742 Barracuda Way APN #

Transcription

1 CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: January 12,2012 TO: DESIGN REVIEW BOARD CASE: Design Review Coastal Development Permit APPLICANT: James Conrad, Architect (949) Pacific Home Builder-Brent & Stephanie Enright, Property Owners LOCATION: ENVIRONMENTAL STATUS: 742 Barracuda Way APN # In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section1530, Class 3, (a) (new construction) that allows construction of one single-family residence in a residential zone. PREPARED BY: Nancy Csira, Principal Planner (949) REQUESTED ACTION: The applicant requests design review and a coastal development permit to construct a new 5,294 square-foot single-family residence and attached three-car garage in the R-1 Zone. Design review is required for the new structure, additional covered parking, chimney height, elevated decks (729 square feet), grading, retaining walls, pool/spa, air conditioning units and landscaping. BACKGROUND: The vacant project site is located near the end of the Barracuda Way cul-desac in the Residential Low Density (R-1) Zone. The project site is the last remaining property to be developed in this eight parcel subdivision (Tract Map 14878). The site slopes gently down to the side and rear. Public sewer and drainage easements cross the site along the rear property line. On May 27, 2010, staff met with the architect and the property owners at the site to provide a preliminary evaluation of the property's development constraints and opportunities, relative to the City'S development standards, guidelines and design review criteria. The meeting notes from that preliminary site meeting are attached for reference. Additional project staking has been installed as represented on Sheet A-1.1 that better articulates the eave overhangs, trellis, landscape screen, retaining walls and railing at the west side of the structure. A proposed hedge ribbon line has been installed along the west property line to help the adjacent neighbors visualize a landscape screen.

2 DR and CDP Barracuda Way January 12, 2012 Page 2 STAFF ANALYSIS: The applicant requests approval of a 5,294 square-foot two-story residence and 862 square-foot three car garage that is attached to the residence by a covered breezeway. A mechanical room (107 square feet) and pool equipment room (131 square feet) are located on the lowest level. The proposed ceiling height for both living levels is ten feet with the exception of the living room and entry ceiling heights, which are twelve feet. The garage ceiling height is nine feet for the double garage and eleven feet for the single garage. Property Development Standards and Zoning Code Consistency: The Project Summary Tables (attached) show the zoning standards as they relate to the project site and proposed development. The lot is larger in area, width and depth than the typical standards of the R-l Zone. The proposed building height above the curb is 3.58 feet, which feet below the maximum allowed. The building height above the lowest finished floor is 25 feet, which is the maximum allowed. The proposed front and rear setbacks greatly exceed the required standard; the combined side setbacks comply with the minimum standards. The proposed front setback is 48 feet, 28 feet more than the minimum and the rear setback is 67 feet, 47 feet more than the minimum. Design Review Criteria: Physical improvements and site developments subject to design review shall be designed and located in a manner which best satisfies the criteria specified in this section. Access: Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providingfor each applicable mode oftransportation. No street improvements are required because the property fronts on a street which is fully improved with curbs and gutters. Residences greater than 3,600 square feet in size require three on-site parking spaces- two covered and one uncovered. The applicant proposes three covered parking spaces. Pursuant to LBMC l2(G), the Design Review Board must find that the additional covered parking space does not increase the appearance of mass and bulk. A down sloping driveway designed at the maximum grade is proposed along the north side property to access the garage entrances at the west side. A proposed driveway vehicular gate and undulating wall are staked between the structure and the street frontage. 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 ofanyone element in the structure may be used to reduce the appearance ofmass. The proposed roofs are primarily flat with a parapet edge. Copper roofs designed with a 3: 12 pitch are located above the breezeway and stair well. The series of rectangular forms are articulated by changes in materials and varying heights. The proposed structure should be designed to step with the site slope. Since the project site is oriented with a side yard adjacent to the rear yards of the downhill lots on Bolsana Drive; it may be desirable to increase that side setback in order to avoid a looming effect on these adjacent properties.

