Design Review Board approves large Holly Drive remodel, adds conditions on facades, trees and lighting

The Laguna Beach Design Review Board on Oct. 23 approved Design Review 25‑1724, Coastal Development Permit 25‑1725 and a Revocable Encroachment Permit 25‑1726 for a comprehensive remodel at 31211 Holly Drive, subject to several board conditions addressing visual articulation, right‑of‑way paving and exterior lighting.

Staff described the project as a major remodel and reconfiguration of the existing house that includes demolition of an existing pedestrian bridge and decks, construction of an attached two‑car garage accessed from Holly Drive (eliminating the prior Brook Street garage), a detached 606‑sq‑ft ADU (requiring a coastal permit), approximately 898 sq ft of elevated decks, grading (approx. 4 ft 6 in of fill in the front yard and >20 cu yd outside the footprint) and submittal of a revocable encroachment permit to construct walls, gates and decorative paving within the public rights‑of‑way along both Holly Drive and Brooks Street. Staff noted the lot is steep (approx. 31% slope) and that the ADU height is within the 16‑ft maximum.

The applicant (Studio 6 Architects / Rob Williams) emphasized intensive outreach with neighbors, stepped deck design to reduce view impacts and drone sight‑line checks to confirm protections for nearby views. Public commenters included neighbor support and several requests for clarifications on tree heights and right‑of‑way paving.

Board members deliberated and unanimously approved the project but attached clarifying conditions: (1) require additional facade/material articulation to break up a large uniform white facade (staff + applicant to work on color/material palette and ADU color differentiation — ~20–30% additional material/color variation to be coordinated with staff; if staff and applicant cannot agree the item returns to the board); (2) require that paving in the public right‑of‑way along Brooks Street be asphalt (stamped concrete may be used on the private portion at the property line but the ROW shall read as public asphalt) and that the REP be revised accordingly prior to recordation; (3) require the strawberry trees and other specified landscape trees be capped so they do not exceed 15 feet above street grade (and not to exceed the main house roof where applicable); (4) require landscape and stair lighting to be zoned into 3–5 control zones (point‑of‑use/manual zones plus limited timer zones), minimize total constant nighttime lumen output and use dark‑sky fixtures; staff will work with the applicant to confirm lighting zones and reduced constant lumens and return to the board if staff and applicant cannot reach an agreement; and (5) place the design review findings and standard CEQA exemptions in the resolution. The board specifically asked the applicant to avoid continuous nighttime lighting of decks and stair lines and to provide a combination of manual point‑of‑use switches and short timers for stair/way lighting.

The motion to adopt Resolution 25‑1724 (and associated CDP and REP) passed by roll call: Bauta yes; Weil yes; Gannon yes; Gibbs yes (4–0). The board indicated the project was generally compatible with hillside development patterns but needed the noted clarifications for articulation and lighting.

Why it matters: The approval shows the board’s willingness to allow large‑scale remodels and additional accessory units while using conditions to reduce perceived massing, protect neighbor views and daylight, and limit lighting impacts on the hillside night environment.

Quote ‘‘If we can vary the color and bring in some materials, I think you’ll soften the mass considerably,’’ Board member Lewis said. ‘‘And break the lighting into zones so the entire site isn’t lit every night.’’