDER
21'-6"
113.47' FF
21'-6"
9'-8"9'-8"
5'-0"
FYSB
5'-0"
RYSB
125.30' TR
103.82' FF

LOWER FLOOR
113.47' FF

UPPER FLOOR
125.30' TR

TOP PLATE
103.82' FF

LOWER FLOOR
113.47' FF

UPPER FLOOR

TOP PLATE
7'-10" 4'-0"
1'-6"
7'-10" 4'-0"
5'-3"

BAY WINDOW
35'-0"
512
112.64' TPL
8'-10" 10"
112.64' TPL
8'-10" 10"
33 30
28 30
32 28
521
40 22
22 30
59 60
105.75' FS
ASP
1'-6"
3 6
43 22
15'-0"
25'-0"
15'-0"
A4.1

SECTION - A
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
88 888999 of 11114444666
BEDROOM 2
103.82' FF

STORAGE
103.82' FF
OFFICE
103.82' FF
CLOSET
103.82' FF
TOILET
113.47' FF
SHOWER
113.47' F3
POWDER
113.47' FF

MASTER BEDROOM
113.47' FF
5'-0"
SYSB
21'-6"21'-6"
9'-8" 7'-10" 4'-0"
5'-0"
SYSB
103.82' FF

LOWER FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
103.82' FF

LOWER FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
9'-8" 7'-10" 4'-0"
25'-5"
112.64' TPL
8'-10" 10"
112.64' TPL
8'-10" 10"
12 7
59 12
21 49
22 36
25' HEIGHT LIMIT ABOVE FF
25'-0"
25'-0" ABOVE RLL
A4.2

SECTION - B
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
89 999000 of 11114444666
UP
UP
W/D
UP

E A G L E R O C K W A Y

W I L D W O O D R D
101
102
103 104
105
30'-2"
5'-2"
19'-0" 8'-7"
8'-8" 7'-1" 22'-1"
18'-8"
8'-1"
2'-2"
A5.1

AREA CALCULATIONS LOWER LEVEL PLAN
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026

HABITABLE

LOWER LEVEL
101 HABITABLE 11.28 SF

LOWER LEVEL TOTALS
HABITABLE 831.09 SF

BUILDING TOTAL
102 HABITABLE 573.16 SF
103 HABITABLE 57.13 SF
104 HABITABLE 189.52 SF
105 PARKING 161.39 SF
PARKING 161.39 SF

PARKING
HABITABLE 1,560.20 SF
PARKING 161.39 SF
DECK 174.40 SF
Attachment 6
90 9991111 of 11114444666
DN
DN
RO

W I L D W O O D R D
201
202
203
204
205
206
207
208
30'-2"
4" 17'-6" 9'-1" 2'-4"
22'-2"
7'-5"
9'-9"
18'-5"
6'-8" 7'-0"
13'-1" 7'-3" 9'-10"
A5.2

AREA CALCULATIONS UPPER LEVEL PLAN
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
DECK

HABITABLE

UPPER LEVEL
201 HABITABLE 10.05 SF

UPPER LEVEL TOTALS
HABITABLE 729.11 SF

BUILDING TOTAL
202 HABITABLE 228.94 SF
203 HABITABLE 70.33 SF
204 HABITABLE 172.72 SF
205 HABITABLE 67.96 SF
DECK 174.40 SF

PARKING
HABITABLE 1,560.20 SF
PARKING 161.39 SF
DECK 174.40 SF
206 HABITABLE 179.11 SF
207 DECK 51.85 SF
208 DECK 122.55 SF
Attachment 6
91 9992222 of 11114444666
MTL-4
59 15
49 2
1 62
61 61
2 62
1 1
18 (E) SLOPE
DN
(E) SLOPE
DN
(N) ROOF
SLOPE
DN
(N) ROOF
SLOPE
DN

W I L D W O O D R D
33'-0"
29'-2"
22'-0"
29'-2"
22'-0"
33'-0"
8'-4" 22'-2" 2'-6"
5'-2"
MTL-2
106
105
104
103
102
101
100
99 98
98 99
100
101
102
2 2
1 15
7'-2"
7'-2"
17 EDGE OF (E) DECK

EDGE OF PROPOSED WALL AT

LOWER LEVEL

EDGE OF PROPOSED WALL AT

LOWER LEVEL

EDGE OF EXISTING WALL AT LOWER
18'-3"

LEVEL (SHOWN FOR STAKING)
13'-8"

EDGE OF PROPOSED WALL AT

LOWER LEVEL
11'-0" 11'-0"11'-0" 11'-0"
1 125.30' TR
6 121.30' TR
3 121.30' TR
2 121.30' TR
TBM
102.10 SMH
8 11
9"
5 121.30' TR
4 125.30' TR
3'-0"
3'-0"
8 114.98' FS
114.98' FS/121.48' TR
121.48' TR
7 114.98' FS
114.98' FS/121.48' TR
121.48' TR
SCALE

PLOT DATE

SHEET NUMBER

HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9
DRAWING PREPARED BY: GST
McNICOL RESIDENCE
31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651
Signature of Registered Land Surveyor or Civil Engineer Name (printed or typed)
License No./ Expiration Date
Date
Required Certification Statement:

I hereby certify that the story poles located on the
referenced site were constructed under my
supervision and survey, and the story poles are in
conformance with the design, height and location
as shown on the approved staking plan. I further
certify that 1) the story pole identification numbers,
2) story pole location base grade elevations, 3)
story pole heights and 4) the proposed maximum
height elevations are true and correct. I
acknowledge and understand that the required
project staking is for the purpose of informing the
owner, architect, designer, City staff, design
review authority and the public as to the accurate
location and exterior dimensions of the proposed
structure or addition.
* If standard base grade elevation nails are not feasible because of the existence of rocks, paving or existing structural improvements, then the surveyor or engineer may use an alternative method of establishing horizontal and vertical control for story poles that can be observed in the field. The surveyor or engineer shall describe the control method used directly on the full-size staking plan. Such alternative methods may include painted markings. It is also recognized that sometimes it may not be feasible to set poles due to unforeseen circumstances. In that case, please identify the story poles that were not established and an explanation as to the reason.
*Base grade elevations and story pole heights from base grade elevation as noted above are estimations and should be verified by land surveyor according to the fixed benchmark prior to erection of story poles.

Story Pole Construction Notes Table
Date:

Site Address : 31552 Eagle R0ck Way, Laguna Beach
Datum Benchmark : 102.10' FS (Storm drain manhole)
Name of Surveyor or Engineer :

Pole
Number
Proposed Maximum
Elevation
1 Base Grade
Elevation*
Story Pole Height from
Base Grade Elevation

1. STAKING POLES REPRESENT THE

MOST DISTANT CORNERS OF THE

PROPOSED WALL STRUCTURE LOCATED
OVER TOP OF ROOF.

2. CONNECT ROOF STAKING POLES

WITH STRING LINE TO OUTLINE
ENVELOPE.

3. STRING LINES TO BE CONNECTED

AT TOP OF STAKE UNLESS NOTED
OTHERWISE.