3 DR and CDP Barracuda Way January 12, 2012 Page 3 Design Integrity: Consistency with the applicant's chosen style of architecture should be achieved by the use ofappropriate materials and details. The contemporary architectural style includes earth toned colored finishes for the stucco and stone veneer. Dark stained wood accents the window frames, exterior doors and trellises. 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, ridge lines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized. Grading quantities include a total of 302 cubic yards of export. Retaining walls greater than five feet in height are necessary for the driveway back-up area. The applicant has provided additional staking to represent the driveway walls and 42-inch safety railing on top of the wall. 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" (Neighborhood Area 10) should be incorporated, as appropriate, in the design and planned maintenance of proposed landscaping. The City's landscape review consultant noted that Podocarpus, Photinia and Prunus could exceed hedge height restrictions and planting along the south property line appears to be of "low fuel volume types". The site exceeds the required landscape open space minimum requirement by 1,568 square feet. The proposed impervious surface areas are approximately 29.6%. This comports with the Board's typical direction to not exceed 60%. 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. Sheet Al.2 indicates the location of exterior building lighting (19 fixtures) and Sheet L-3 shows the location of site lighting (81 fixtures). Some of the site lighting fixtures (symbols A and B) are proposed to be accent up-lighting (15 fixtures). It appears that the number of site lighting fixtures could be reduced and still provide safe walkways. The proposed site lighting fixtures do not exceed 20 watts. No skylights are proposed. Sliding doors are proposed to take advantage of ocean views from the west and south elevations. These sliding doors are set back from the face of the structure or shielded by trellises. An additional sliding glass door is proposed at the study (east elevation).

4 DR and CDP Barracuda Way January 12, 2012 Page 4 Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum ofthe 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 architectural style, size and building height are similar to the previously approved homes designed by the same architect at 740 and 741 Barracuda Way. The siting, colors and materials will distinguish this house from the other two. The elevated deck and garage areas are smaller on this project. 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 applicant proposes landscape screening to mitigate the privacy impact to the Bolsana Drive neighbors from the proposed outdoor dining room and kitchen window. Additional staking has been provided to represent the landscape screen. The required combined side setback is 17.4 feet, which can be redistributed with one side at a minimum of 4 feet and other side at 13.4 feet. The current design sites the house 10.5 feet (east) and 7 feet (west). It appears that shifting the side setbacks to provide a larger setback along the west side may help mitigate apparent privacy issues. Sustain ability: 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. Deep overhangs are proposed on the south and west elevations to minimize the glare and maximize energy efficiency. The proposed lower level has been excavated into the site to increase thermal cooling opportunities. 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. A pool, spa and water feature (wading pool) is proposed in the rear yard. The associated equipment is located in a room accessed from exterior of the building on the west side. Two air conditioning condenser units are proposed adjacent to the entrance to the pool equipment room. No sound attenuating devices are proposed for the condensing units.

5 DR and CDP Barracuda Way January 12,2012 Page 5 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 structure has been sited less than four feet above the curb to protect public views from the culde-sac and private views from 744 Barracuda Way. The owners of the adjacent property under construction (740 Barracuda Way) have expressed some concern regarding the view impact to their panoramic view. The subject property and the project under construction have been designed by the same archi tect.. The property owners of 758 Bolsana Drive currently enjoy a Catalina Island ocean view from the front of their property and an angular view from the back of the house, deck and yard across the middle of the vacant project site. Most of the homes on Bolsana Drive have ocean views oriented toward the front. It will be difficult to accommodate a view corridor for the Bolsana properties across the subject vacant building site. Design Review Guideline: The Board must make findings to approve the proposed chimney height that extends three feet above the maximum 25-foot building height limit. Pursuant to LBMC "Height, building" (4), chimneys may be permitted to a maximum height of thirty-six feet provided the Board finds the additional height is not in conflict with the standard design review criteria. The proposed height is 28 feet measured above the lowest finished floor. Coastal Development Permit: Two suggested findings for the Coastal Development Permit include 10 and 3A or 3B. Finding 1: The project is in conformity with all the applicable provisions of the general plan, including the certified local coastal program and any applicable specific plans. 10: The visual impacts of the development have been minimized because the proposed structure is similar in size to neighboring buildings therefore maintaining compatibility with surrounding development. Finding 3: The proposed development will not have any significant adverse impacts on the environment within the meaning ofthe California Environmental Quality Act. 3A: The proposed project is in compliance with the applicable rules and regulations set forth in the Municipal Code and will not cause any significant adverse impacts on the environment. 3B: The proposed project, as conditioned, minimizes impacts on geologic hazards, visual and scenic quality of coastal resources and does not present any adverse impacts on the environment. Community Interest: The neighbors residing at 748 Bolsana Drive have requested that a landscape screen be provided to mitigate privacy concerns from their family room, kitchen and nook area. Staff has been made aware of several neighboring property owners on Bolsana Drive

