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
Attachment 5
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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 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.
LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.
Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).
The 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.
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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.
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.
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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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 full shielded, downward facing, and compliant with the provisions of the City’s Good Neighbor Lighting Ordinance.
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 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.
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 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.
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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:
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 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.
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.
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.
Attachment 5
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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 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.
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 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.
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 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.
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 Attachment 5
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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
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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 Design Review 2026-0922 and Variance 2026-0923
June 25, 2026
Attachment 3 – Certified Staking Plan
Attachment 4 – Colored Elevations
Attachment 5 – Color and Material Board
Attachment 6 – Variance Application
Attachment 5
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