Pre-Construction · Laguna Beach · Approved & Permit-Ready

An approved vision, settled into the ridgeline

1560 Bluebird Canyon Drive. A new single-family residence by David M. Parker, AIA, designed as the owner's own home. Warm, layered, and built to move with the hillside.

Offered at $2,195,000
8,582Sq Ft Lot
3,442Sq Ft Living*
4Bedrooms + ADU
2026Permits Imminent
Scroll
i.The Home

1560 Bluebird Canyon Drive

Designed by David M. Parker, AIA, the Tokyo House steps down its Laguna ridgeline in warm horizontal layers — wood-clad volumes under gently curved, floating roofs, each level opening to the Pacific through walls of glass and frameless-railed decks.

The main residence holds four bedrooms across two levels, with a great room, living room, and generous indoor-outdoor flow. Within it sits a near thousand-square-foot accessory dwelling — its own master suite, sitting room, bath, and bedroom or office — a true second home for family, guests, or work.

The approvals, the architecture, and the planning are already done. A buyer is purchasing clarity and a defined path to construction.

The Tokyo House from Bluebird Canyon Drive, stepping up the hillside in warm wood and glass
The Numbers

What is being offered

2,442 sf
Main Residence
999 sf
ADU Living Area
779 sf
Decks & Terraces
535 sf
Two-Car Garage
8,582 sf
Lot Area
R-1
Single Family · No HOA
Yes
Elevator · Spa · Green Roof
Approved
Permits Anticipated 2026
ii.Design Story
The ocean side of the Tokyo House, curved glass decks stepping toward the Pacific

Two visions, side by side

The Tokyo House was not designed to be sold. It was designed to be lived in.

David M. Parker, AIA drew 1560 Bluebird Canyon Drive as a home for its owner, shaped around the way he actually wanted to live on this ridgeline. That intention is in every part of it: the warmth of the wood, the way the rooms open to the Pacific, the near thousand-square-foot second residence tucked within it for family close by.

Plans change, and the owner is now open to passing it on. But what he built for himself is still what you would be buying.

Next door sits its counterpart, the Kyoto House at 1550, by Horst Architects. Two architects, two distinct visions, drawn in conjunction for neighboring lots. One reaches skyward with quiet discipline. The other settles into the slope with warmth and movement.

They were always meant to sit well together, and they do. Which opens up something rare on this quiet stretch of Bluebird Canyon.

A Rare Pairing

Two homes. One ridgeline.

The Tokyo House and the Kyoto House sit on neighboring lots, drawn by two different architects in conjunction with one another, meant to complement rather than match. That opens up options few coastal buyers ever get.

The Kyoto House
stillness

1550 Bluebird Canyon Drive. By Horst Architects. Vertical, disciplined, reaching skyward. Recipient of a 2025 AIA National Design Award.

The Tokyo House
motion

1560 Bluebird Canyon Drive. By David M. Parker, AIA. Horizontal, warm, settled into the slope.

Take one

Buy the Tokyo House on its own, and watch what rises next door in time.

Build both together

Coordinate construction across both lots and share the efficiencies of a single effort.

Family, side by side

Two neighboring homes for one family across generations, close but independent.

Visit the Kyoto House →
iv.Floor Plans

The home, floor by floor

Architectural plans by David M. Parker, AIA. Tap any plan to enlarge. Square footages are from the approved project-data set and are approximate.

First floor architectural plan of the Tokyo House
Living Level

First Floor

On this level

Great RoomLiving RoomBedroom 3Bedroom 4Two BathsFoyerPowderLaundryPatioDeckElevator
Verified areas
  • Living Area2,296.05 sf
  • Decks296.73 sf

The heart of the home, opening west toward the Pacific. Areas per the approved area-calculation sheets.

Second floor and ADU architectural plan of the Tokyo House
Private Level & ADU

Second Floor & ADU

On this level

ADU MasterADU BathSitting RoomBedroom 2 / OfficeWalk-InBath 2LoftLandingADU Deck
Verified areas
  • Main Residence (this level)146.77 sf
  • ADU Living Area999.87 sf
  • Decks (main + ADU)637.79 sf

A full second home above, private and flexible, with its own deck. Areas per the approved area-calculation sheets.

v.Features

Designed for how you live

01

Curved Floating Roofs

Gently arced, painted-metal hipped roofs follow the slope — shelter with softness, a silhouette that settles rather than asserts.

02

Near-1,000 sf ADU

A genuine second home within the home: master suite, sitting room, bath, and bedroom or office, with its own deck and entrance.

03

Private Spa

An on-grade spa sheltered by the hillside and native plantings — recirculating, intimate, positioned for the canyon and sky.

04

Walls of Glass

Floor-to-ceiling glass and frameless glass railings on multiple elevations — the Pacific lived alongside, never simply viewed.

05

Planted Green Roof

Living green-roof terraces soften the upper volumes — beautiful from above, thermally efficient, at home in the canyon.

06

Private Elevator

An elevator connects all three levels — arrival, living, and the private suites above — for ease across the years.

07

Native Coastal Landscape

By M.D. Wilkes Design — Western Redbud, Holm Oak, and a drought-tolerant, fire-compliant coastal palette.

08

Fire-Forward Construction

Designed to current Laguna Beach fire standards with an approved Alternative Methods & Materials report and full sprinkler system.

09

Entitlement-Complete

Approved plans in hand. Final building permits anticipated 2026 — the hardest, most uncertain steps already behind you.

vi.Path to Completion

A defined path, already begun

The most difficult steps are behind you. Timeframes are estimates and may vary with buyer selections and contractor scheduling.