4. VERIFY STRING LINE HEIGHT WITH

GRAPHIC NOTE PARALLEL ALONG
STRINGLINE.

NEW STAKING POLE

LOCATION

0.00'
TR

HORIZONTAL STAKE

REPRESENTS CANTILEVERED
ROOF OR DECK.

TOP OF ROOF

TOP OF CHIMNEY

TOP OF WALL

TOP OF DECK
TR
TC
TW
TD
WV
(E) EXISTING

PROPOSED ROOF

WATER VALVE
NOTES
Please stamp & sign below

FIXED DATUM

STAKING PLAN CERTIFICATION
FD

TS TOP OF STAIR

TOR TOP OF GUARDRAIL

TOH TOP OF HANDRAIL
NOTES
LEGEND

STAKING PLAN
2 3
4 5
6 7
8 125.30' TR
121.30' TR
121.30' TR
125.30' TR
121.30' TR
121.30' TR
A6.1
.

MAGNETIC NORTH

PROJECT NORTH
1/8"=1'-0"

3.10.2026

FS FINISH SURFACE
114.98' FS / 121.48 TR
114.98' FS / 121.48 TR
Attachment 6
92 9993333 of 11114444666
Giant White Bird of Paradise
Attachment 6
93 9994444 of 11114444666
UP
UP
W/D
DN
DN
RO
UP
A
A
C
C
C
CCCC
CC
A
A
B
B
B
B
BB
AA
A6.3

LIGTING FLOOR PLANS
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/8"=1'-0"

1.12.2026

LOWER LEVEL LIGTING FLOOR PLAN UPPER LEVEL LIGTING FLOOR PLAN

LOW VOLTAGE INDIRECT SLOT LIGHT - RECESSED IN WALL
LIGHTOLOGY - 113RL- 2 WATT

LOW VOLTAGE INDIRECT CONCEALED STRIP LIGHTING - CORE
LIGHTING GROUP - REVOLTLED LCSMW30 - 3 WATT/FT

PROPOSED FIXTURE COUNT
Low voltage indirect slot light -
recessed in wall 125 lm

EXTERIOR BUILDING LIGHTING

PROPOSED EGRESS DOORS

FIXTURE TYPE WATTAGE LUMENS QUANTITY COMMENTS
TOTAL
2 W6 Lightology - 113RL
outdoor wall recessed
36 6

PROPOSED FIXTURE COUNT

LANDSCAPE LIGHTING

FIXTURE TYPE WATTAGE LUMENS QUANTITY COMMENTS
TOTAL
15 70 lm9 Low voltage indirect in ground
directional light Targetti -Neptune
15 3 W
226 lm6 Low voltage indirect concealed
strip lighting
Core Ligthing group -
revoltled LCSMW30 3 W
AB
CBA
TOTAL

LANDSCAPE LIGHTING

EXTERIOR BUILDING LIGHTING

FREE STANDING LOW VOLTAGE PATH LIGHT
C WAC LIGHTING -LED LINEAR OUTDOOR - 2.9 WATT
6 15
21 Attachment 6
94 999555 of 11114444666
DN
WD-1
BEDROOM 1
103.82FF
WD-1
STAIRS
WD-1
BEDROOM 2
103.82FF
WD-1
BATH
103.82FF
WD-1

OFFICE/LOUNGE
103.82FF
WD-1

WOOD DECK
113.31' FF
WD-1

KITCHEN
113.31' FF
WD-1

LIVING ROOM
113.31' FF
WD-1
STAIRS
WD-1

BEDROOM
113.47' FF
WD-1
MASTER

BATHROOM
113.47' FF
WD-1
POWDER
113.47' FF
(E) SLOPE
DN
(E) SLOPE
DN

W I L D W O O D R D
106
105
104
103
102
101
100
99 98
98 99
100
101
102
4" 2'-4" 3'-8" 4"
1'-0" 2'-0"
3'-3"
11'-0"
7'-0"

W I L D W O O D R D W I L D W O O D R D
12'-2"
4" 15'-11"
22'-2"
15'-7"
A6.4
SCALE

PLOT DATE

SHEET NUMBER

HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

3.10.2026

DEMOLITION EXHIBIT - EXTERIOR, INTERIOR WALLS AND ROOF

EXTERIOR WALLS TO BE DEMOLISHED

INTERIOR WALLS TO BE DEMOLISHED

BUILDING TOTALS

EXISTING
DEMO

EXTERIOR WALLS INTERIOR WALLS
127.08 FT 91.33 FT

40.33 FT 44.71 FT
%DEMO 31.73% 48.95%

LOWER LEVEL UPPER LEVEL ROOF PLAN

ROOF TO BE DEMOLISHED
DECK
247.51 SF

76.61 SF

30.95%

DECK TO BE DEMOLISHED
ROOF
726.00 SF

76.61 SF

16.78%
Attachment 6
95 999666 of 11114444666
106
105
104
103
102
101
100
99 98

E A G L E R O C K W A Y

BUILDING FOOTPRINT
UP

W I L D W O O D R D
TBM
102.10 SMH
UP
98 99
100
101
102
UP
63'-6"
32'-6"
41'-0"
13'-0"
150'-0" HOSE PULL
31'-9"
150'-0" HOSE PULL 32'-6"

VEGETATION
PAVERS
PAVERS
GRAVEL
12'-2"

FIRE APPARATUS
150'-0" HOSE PULL
150'-0" HOSE PULL

FIRE HYDRANT LOCATED
48'-0" FROM PROPERTY LINE

FIRE HYDRANT LOCATED
250'-0" FROM PROPERTY LINE
ALL WEATHER 3' WIDE FIREFIGHTER EMERGENCY ACCESS PATH

NON-CONFORMING

STRUCTURE TO REMAIN
ALL WEATHER 3' WIDE FIREFIGHTER EMERGENCY ACCESS PATH
ALL WEATHER 3' WIDE FIREFIGHTER EMERGENCY ACCESS PATH
ALL WEATHER 3' WIDE FIREFIGHTER EMERGENCY ACCESS PATH
10'-0"
A7.1

FIRE DEPARTMENT - SITE ACCESS PLAN
SCALE

PLOT DATE

SHEET NUMBER

HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

3.10.2026
GENERAL NOTES:
- THE PROJECT IS REQUIRED TO COMPLY WITH 2022 CFC AND 2022 CBC CH. 7A - THE PROJECT IS REQUIRED TO BE IN COMPLIANCE WITH THE ORANGE COUNTY FIRE CHIEF STANDARD REGARDING THE INSTALLATION OF THE PHOTOVOLTAIC SOLAR SYSTEM. - FIRE DEPARTMENT ACCESS AREAS WITHOUT STAIRS NOT TO HAVE SLOPE EXCEEDING 10%. - ALL EXTERIOR FIRE PLACES AND FIRE PITS MUST BE GAS FIRED ONLY. NO SOLID FUEL IS ALLOWED PER THE LBFD MUNICIPAL CODE. FIRE PLACES AND FIRE PITS MUST BE A MINIMUM OF 10 FEET FROM