6 DR and CDP Barracuda Way January 12, 2012 Page 6 who have enjoyed a view across this vacant building site for some time and may express view equity concerns relative to the development of the site. CONCLUSION: The project has been designed to conform to and in several instances exceed the R-I development standards. The building height is well below the maximum allowed and the front and rear setbacks are much larger than required, resulting in additional relief to neighboring properties and providing desirable pervious surface area. The orientation of the site to the adjacent downhill home sites on Bolsana Drive creates the potential for privacy and massing issues, and the Board should evaluate the impacts to those properties and whether the proposed side setback along that westerly side of the property is sufficient. The applicant is requesting approval of a third garage space which requires findings of approval, however the design incorporates a wraparound driveway access which allows the garage to be placed low into the site, thereby minimizing its visibility. The applicant is also requesting design review approval to construct a chimney of excess height. While chimneys sometimes provide architectural interest, they also may contribute to mass and view concerns and fireplaces may be designed with direct venting to eliminate the need for a chimney at all. ATTACHMENTS: Project Summary Tables Site Meeting Notes Color and Materials Vicinity Map Oblique Photos (4)

7 r-oject SUMMARY TAB- -S ZONING STANDARDS DESCRIPTION REQUIRED/ALLOWED EXISTING PROPOSED CONFORMS (Yes/No) USE SFD & SRU Vacant Lot SFD Yes ZONE R-1 LOT AREA 6,000 SF 20,222 SF No change Yes LOT WIDTH (AVG.) 70 feet 87 feet No change Yes LOT DEPTH (AVG.) 80 feet 215 feet No change Yes LOT SLOPE (%) 14.5% No change MAX. BUILDING HEIGHT 20 feet above curb 3.58 feet Yes MAX. HEIGHT FROM GRADE 25 feet feet Yes SETBACKS: Front Yard 20 feet 48.1 feet Yes Rear Yard 20 feet 67.1 feet Yes Side Yards (17.4 feet combined) 10% each side/4 ft min feetl7 feet Yes LOT COVERAGE (BSC) 35%/7,077.7 SF 21.5%/4,349 SF Yes LANDSCAPE OPEN SPACE 35%/7,077.7 SF 42.8%/8,646 SF Yes PROJECT DATA DESCRIPTION EXISTING PROPOSED TOTAL LIVING AREA: Lower Level Upper level TOTAL 2,181 SF 3,113 SF 5,294 SF GARAGE MECHANICAL POOL EQUIPMENT DECK AREA 862 SF 107 SF 131 SF 729 SF GRADING SITE WORK Outside of Structural Footprint Inside Structural Footprint Cut 357 cu yds 557 cu yds 914 cu yds Fill 507 cu yds 105 cu yds 612 cu yds Net Export (150cuyds) 452 cu yds 302 cu yds Total IMPERVIOUS SURFACES Square Footage Existing Proposed % of Lot Area Existing Proposed Structure 4,349 SF 21.5% Hardscape (including driveway) 1,641 SF 8.1% TOTAL SF 29.6% 742 Barracuda Way 12/19/11 NBC