Today

Acquisition with approved plans

Purchase the homesite with a complete, approved architectural plan set — the most uncertain entitlement steps already complete.

Anticipated 2026

Final building permits

Final building-department clearance anticipated. Construction may begin promptly upon permit issuance.

0–4 Months

Pre-construction

Contractor selection, final pricing, material selections, and scheduling. High-level cost ranges available on request.

Following Permits

Groundbreak

Site preparation, grading, and foundation work. An opportunity to coordinate with the adjacent Kyoto parcel for shared efficiencies.

Upon Completion

Certificate of Occupancy

Issued upon successful completion of all inspections — move-in follows immediately after.

vii.Buyer FAQ

Questions, answered

What exactly is being offered?+
An approved coastal homesite at 1560 Bluebird Canyon Drive (Parcel 2 / Lot B), Laguna Beach — the land together with a complete architectural plan set for a new single-family residence with an accessory dwelling unit. It is neither a finished home nor raw land.
What approvals are complete?+
The residence plans are approved, and final building permits are anticipated imminently. We are glad to walk you through exactly where the project stands and share the full approved plan set.
How big is the home?+
The main residence is approximately 2,442 sq ft across two levels, plus a near 1,000 sq ft ADU — roughly 3,442 sq ft of combined living space — with a 535 sq ft two-car garage and about 779 sq ft of decks and terraces, on an 8,582 sq ft lot. Figures are from the approved project-data set and are approximate.
Tell me about the ADU.+
The accessory dwelling is a substantial second living space — its own master suite and bath, a sitting room, a bedroom or office, walk-in, and a private deck. Ideal for multigenerational living, guests, a studio, or a work-from-home wing. Any separate ADU permitting follows the city's standard process.
Why do approved plans matter in Laguna Beach?+
Laguna Beach is one of the most restrictive coastal entitlement environments in Southern California. Approved plans meaningfully reduce time, design, and process uncertainty — letting a buyer move toward permitting and construction rather than years of hearings.
Who designed the home?+
David M. Parker, AIA designed the Tokyo House at 1560. The neighboring Kyoto House at 1550 is by Horst Architects; the two were drawn in conjunction to complement each other. Landscape by M.D. Wilkes Design; civil engineering by Toal Engineering; fire-compliance (AM&M) by Dudek.
Can I buy both lots?+
Yes. The Tokyo House and the Kyoto House sit on neighboring lots, designed in conjunction by two different architects. You could take the Tokyo House on its own, plan for both as side-by-side family homes, or build the two together and share the efficiencies of a single construction effort. Reach out and I am glad to walk you through it.
What makes the location special?+
A quiet Bluebird Canyon ridgeline above the village — private, low-traffic, no HOA, with multiple routes to PCH and Main Beach just minutes away. This is where Laguna's artists, surfers, and architects have always chosen to live.
viii.Project Team

Built by the best

A collaboration between accomplished Laguna Beach design and engineering professionals.

Architecture
David M. Parker, AIA
D.M. Parker Architect · Laguna Beach
Architect of both the Tokyo and Kyoto Houses.
Landscape Design
M.D. Wilkes
M.D. Wilkes Design + Consulting
Native coastal palette · green-roof terraces.
Civil Engineering
Toal Engineering, Inc.
San Clemente · Land Surveying & Grading
Boundary survey, grading, and drainage.
Fire / AM&M Compliance
Dudek
Environmental + Engineering
Alternative Methods & Materials compliance.
ix.The Site

The land itself

Perched on a Bluebird Canyon ridge, with the canyon wrapping the sides and the ocean out front. The home is oriented so that every room should look out on one or the other.

The actual view from the site, looking toward the Pacific over Bluebird Canyon
The view from the ridge today, looking toward the Pacific. Drone photograph of the actual site.

This is high ground in Bluebird Canyon, one of the quiet residential ridges above the village. The lot sits up off the road with the canyon falling away to the sides and the ocean opening to the front, which is what gives the home its outlook. All of the decks are positioned to take in the ocean. Based on the plans, the interior rooms are oriented so that each should have either an ocean or a canyon view, given the home's position on the hill.

It is a short drive down to Laguna village, Main Beach, and the coast, while the ridge itself stays private and low-traffic. There is no HOA.

Aerial parcel overlay showing 1550 and 1560 Bluebird Canyon Drive lots and their sizes
The two lots, side by side. 1560 (Parcel 2) is 8,582 sq ft; 1550 (Parcel 1) is 12,364 sq ft.
Wider aerial showing both lots within the surrounding Bluebird Canyon neighborhood
Both parcels in neighborhood context.
Parcel map locating 1550 and 1560 Bluebird Canyon Drive
Parcel map, Laguna Beach.
1560 Bluebird Canyon DrAddress
Parcel 2 / Lot BParcel
8,582 sfLot Area
R-1 · No HOAZoning
~117.92 ftFrontage
Connect

Let's talk about the Tokyo House

If this feels like it could be the right fit, I'd be glad to share more — the full approved plans, construction cost guidance, timeline details, and the story behind the design. No pressure at all, just a conversation.

Listing Broker
Brandon Brown
BayBrook Realty · DRE #01394509
949-232-4044
brandon@baybrookrealty.net
The Sister Property
The Kyoto House
1550 Bluebird Canyon Drive
View the Kyoto House →

I'm never too busy to help.

Enlarged rendering