COMBUSTIBLE VEGETATION
- SEE EXTERIOR ELEVATIONS AND SECTIONS THAT INDICATE OPERABLE WINDOWS AND SLIDERS FOR SECONDARY EGRESS AND FIRE DEPARTMENT ACCESS FUEL MODIFICATION NOTES:
- ENTIRE SITE WILL BE TREATED AS ZONE A
- AUTOMATIC IRRIGATION SYSTEM WILL MAINTAIN HEALTHY VEGETATION WITH HIGH MOISTURE CONTENT ON ENTIRE SITE. - FOLIAGE WILL BE PRUNED TO REDUCE FUEL LOADS, REDUCE VERTICAL CONTINUITY, AND TO REMOVE PLANT LITTER AND DEAD WOOD. MAINTENANCE WILL BE PROVIDED ON AN ONGOING BASIS.
- A MINIMUM OF 36" WIDE FIREFIGHTER ACCESS IS PROVIDED AROUND THE STRUCTURE. - NO VINES ARE PROPOSED ON THE RESIDENCE STRUCTURE.
- TREES AND TREE-FORM SHRUB CANOPIES ARE NOT TO EXTEND BEYOND THE PROPERTY LINE (MEASURED FROM THE EDGE OF A FULL GROWTH CROWN). - VERTICAL CLEARANCE FOR ACCESS ROAD IN EXCESS OF 13'-6" PROJECT SCOPE:

MINOR REMODEL OF EXISTING SINGLE FAMILY RESIDENCE, INCLUDING A 251.64 SF ADDITION AT LOWER LEVEL, AND 171.67 SF AT UPPER LEVEL, 76.61 SF DECK REDUCTION, ONE ON-SITE COVERED PARKING SPACE, AND NEW LANDSCAPE.

FIRE DEPARTMENT NOTES:
- A SEPARATE (DEFERRED) SUBMITTAL FOR FIRE SPRINKLERS IS REQUIRED. SYSTEM DESIGN MUST COMPLY WITH THE 2022 CFC AND 2022 NFPA 13D STANDARD.

PLANS MUST BE DESIGNED AND INSTALLED BY A QUALIFIED FIRE PROTECTION CONTRACTOR. PLANS SHALL BE SUBMITTED TO AND APPROVED BY THE LBFD, WITH PERMIT ISSUED AND APPROPRIATE INSPECTIONS.
- MAINTAIN JOBSITE SAFETY DURING CONSTRUCTION AS PER CHAPTER 33 OF THE 2022 CALIFORNIA FIRE CODE. - COMPLETE FIREFIGHTER ACCESS AROUND THE BUILDING IS REQUIRED, AND MUST BE IN COMPLIANCE WITH DRB APPROVED PLANS. SEE THIS SHEET FOR DETAILS. THIS IS SUBJECT TO FINAL FIRE INSPECTION AND REQUIRES APPROVAL PRIOR OCCUPANCY.
- ADDRESS NUMBERS MUST BE PLACED ON THE EXTERIOR FACING THE STREET ADDRESSED TO. MINIMUM SIZE OF NUMBERS IN 4", AND THEY MUST CONTRAST WITH BACKGROUND. - FOR FIRE DEPARTMENT INSPECTIONS, CALL (949) 497-0352 AT LEAST 3 DAYS IN ADVANCE TO SCHEDULE. - ALL WEATHER FIREFIGHTER ACCESS PATH IS PROVIDED AROUND STRUCTURE. - ALL EXTERIOR STAIRS ARE OF NON/COMBUSTIBLE CONSTRUCTION AND IN COMPLIANCE WITH CBC CHAPTER 10 REQUIREMENTS.

CODE ANALYSIS:

CODE : 2022 CBC, CMC, CEC, CPC
CONSTRUCTION TYPE: V-NON-RATED
ZONING DESIGNATION: R1
OCCUPANCY: R-3, U-1
NUMBER OF STORIES: 2
ASSESSOR'S PARCEL NUMBER:
056-0887-18
LEGAL DESCRIPTION:

NTR 702 BLK LOT 74
TOTAL BUILDING AREA:
1,560.20 SF
.

MAGNETIC NORTH

PROJECT NORTH
Attachment 6
96 999777 of 11114444666
106 105 104 103 102 101 100 99 98

E A G L E R O C K W A Y

BUILDING FOOTPRINT
UP

W I L D W O O D R D
TBM 102.10 SMH
UP
98 99
100
101
102
UP

NON-CONFORMING

STRUCTURE TO REMAIN

EXISTING CURB TO BE REMOVED

ACCESS TO NEW PARKING SPACE
GRAVEL
VEG

EXISTING CURB

TO BE REMOVED
PAVERS
PAVERS
A7.2

SITE AND RIGHT OF WAY IMPROVEMENT PLAN
SCALE

PLOT DATE

SHEET NUMBER

HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

3.10.2026
.

MAGNETIC NORTH

PROJECT NORTH
Attachment 6
97 999888 of 11114444666
106
105
104
103
102
101
100
99 98

E A G L E R O C K W A Y

CONSTRUCTION AREA FOOTPRINT
UP

W I L D W O O D R D
TBM
102.10 SMH
UP
98 99
100
101
102
UP

CONSTRUCTION VEHICLE PARKING

LOCATION OF PORTAPOTTY

CONSTRUCTION VEHICLE PARKING

MATERIAL

DELIVERY QUEUE

PUBLIC ACCESS

CONSTRUCTION ACCESS AND PATH

CONSTRUCTION

MATERIAL STORAGE
A7.3
SCALE

PLOT DATE

SHEET NUMBER

HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

3.10.2026

CONSTRUCTION NOTES
PRIOR TO TART OF CONSTRUCTION, PROPERTY LINES AND/OR CORNERS SHALL BE CLEARLY FLAGGED AROUND THE PROJECT SITE.

PRIOR TO FINAL INSPECTION, WRITTEN CERTIFICATION SIGNED BY A LICENSED SURVEYOR SHALL BE PROVIDED STATING ALL PROPERTY CORNERS ARE MONUMENTED PER THE REQUIREMENTS OF THE COUNTY SURVEYOR UNDER PROVISIONS OF THE

BUSINESS AND PROFESSIONS CODE OF THE STATE OF CALIFORNIA STAGING OF ON-SITE CONSTRUCTION NOT ALLOWED IN THE PROJECT FRONTAGE. ALL STAGING MUST BE OUTSIDE OF THE PUBLIC RIGHT OF WAY.

PRIOR TO CONSTRUCTION, ANY XISTING MONUMENTS AND/OR TIES THAT WILL BE DISTURBED BY DEMOLITION AND/OR CONSTRUCTION SHALL BE TIED OUT AND RESET PER REGULATORY REQUIREMENTS.

DIRECT CONNECTION TO PUBLIC STORM DRAIN SYSTEM FOR WATER QUALITY SYSTEMS WILL NOT BE ALLOWED. ALL WATER QUALITY DISCHARGES ONTO PUBLIC RIGHT OF WAY ARE TO BE VISUALLY OBSERVABLE AT THE FINISH SURFACE.