8 City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation Evaluation Meeting Number: Date: 5/27110 Planners: Martina Speare, Assistant Planner met with Jim Conrad, Architect and Pacific Home Builders. Site Address: 742 Barracuda Way Zone/Specific Plan: R-1 Assessor Parcel Number: Background: The property is currently vacant. In 2001, a final map was approved to create eight parcels including the subject site. Development Standards: Front Setback: 20-feet Rear Setback: 20-feet Side Setback: 10% average lot width Lot slope in percent: 14.7% Height: 15 feet above the curb/centerline and 25 feet above lowest finish floor, natural grade of finished grade. Landscape Open Space (LSO): 35% Building Site Coverage (BSC): 35% Parking: Three parking spaces, two-covered and one uncovered parking space. Landscape Guidelines: Neighborhood area 10 Design Review Criteria 1. Access: Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. This property is located along a cul-de-sac at the end of Barracuda Way. The applicant is proposing a 5,000 square foot garage and a three car garage. The home is required to have two covered parking spaces, and one on-site parking space. 2. Design Articulation: Within the allowable envelope, the appearance ofbuilding and retaining wall mass should be minimized Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of anyone element in the structure may be used to reduce the appearance ofmass. The third covered-parking space is considered excess covered parking and the Board must make the findings that the excess covered parking does contribute to the bulk and mass of the home.

9 3. Design Integrity: Consistency with the applicant's chosen style of architecture should be achieved by the use ofappropriate materials and details. Remodels should be harmonious with the remaining existing architecture. At this time the architect has not chosen and architectural style. 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, ridge lines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized. The property is vacant and a site/design specific geological report must be provided before scheduling for Design Review. Grading should be minimal outside the building footprint. minimal around the pool area. Cut and fill should be All walls and terraces greater than 5-feet high must be staked for the Design Review Board. 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 local coastal program. The proposed single-family dwelling complies with the Low Density Land Use Designation. 6. 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 ofproposed landscaping. A landscape plan is required and 35% of the total lot area must be maintained as Landscaped Open Space [ (0)]. 7. 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, high-gloss 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. An exterior lighting plan is required showing building and landscape light fixtures. Exterior lighting should be minimal. Skylights are subject to Design Review and automatic night shades are typically required.

10 8. 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 ofdevelopment (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles. It is important to remain consistent with the neighborhood particularly in terms of building site coverage, square footage and the number of stories. The applicant should do some research to evaluate neighborhood square footages, mass and scale, styles and garage design access. It is also important to consider the amount of program requested. The Design Review Board reviews total program (living, garage, deck, mechanical and storage areas) for neighborhood compatibility. 9. 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 ofprivacy ofneighboring properties should be minimized. Outdoor areas should not impact neighbor's privacy. Decks should be designed to consider uphill, downhill and adjacent neighbors. 10. 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 ofviews with the right to develop property. The project site is located in a view-sensitive area with established homes. Staking will help identify mass and scale of the proposed project. The applicant is advised to install preliminary staking early, in an effort to work with neighbors to minimize impacts. A neighborhood meeting is required before the project can be scheduled for Design Review. Potential Variance Issues: None identified. Staff informed the applicant the variances are very difficult to approve for new construction. Special Processing Requirements: The proposed project requires design review and a coastal development permit. This preliminary evaluation is being provided to applicants and their design advisors to utilize as early as possible in the design stage of a contemplated project so that the ensuing design is more likely to meet the Design Review Board's approval before substantial time and resources have been expended. However, this preliminary evaluation provided by staff does not bind the Design Review Board in any manner in its review of or decisions on an application.

11 James Conrad, Architects COLOR BOARD For: The Enright Rt:Sidcnce. 742 Barracuda \) a. Laguna Bea,h C September 9, 2010 STO VENEER o COLOR WOODT '. W DOW FRAME

12 City of Laguna Beach Legend City Limits Specific Plan Areas o Parcels Open Space Preserve Areas 100 Year Flood Plain Seismic Hazard Liquifaction Ar Seismic Hazard Landslide Are: Drainage Course 25ft Buffer Significant Drainage Course Co Ridgelines Very High Value Habitat High Value Habitat Contour Line <all other values> Color Aerial Orthophotos Red: Band_1 Green: Band _2 Blue: Band_ Building Footprints 1: 673 City of Laguna Beach Data layers that appear on this map mayor may not be accurate, current, or otherwise reliable. Enter Map Description

13

14

15

16