The Laguna Beach Design Review Board met Nov. 13 and approved several residential projects while sending more complex items back for revisions. The board, meeting at Laguna Beach City Hall, approved design-review and coastal-development permits (CDPs) for a mix of remodels and new single-family homes and attached accessory units, and it continued or conditioned other items after extensive public comment.

Among the approvals, the board unanimously approved a modest accessibility change at 1009 Cliff Drive, a coastal-permit and design-review request to add a 15-square-foot elevator shaft so longtime homeowners can age in place. Marshall Linens, representing the owners, said the elevator “stays underneath the existing roof” and would be minimally visible; the board voted 5-0 to adopt the resolution approving design review 25-1803 and CDP 25-1802 after staff advised the project is CEQA-exempt.

A second unanimous vote (5-0) cleared a larger new home at 22362 Eagle Rock Way. Staff summarized a 4,963-square-foot single-family proposal with a new access off an existing easement and an elevated guest parking terrace. Project architect Jim Conrad said the design uses the recorded access easement and that the owner will widen the private access to 16 feet where required by the city to allow safe vehicle movements. Neighbors raised concerns about the steep, narrow private road and sightlines. The board adopted conditions requiring two olive trees in the landscape plan, changes to the upper-driveway flare for safer vehicle turning, incorporation of a fire-access staircase, and a requirement that no bollards or chains limit the shared access, and it required a 20% reduction in glare from street-facing windows (either by glass specification or VT film). The motion passed 5-0.

The board also approved a revised project at 225 Viejo Street — a detached structure containing two accessory dwelling units and modest elevated decks — after staff confirmed the project complies with development standards and the board agreed the decks and ADUs were designed to minimize public view impacts. The motion to adopt design review 25-1490 and CDP 25-1516 passed 5-0.

Several other items drew significant neighborhood turnout and longer deliberations. A contentious ADU and remodel at 399 Pearl Street was continued after neighbors cited privacy and building-site-coverage concerns; the board directed the applicant to lower plate heights, move the upper story back, reduce overhangs and work directly with adjacent neighbors. That matter was continued to Jan. 22. Another project at 490 Hillage Drive was continued to Feb. 12 to allow the applicant to submit clearer drawings addressing a large side deck that neighbors said would create privacy and safety problems on the narrow street.

The board handled several additional contested projects later in the evening. A rebuild on Driftwood Drive (30801) drew dozens of neighbors concerned about view equity; the applicant lowered a ridge and consented to a north-side eave reduction and other conditions, and the board approved the project 5-0 with the eave-condition. A town-edge oceanfront lot at 32005 Coast Highway (slope-stabilization and new house) prompted discussion about bluff-line determinations and Coastal Commission review; the applicant agreed to lower the entry roof and remove two tall palms; the board approved the project with conditions to address trees and certain glazing choices.

The board took a 4–1 vote (Chair Gibbs opposed) to approve a reduced proposal at 167 Chiquita Street after the applicant cut square footage and increased setbacks following earlier reviews. Conditions included a cap on a front magnolia at 14 feet and planter requirements at a rear balcony.

What’s next: the board continued several complicated applications requiring additional privacy treatments and clearer grading, turnaround and water-course details. Notably, the Glen Eyrie project at 2500 Glen Eyrie was continued to Feb. 12, 2026, with the board directing the applicant to work with an adjacent owner about privacy and to resubmit revised plans by a date set by staff.

Why it matters: The session shows the recurring tension in Laguna Beach development: property owners’ rights to build on legally created lots and neighbors’ concerns about view equity, privacy, fire access and changes to long-standing neighborhood character. Board members repeatedly urged applicants to pursue early neighbor outreach and to prepare stakeouts or revised drawings that make privacy and access impacts clear before returning for decision.

Actions and next steps: Multiple projects were approved with conditions; several complex or controversial items were continued for redesign. Meeting minutes and staff reports with adopted resolutions and the board’s written conditions will be posted by the city. The most contentious items are likely to return to the board or be appealed to the City Council, which has previously remanded items for additional DRB consideration.

Speakers quoted in this article include: “I would ask that you would approve it tonight,” Marshall Linens (project representative for 1009 Cliff Drive); “We do know that it's currently a one-way street, but going to my first point, the city asked us … to widen the street and make it a two-way street,” Jim Conrad (architect for 22362 Eagle Rock Way); and “I would like to request that as a condition that the construction fencing and story poles come down within a 30 day period on any project,” Pat Minnis (public comment).