CONSTRUCTION WORKERS WILL BE SHUTTLED IN FROM CITY PARKING BUILD UP RETAINING WALLS AND FILL IN DRIVEWAY BUILD UP FIRST, USE THIS SPACE FOR MATERIAL DELIVERY QUEUE. EXCAVATE ADJACENT SPACE FOR MATERIAL STORAGE.

CONSTRUCTION VEHICLE PARKING MUST BE ON THE SITE AND SHALL NOT ABSTRACT FLOW.

PROTECT IN PLACE EXISTING PLANTS TO REMAIN PER LANDSCAPE PLAN.

CLEAR SITE OF DEAD BRUSH, DEBRIS, AND TARGET SPECIES PLANTS

CREATE CONSTRUCTION ACCESS PATH
PROVIDE AREA FOR TRASH DUMPSTER AND PORTABLE TOILET.

STAGING AREA TO BE COMPLETED AT THE EARLIEST POSSIBLE DATE: NO FURTHER CONSTRUCTION WITHOUT FINAL INSPECTION APPROVAL BY THE BUILDING DIVISION.

PROVIDE MIN. 6'-0" TALL METAL SECURITY CONSTRUCTION FENCING AROUND AT THE PROJECT PROPERTY PERIMETER AND LOCKABLE GATE AT SITE ENTRANCE (CBC SECTION 3306.9).

MAINTAIN MINIMUM PAVED STREET RIGHT OF WAY AT ALL TIMES.

STAGING PLAN AND STAGING PERMIT TO BE ON SITE AT ALL TIMES WHEN STAGING PERMIT IS ACTIVE. PROVIDE LEGIBLE AND DURABLE SIGN POSTED ON SITE IN PLAIN VIEW SHOWING IDENTITY AND CONTACT OF JOB SITE SUPERINTENDANT.

CONSTRUCTION TO OCCUR ONLY BETWEEN THE HOURS OF 7:30AM AND 6:00PM. NO CONSTRUCTION TO OCCUR ON WEEKENDS OR HOLIDAYS. LBMC 7.25.080

DRIVING DIRECTIONS

CONSTRUCTION STAGING PLAN
.

MAGNETIC NORTH

PROJECT NORTH
Attachment 6
98 999999 of 11114444666
5'-0"
FYSB
5'-0"
RYSB
5'-0"
SYSB
5'-0"
SYSB
17'-6"
30'-2"
5'-10" 5'-2" 19'-1"
30'-2"
18'-10"
2'-2"
18'-10"18'-10"18'-10"
2'-2"
5'-0"
SYSB
17'-6"
1 4'-5"

HOUSE SETBACK

EAGLE ROCK WAY
WD-1
BEDROOM 1
103.82FF
WD-1
STAIRS
WD-1
BEDROOM 2
103.82FF
WD-1
BATH
103.82FF
WD-1

OFFICE/LOUNGE
103.82FF
5'-0"
FYSB
2 5'-0"
SYSB
5'-0"
RYSB
212
11121
10'-5"
10'-5"
4'-5"

HOUSE SETBACK
11'-9"
11'-9"
2'-3"
HOUSE

SETBACK
4'-5"
4'-5"
2'-3"
HOUSE

SETBACK

W I L D W O O D R D

SIDE YARD

FRONT YARD REAR YARD
14 E1.1

EXISTING LOWER LEVEL FLOOR PLAN
.

MAGNETIC NORTH

PROJECT NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
99 1111000000 of 11114444666
30'-2"
5'-11" 5'-2" 19'-1"
30'-2"
18'-0" 12'-2"
20'-6"
1'-6"
20'-6"
17'-6"
17'-6"
1'-6" 7'-0"
5'-0"
FYSB
5'-0"
RYSB
5'-0"
SYSB
4'-5"

HOUSE SETBACK
DN
5'-0"
FYSB
5'-0"
RYSB
5'-0"
SYSB
5'-0"
SYSB
5'-0"
SYSB
WD-1

WOOD DECK
113.31' FF
WD-1

KITCHEN
113.31' FF
WD-1

LIVING ROOM
113.31' FF
WD-1
STAIRS
WD-1

BEDROOM
113.47' FF
WD-1
MASTER

BATHROOM
113.47' FF
WD-1
POWDER
113.47' FF
12 212
11121
10'-5"
3'-9"
2'-3"
HOUSE

SETBACK
10'-9"
3'-9"
2'-3"
HOUSE

SETBACK
4'-5"
10'-5" HOUSE SETBACK
3'-9"
HOUSE

SETBACK
3'-9"

HOUSE SETBACK
10'-9"
3'-9"
HOUSE

SETBACK
6'-8"
1'-3" 5'-5"
3'-9"

HOUSE SETBACK
18'-4"

W I L D W O O D R D

SIDE YARD

FRONT YARD REAR YARD
E1.2

EXISTING UPPER LEVEL FLOOR PLAN
.

MAGNETIC NORTH

PROJECT NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
100
11110001111 of 11114444666
21'-6"
9'-8"
10" 8'-10"
7'-10" 4'-0"
21'-6"
9'-8"
8'-10" 10"
4'-0" 7'-10"
5'-0"
FYSB
5'-0"
RYSB
125.30' TR
103.82' FF

LOWER FLOOR
113.47' FF

UPPER FLOOR
125.30' TR
130.41' MAX BUILDING HEIGHT

TOP PLATE
103.82' FF

LOWER FLOOR
113.47' FF

UPPER FLOOR
25' HEIGHT LIMIT ABOVE FF

TOP PLATE

ADDITIONAL BUILDING SETBACK

ADDITIONAL BUILDING SETBACK
35'-0"
112.64' TPL 112.64' TPL
E1.3

EXISTING ELEVATION - WEST
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
101
11110002222 of 11114444666
125.30' TR
130.41' MAX BUILDING HEIGHT
21'-6"21'-6"
9'-8" 7'-10" 4'-0"9'-8" 7'-10"
25' HEIGHT LIMIT ABOVE FF

ADDITIONAL BUILDING SETBACK

ADDITIONAL BUILDING SETBACK
125.30' TR
103.82' FF

LOWER FLOOR
113.47' FF

UPPER FLOOR

TOP PLATE
103.82' FF

LOWER FLOOR
113.47' FF

UPPER FLOOR

TOP PLATE
4'-0"
5'-0"
RYSB
5'-0"
35'-0" FYSB
105.75' FS
112.64' TPL
8'-10" 10"
1'-11"
E1.4

EXISTING ELEVATION - EAST
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
102
11110003333 of 11114444666
21'-6"
21'-6"
9'-8" 7'-10"
130.41' MAX BUILDING HEIGHT
4'-0"
103.82' FF

GROUND FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
103.82' FF

GROUND FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
9'-8" 7'-10" 4'-0"
25' HEIGHT LIMIT ABOVE FF
5'-0"
RYSB
5'-0"
FYSB 25'-0"
112.64' TPL
8'-10" 10"
E1.5

EXISTING ELEVATION - SOUTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
Attachment 6
103
11110004444 of 11114444666
5'-0"
SYSB
21'-6"
130.41' MAX BUILDING HEIGHT
25' HEIGHT LIMIT ABOVE FF
9'-8" 7'-10"
103.82' FF

