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Design Review board continues 31922 Virginia Way project after access and size concerns
Summary
The board continued review of a proposed addition and new garage at 31922 Virginia Way, citing concerns about new driveway access at the narrow corner, floor-area exceedance and need for redesign and neighbor coordination.
The Laguna Beach Design Review Board voted on Oct. 23 to continue consideration of a proposed upper-level addition, new two-car garage and new vehicle access for the property at 31922 Virginia Way (Design Review 25-1107). The board asked the applicant to return with revisions addressing access, massing and height concerns.
Staff described the project as an addition of roughly 811 square feet to a 2,253-square-foot existing residence, with a new 442-square-foot two-car garage and an upper-level 357-square-foot addition. The proposal would exceed the Village Community zone maximum floor-area percentage (FAR) of 56% by reaching about 62%; staff said the board may approve such increases if they are consistent with neighborhood patterns.
Neighbors and board members raised safety and design questions. Several members of the public and board members said a new driveway and narrow entrance from Eighth Avenue would create potential conflicts with adjacent driveways and limit sight distances; one board member asked whether the driveway could instead be accessed from Virginia Way. Members also expressed concern about the proposed driveway width at the entrance and proximity to existing adjacent driveways.
Board comments focused on three issues: (1) access — multiple members said locating a driveway at the narrow corner presented safety and operational concerns and urged the applicant to explore alternative garage access from Virginia Way or other design changes; (2) FAR and massing — board members asked the applicant to reduce upper-level mass, especially glazing facing neighboring properties, and to consider lowering the ridge of the office area above the garage; (3) details — members recommended clearer materials and color variation to reduce the “white” visual massing.
The board voted 4–0 to continue the item to the applicant’s requested date (Jan. 22, 2026); staff and the applicant agreed on deadlines for revised materials.
Ending: The applicant will return with a revised design addressing access, height and façade articulation; staff requested updated drawings well ahead of the continued hearing so the board can evaluate sight-lines and neighborhood compatibility.