GROUND FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
4'-0"
103.82' FF

GROUND FLOOR
125.30' TR
113.47' FF

UPPER FLOOR

TOP PLATE
21'-6"
9'-8" 7'-10" 4'-0"
25'-0"
5'-0"
SYSB
112.64' TPL
8'-10" 10"
112.64' TPL
8'-10" 10"
E1.6

EXISTING ELEVATION - NORTH
SCALE

PLOT DATE

SHEET NUMBER

KEYNOTES
LEGEND

MATERIALS
NOTES
1 PROPERTY LINE 2 REQUIRED BUILDING SETBACK 3 MAX. BUILDING HEIGHT 25' ABV. EG, FG, FF WHICHEVER IS MORE RESTRICTIVE 4 MAXIMUM ALLOWABLE BUILDING HEIGHT 25' ABV. EG AT REAR PL 5 ADDITIONAL BUILDING SETBACK 15' ABOVE NG AT SETBACK THEN 45 DEGREES BACK 6 EXISTING GRADE 7 FINISH GRADE 8 FIXED DATUM POINT/BENCHMARK 9 CENTERLINE OF RIGHT OF WAY 10 CENTERLINE OF DRIVEWAY
11 EASMENT LINE
12 EDGE OF (E) STRUCTURE
13 EDGE OF FLOOR, DECK (ABV/BYD/BLW, AS OCCURS)
14 EDGE OF STAIRS (ABV/BYD/BLW, AS OCCURS)
15 EDGE OF WALL (ABV/BYD/BLW, AS OCCURS)
16 EDGE OF CURB/(E) STREET PAVING
17 EDGE OF (E) DECK
18 EDGE OF (E) ROOF
19 SOFTSCAPE/PLANTER
20 HARDSCAPE/ON-GRADE DECK
21 EXISTING RETAINING/SITE WALL/FENCE TO REMAIN
22 (E) NON-CONFORMING STRUCTURE TO REMAIN
23 (N) RETAINING WALL
24 (E) WINDOW
25 EXTERIOR LIGHTS
26 NOT USED
27 PORTION OF EXISTING DECK TO BE REMOVED
28 (E) STEPS ON GRADE TO REMAIN
29 (E) STEPS TO BE REMOVED
30 (E) STAIRWAY TO REMAIN
31 (N) COLUMN/BEAM
32 (E) COLUMN/BEAM
33 (E) GUARDRAIL - 42" ABV.ADJACENT FLOOR
34 HANDRAIL - 36" ABV.ADJACENT FLOOR
35 (N) SLIDING DRIVEWAY GATE
36 GATE - MAX. 4FT ABV EG @ FY, 6FT @ SY
37 (N) COVERED PARKING STALL 8'-8" X 18'-0"
38 (E) TRASH STORAGE AREA
39 EXISTING UTILITIES TO REMAIN
40 (N) BAY WINDOW - 18" PROJECTION, 18" ABV. FF, NO HIGHER THAN TOP OF PLATE 41 (E) TREE TO BE REMOVED
42 (E) TREE TO REMAIN
43 NATURAL GRADE
44 (N) GUARDRAIL - 42" ABV.ADJACENT FLOOR
45 FURNITURE PER INT. DESIGNER
46 LOUVERED VENT DOOR (ABV/BYD/BLW, AS OCCURS)
47 (E) AC/MECHANICAL EQUIPMENT IN SOUND ATTENUATED VAULT TO REMAIN - PROTECT IN PLACE 48 (E) HARDSCAPE TO BE REFINISHED
49 (E) CHIMNEY FLUE TO REMAIN - PROTECT IN PLACE
50 (E) FIREPLACE TO REMAIN - PROTECT IN PLACE
51 (E) OPENING TO BE FILLED
52 (E) DOOR TO BE REMOVED
53 (N) DOOR/WINDOW
54 (E) STRUCTURE TO BE REMOVED
55 (E) PLUMBING FIXTURE TO BE REMOVED
56 (N) PLUMBING FIXTURE
57 CABINETRY
58 (N) CLEARSTORY
59 (N) ROOF

NEW AREA (HABITABLE, ROOF, DECK)

NEW WALL

EXISTING WALL TO REMAIN/HARDSCAPE

EXISTING WALLS/STRUCTURE TO BE REMOVED

SOFTSCAPE AREA

PROPERTY LINE

SETBACK

PROJECTION ABV/BYD/BLW
60 61
62 HORST ARCHITECTS EXPRESSLY RESERVES ITS

COMMON LAW COPYRIGHT AND OTHER PROPERTY
RIGHTS IN THESE DRAWINGS. THESE DRAWINGS ARE

NOT TO BE REPRODUCED, CHANGED, OR COPIED

IN ANY FORM OR MANNER WHATSOEVER NOR ARE

THEY TO BE ASSIGNED TO ANY THIRD PARTY

WITHOUT FIRST OBTAINING THE EXPRESSED WRITTEN
PERMISSION OF HORST ARCHITECTS.
a r c h i t e c t s
9 4 9 4 9 4 9 5 6 9 McNICOL RESIDENCE 31552 EAGLE ROCK WAY, LAGUNA BEACH, CA 92651 DRAWING PREPARED BY: GST
CON-1
CON-2
GLS-1
GLS-2
GLS-3
GRV
MTL-1
MTL-2
MTL-3
MTL-4
MTL-5
STN-1
STN-2
VEG
WD-1
WD-2
BRK

CONCRETE WALL

CONCRETE FLOOR

GLASS - CLEAR

GLASS - TRANSLUCENT

GLASS GUARDRAIL - TEMPERED
LANDSCAPE GRAVEL 2" DIA. MAX

BREAK METAL

STRUCTURAL METAL

ALUMINUM

STANDING SEAM METAL ROOF

LOUVERED VENT ALUMINUM DOOR

STONE WALL

STONE FLOOR

VEGETATION

WOOD FLOOR/DECK

BRICK SIDING/WALL
(E) ROOF TO BE REMOVED
RIDGE

VALLEY/CRICKET

WOOD SIDING/WALL

STU STUCCO
1/4"=1'-0"

3.10.2026
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31552 Eagle Rock Way, Laguna Beach 04.01.26

1. WHITE BRICK SIDING

2. WOOD FLOOR

3. WHITE SIDING

4. RED BRICK

5. ALUMINUM CAPPED GLASS RAILINGS

6. ALUMINUM & GLASS DOORS & WINDOWS - w/ low E glass

7. METAL SEAM ROOF

8. WOOD SIDING
McNicol Residence ; Color and materials board
8 7
6 5
4 3
2 1
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31552 Eagle Rock Way, Laguna Beach 04.01.26

1. WHITE BRICK SIDING

2. WOOD FLOOR

3. WHITE SIDING

4. RED BRICK

5. ALUMINUM CAPPED GLASS RAILINGS

6. ALUMINUM & GLASS DOORS & WINDOWS - w/ low E glass

7. METAL SEAM ROOF

8. WOOD SIDING
McNicol Residence ; Color and materials board
8 7
6 5
4 3
2 1
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June 25, 2026
RE: Item 5.1 at 31552 Eagle Rock Way
Design Review Board:

South Laguna Civic Association (SLCA) recommends that the Design Review Board deny the variances requested and instruct the applicant to redesign the project to conform with the standards provided in the code while responding to the village character of the neighborhood.

We disagree with staƯ’s statement, “The requested variances are necessitated by the site’s physical constraints and existing legal nonconforming conditions…since the code was tailored to these exact conditions which are typical for most lots in this special Village Community zone.

Variances are requested for 1) the proposed additions to encroach into the required south side setback, 2) for the proposed on-site parking space to encroach into the front yard setback, and 3) to not provide the second required covered parking space. And yet these three separate requests are rolled into a single variance (2026-0923) and the findings discussions are lumped together as if there is a single request. There should be three separate sets of discussions about the three separate variance requests. We can see that there could be justification of the encroachment for parking within the front yard setback due to existing non-conforming conditions, but the other variances are due to self-imposed design decisions, not atypical site constraints.

A variance for intruding into the 5’ setback on the Wildwood Road side cannot be justified.

A 5’ setback as required by code is feasible. Regarding the parking variance, if the house were kept at 1420 sq. ft. instead of 1561, only one oƯ-street parking space would be required. Therefore a variance for parking would not be needed and the allowable floor area would not be exceeded. This would also facilitate an elevation on the Wildwood Road side that would complement the neighborhood and allow space for a complete landscape setting for the house.

SLCA has played a key role in planning for our community since 1971. Our work started with preparing the award-winning South Laguna General Plan (adopted by the County in 1974), the South Laguna Specific Plan and Local Coastal Plan (1979) which included a specific zoning district tailored to the unique conditions presented Tract 849, with its small lots. After annexation to Laguna Beach these codes were transferred into the Laguna Beach Local Coastal Plan and zoning code as the Village Community zone.

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Tract 849 was recorded in 1927, (not 1906) with 50’ wide avenues (1st or Eagle Rock) through 11th perpendicular to the highway. Most lots were 35’ wide fronting on those avenues and 125’ deep. When the depression hit, the developers were having trouble selling those large lots so they decided to divide each 125’ long lot into 3 smaller lots. Lots on the avenues were 45’ wide, and 2 more lots were 40’ wide each. The property is one of the 45’ wide lots.

The newly subdivided lots were to be accessed by a network of private streets made up of 35’ wide lots that became streets like Wildwood Road. The 35’ wide street was divided in half (17.5’) and sold along with the adjacent lot, but restricted by deed /easement to provide street access to others in the tract and to the public.

The dimensions of the lot in question are typical of most of the lots facing the avenues.

The size of this lot is not unique. Lots of this size and relationship to the streets are exactly what the codes are designed to address.

Therefore, the justifications for the variance as presented in the application do not apply.

One justification states, “The lot is small and 1/3 is restricted by being an easement for Wildwood Road.” Most of the lots in the zone are similar in size and include street easements. This is not a special circumstance.

The proposed project will not be compatible in size and character because of the intrusion of the 2-story façade closer to the street than is allowed. Detailed study of the reasons for previously granted variances reveals that many of the other street-facing facades include decks, stairwells, porches and smaller rooms—none with the impact of this proposed addition.

The variances requested are avoidable and the design of the Wildwood-facing façade needs to be less imposing and more articulated.

We don’t agree with staƯ’s statement that the project is compatible with the character of the Village Community neighborhood. It introduces a building form, and mass (the Wildwood Road facing addition/façade) that is inconsistent with the surrounding residential context. We also disagree with approval of the landscape plan as it is incomplete.

Thank you for helping to protect our community character by respecting the well-thoughtout provisions of the code and requiring the applicant to rethink the design.

John Thomas
Vice President
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Chair Imer Bauta: Moving on to our regular order of business, for design review item 2026-0922, variance 2026-0923 for the site located at 31552 Eagle Rock Way. This is item number 5.1 for tonight's agenda. Ex parte disclosures.

Debbie Neev: Yes. I visited the site and corresponded with Horst.

Chair Imer Bauta: I did the same.

MJ Coveny: Same.

Chair Imer Bauta: Thank you. Staff, will you please present your summary presentation? Thank you, Kate.

Kate Kazama: Good evening, design review board and members of the public. I'm Kate Kazama and item 5.1 is a request to construct lower and upper level additions, landscaping, new window and door openings and new vehicular access for the creation of one onsite parking space at 31552 Eagle Rock Way. The subject property is located within the village community zone, also known as the South Laguna Village neighborhood in an area characterized by small lots, limited open space, nonconforming setbacks and deficient onsite parking. Many of the lots in the neighborhood, including the subject property, contain a 35 foot wide roadway easement which reduces a buildable area of the property. The project site is currently developed with an approximately 1,140 square foot home with no onsite parking. Existing nonconformities include existing building encroachments into all required setbacks.

This slide illustrates the proposed site plan. The applicant is proposing 424 square feet of additions shown in purple, consisting of 252 square feet at the lower level and 172 square feet at the upper level. This proposal is intended to modernize and improve the functionality of the existing residence. Additional improvements include new window and door openings on the northwest and south elevations, modified landscaping and new vehicular access for the creation of one onsite parking space shown in yellow. The existing elevated deck facing Eagle Rock Way would cantilever over the proposed parking space.

In order to construct the additions, the proposal requires approval to exceed the allowable building site coverage by 1.6% or approximately 25 square feet and exceed the maximum allowable floor area by approximately 40 square feet.

Variance approval is also required to allow the addition to encroach into the required south side setback by two feet, permit the proposed parking space within the front yard setback and only provide one onsite parking space where typically two spaces are required.

This slide shows the existing and proposed street elevations. The left hand images illustrate the view from Wildwood Road and the right hand images illustrate the view from Eagle Rock Way. To accommodate the upper level addition and reduce the perception of massing, approximately 77 square feet of Attachment 8 118
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existing elevated deck area would be removed as shown on the left hand images. The additions are generally proposed on the west side of the property and extend the existing structure towards Wildwood Road and the neighboring property to the south. The project would maintain the existing maximum roof height of 21 feet 6 inches and retain the existing contemporary design by incorporating materials and colors consistent with the existing home. These are the existing proposed east and south elevations, which both face neighboring properties.

The proposed project complies with applicable development standards and staff is able to make the required findings for the design review, access building site coverage and floor area and variance requests. Overall, staff finds the project to be compatible with the neighborhood and would not adversely impact view equity and privacy. The city did receive one letter in opposition of the project this morning. And to conclude staff's recommendation tonight is for the board to adopt resolution 2026-0922 approving the project. This concludes our presentation. I am available to address any questions.

Chair Imer Bauta: Thank you, Kate. Do any of my fellow board members have questions for staff? Sarah: No.

Chair Imer Bauta: No questions. We will move forward with... Public comment is declared open.

Applicant team, you will have five minutes for a presentation.

Horst Noppenberger: Okay. Thank you. Good evening, Chair Bauta and design review board members.

Nice to be here this evening. Horst Noppenberger, project architect for Adam McNichol, the property owner sitting to my left. And Kate, thank you for that very detailed project description. This is a neighborhood that means a lot to me.

We lived in that neighborhood for 25 years. I think Eagle Rock is probably one of the most whimsical and a very special street in Laguna so we wanted to do something really interesting, something that would complement the character of that part of South Laguna.

When Adam first contacted me, we walked around the neighborhood and one of the things that became apparent to us very quickly is that quite a few of the houses had the same sort of proximity to the street, to Wildwood and Adam's house was actually quite set back further so we thought that there would be an opportunity to be able to accommodate Adam and his family. It's a family of four living in an 1,100 square foot house. So we saw that as an opportunity to make an expansion of the house that would be consistent with the pattern of development. I think we do have a couple slides. Just go through them quickly, maybe.

This is the elevation from the corner. We tried to balance the desire to increase the size of the house with creating some components that would kind of give back to the neighborhood. There was no onsite parking so we're proposing one Attachment 8 119
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onsite parking space. Next slide please. These are just quickly graphic representations of where we're proposing. This is the lower level where we're proposing to add the additional habitable floor area. Next slide please. This is the upper level where that additional floor area is being proposed. Next slide.

And this is the area where we're proposing to provide onsite parking where parking does not currently exist. The large tree that's off on Eagle Rock is proposed to be maintained so this parking space would not have any impact on the tree. Next slide please. Oh, these are just showing where the existing side yard setback encroachment occurs. Next slide please.

And then Adam's property is the circle in green and the other sort of adjacent properties that have either received similar variance approvals for encroachments into side yards given the small size of these properties are shown in the red color. So the point that we're hoping to make is that what we're asking for is sort of imprinted into the pattern of development and in many cases these are rights or privileges enjoyed by others. Next slide. Adam's property again is in green. Pretty much all of the properties on Wildwood to the end of Wildwood are exceeding the allowable lot coverage. And that's what this diagram depicts. Next slide please. I've always loved that area of South Laguna.

It's very rustic. So we are proposing a material pallet of white painted brick, a corrugated metal roof, quite a bit of wood on the outside to harmonize with the rustic character of South Laguna. Next slide. And that may be it, I think. Yeah.

Thank you. Thanks.

Chair Imer Bauta: Thank you, Horst. We will now move to members of the public. If you wish to speak on item 5.1, please come up to the podium.

Ann Christoph: I didn't know you did two minutes. I hope I get a little extra time.

Chair Imer Bauta: No problem.

Ann Christoph: Thank you. I've been involved in planning in South Laguna since 1971. And part of this effort was to deal with tract 849 and its unusual development pattern which resulted from the developers in the 1930s dividing the properties, the 125 foot long lots into three lots, one 45 feet long and each one further 40 feet long. And that pattern exists throughout the village area. And this zone was made specifically to deal with those unusual lot configurations. And we were faced with the small lots not having a backyard, not having a front yard. And so because we couldn't provide the usual 20 feet on either side, we put in the code that there would be five feet of setback all the way around. And that's the only way to get a little bit of extra open space for the houses there.

So there may be some prior preexisting encroachments. There may be unusual configurations of other houses, but we're trying to at least get that amount of open space and that's in the code. It is also not unusual. The condition of this lot with its street easement on Wildwood is exactly what all the other houses on other streets in South Laguna have. So to look at it as an impediment and a Attachment 8 120
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reason for a variance is a faulty conclusion because it is not an unusual situation. It is the way that whole area is designed.

South Laguna Civic Association opposes the front yard setback variance and also the excess over the square footage. If the project were designed to a 1500 square foot limit, they would not need a variance for parking either. Only one car would be required. They wouldn't need that variance. So we feel that the two variances, the front yard setback variance and the parking variance are selfinduced conditions that they could avoid by making some adjustments to the plan.

We're also concerned about the appearance of the facade on Wildwood. It's very tall and very plain and with the variance, there's only three feet to plant in front of it. It's not going to be harmonious with the rest of the street. Where people have encroached, there often are porches or decks, stairwells, small portions of the facade encroach, not a whole large two story straight up and down building. So I would argue that this building is not neighborhood compatible in its appearance from the street. So I think the design review board should ask for a redesign and for reducing the square footage so that the parking variance is not needed and the encroachment on Wildwood is not required.

Chair Imer Bauta: Thank you so much.

Ann Christoph: Thank you.

Chair Imer Bauta: Any other members of the public wish to speak? Come on up to the podium.

Speaker 2: I've lived on Wildwood for 20 years. I went through design review myself and it was my neighbor. He's relatively new to the neighborhood compared to me, but he has a growing family and they're a beautiful, beautiful family. We love having them on the street. And I think when you buy a house in South Laguna and you want to remodel it, you know you're going to be faced with variances. All neighbors understand that and you try to accommodate as best as you can so that those people can continue enjoying that house and also improve it as needed.

So while there are some technical points that Anne brought up, I think the overriding thing is many houses have been remodeled on Wildwood. I went very traditional with mine, but there are other modern facades that don't technically fit with the character and the general feel of South Laguna. So I don't think it's overly offensive is my point. And I understand the family wanting to live in the home they bought and continue to enjoy the neighborhood. So that's my comment.

Chair Imer Bauta: Thank you. Any other members of the public wish to speak on item 5.1? Seeing none, we will return to the applicant for a two minute rebuttal.

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Horst Noppenberger: Thank you. We do really appreciate the comments that the neighbors have expressed this evening. We started this project a long time ago with a neighborhood meeting and Ann Christoph was at that meeting and we had a discussion around this similar to the discussion we're having this evening. And I think we had probably 12 neighbors at that meeting and everybody similar to the gentleman who just spoke last kind of acknowledged that these particular properties in South Laguna are very small. And as a community, we're trying to keep families in these neighborhoods. So we feel, and I believe... I can't speak for the other neighbors, but the discourse that we had with the neighbors was very different than what Ann expressed this evening. It was everybody understood that these properties on Wildwood are constrained, that Adam's property is set back much further on Wildwood than every other house on the street, including Ann Christoph's house, which my understanding is that her house is also encroaching into the required setback from Wildwood as is every other house on the street.

So we tried to give back a little bit by creating the parking space which currently does not exist. Having lived in that neighborhood, I know that this time of the year you've got the entire Eagle Rock all the way up to Mar Vista. At the top, people are parking there. So parking really is an issue. So we're asking for the variance. We are very confident that the legal findings for the variance have been met. What we're asking for is consistent with the pattern of development.

And probably most importantly, what we're looking at is a family that would like to continue to live in that beautiful neighborhood currently once again in an 1,100 square foot house. And we're trying to get that up to just a little bit over 1,500 for a family of four. So I don't feel that that's unreasonable and we really do appreciate your support.

Chair Imer Bauta: Thank you, Horst. So we will... Do any members of the board have any questions of the applicant or any members of the public? No questions. We will close the public comment and the board will enter into discussion and deliberation. Does anyone want to begin?
Debbie Neev: I'll begin.

Chair Imer Bauta: Thank you, Deb.

Debbie Neev: I'll begin with a question for legal. I know that in reading the letter from the South Laguna Association, there was some concern that the variances had been grouped. And so if you could just address that to put that on the record, that would be great.

Jane Abzug: Yes, thank you for the question. So when multiple variances are requested, it's not necessary that there be separate application forms for each variance. It's important that each development standard that is triggering a variance be analyzed and considered in terms of the findings for a variance. But just like there could be several items that trigger design review, there can be several Attachment 8 122
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items that trigger a variance and the city still considers that as part of one application.

Debbie Neev: Thank you. I like that clarification. And then I'll go ahead and deliberate? Chair Imer Bauta: Yeah.

Debbie Neev: Deliberate. Okay. So I think that when I visited the site [inaudible 00:18:33] and walked around the neighborhood, I think that there's... It's a beautiful house already and it's already a modern house. And I think that your request for a little over 400 square feet is quite modest. I appreciate that you're getting one parking spot. I think that that's necessary, certainly. And I appreciate staff for pulling together all the variances and the lot line coverage issue, pulling that neighborhood compatibility slide or if that was you, the applicant team, I think that that helps a lot with these small lots in that whole area. And I appreciate what Ann had said regarding how they were all split up. You're trying to live.

You're trying to expand just to make it livable. So I think that even though you do encroach into those setbacks, I think that staff has outlined the legal findings for those variances and I agree with those variances as well.

I think it's very important to try to have that one on site. And you only exceed the 1500 square feet by like 60 feet. So I think that to try to say, okay, just to get under that number by whacking off, I don't know, two feet or whatever it would be, I think is just not a very reasonable request to ask of you. So I can support all of the variances and your plans as presented this evening.

Chair Imer Bauta: Thank you, Debbie. MJ?
MJ Coveny: Yeah.

Chair Imer Bauta: Yeah.

MJ Coveny: Yeah. I kind of struggled with this one because I always have to go back to criteria because when I look at this, I see everybody wants what they want, but there's restrictions and there's restrictions for a reason. So if you buy a small lot, you build a small house. It kind of goes hand in hand. But then I also look at the big picture of Laguna growing and we wanting to get younger people in there, maybe people that can't afford the big lot with the big house or have what they have and want to expand their family and the impact of moving is huge. So there's all those kind of personal, thinky, broad community concepts that I play around with. But then I come back just to what my goal is here, which is the criteria. Do you meet criteria? And ultimately in many cases, you don't.

So I struggle because this area of South Laguna is going to continually expand because these homes are the most affordable and people want to stay so they find a way to grow. So where do we draw the line on that growth and the opportunity for the homeowner to have what they want? So overall, if I look at Attachment 8 123
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the homes that are surrounding this house, this design is compatible, especially the house next door and the couple more down the street that I noticed just in the things you highlighted. So it's definitely compatible. How those houses got there, I don't know. I don't know whether it was prior to design review. I know the one next door probably was on design review. So I look at where it's sort of going and then how do we control it so that it doesn't become so overbuilt and a wall of homes down the street all at beyond the setbacks and it starts to look like a condo street.

And then is Laguna Laguna? I'm just giving you my psyche that I have to deal with when I look at these things. So the setback issue, you're missing it obviously on most sides. I think that gives you a little breath, but I don't know if that really answers the call. I think it's sort of like taking your shoes off at the airport. It's like, did that really make a difference but it sure did inconvenience a lot of people?
So I'm not sure that the concept of the setback was good in the sense that they thought they were controlling how things grew, but when you lose a foot here, lose a foot there, it doesn't feel that much. If it was supposed to be a 10 foot setback and you're only at two, then we've got issues. But this was a 5 foot to a 3 foot. So I feel like we can make headway there. And sorry if I'm getting a little lengthy. I'm sort of working it out in my head. So that variance I was struggling with purely from mass and scale of this house on this corner.

But I think the design is attractive and it supports the other homes on the street.

So is it neighborhood compatible? Some yes, some no. But I do feel like that's where we're going. So should your homeowner be the one that starts to set a precedent of no building? I don't know if I can make that decision tonight. So I want to hear what my other board members have to say, but ultimately I feel like the variance for the parking, I think, is good. Single parking's fine. Nobody has parking there. One nice thing about when you come before the board is we can fix some of the nonconformities at that time. Some of the other homes in Laguna really have abused... Their nonconformities are huge and we have an opportunity to change those when you come before the board.

In this case, this is such a unique lot and such unique part of Laguna, it's kind of tough because I totally understand why they want to go larger. I get that you've designed something that can fit in there, but in my mind, it still feels large for the lot. And I want to hear what my other board members have to say. So that's just sort of my pattern of my thinking.

Chair Imer Bauta: Thank you, MJ. Lewis?
Louis Weil: Yeah. No, well said by the prior board members. I think I'm more aligned with the comments from Board Member Neev. It is hard to do stuff on some of these smaller lots and keep it in neighborhood compatibility. I think from the design, like Board Member Coveny said, it fits the neighborhood. It's clean. Yes, adding the parking space is probably something that should have been done with the Attachment 8 124
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last remodel, but I get why it's being asked for. I think it can be supportive. As far as the upper level expansion, yeah it runs that line of completely maximizing the lot, but I'll go back to the comments of being neighborhood compatible. I think the design can be supported and I can support it this evening.

Chair Imer Bauta: Thank you. Thank you, Louis. MJ, you bring great points. One thing I was looking at on my end pertaining to the neighbor adjacent on Wildwood is the setback that you... I'm going to ask a question of the applicant. Is the setback that you're proposing equivalent to what exists at 31562 Wildwood?
Horst Noppenberger: Would that be the adjacent house?
Chair Imer Bauta: Yeah.

Horst Noppenberger: Yeah. And that's exactly what Adam and I saw when we stood on this property and started contemplating the design is that that house was out, what, about seven feet further? And so we're coming in line with the house.

Chair Imer Bauta: In line. Yeah.

Horst Noppenberger: Yeah.

MJ Coveny: [inaudible 00:26:25] San Francisco row houses.

Chair Imer Bauta: I see.

MJ Coveny: [inaudible 00:26:34].

Chair Imer Bauta: On that face. Okay. So from what I gather, the added single space is warranted and I think that it can be substantiated by the evidence. So that variance I think could be met. I think looking at it from a level by level standpoint, there's a 171 square foot upper level addition and a 251 square foot lower level addition. I think those are super modest. That's like a master closet compared to some of the homes we look at on the board. So that's the way I look at it. I think it is super modest addition. I think the two feet into the side yard setback, when we take into account the adjacent home, I think it warrants it here tonight with conformity of the neighborhood. Not to mention just the adjacent home across the street. It seems like South Laguna and this part of South Laguna, they're all very continuous.

Some of the older homes, the single stories, maybe they're set back a little bit further, but anyone that's come in before us that wants some program for a family, which I can appreciate. I think there's a benefit to the community with the added parking space, but there's also a benefit to the applicant with the added square footage for a family of four.

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Laguna Beach City CouncilSeptember 22, 2026

Laguna Beach City Council
September 22, 2026