BOARD~ ADJUSTMENTIDESIGN RE ~WBOARD PROJECT OVERVIEW

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1 BOARD~ ADJUSTMENTIDESIGN RE ~WBOARD PROJECT OVERVIEW LOCATION: REQUESTED ACTION: EXISTING APPROVALS: ZONING: ADDITIONAL REFERENCES: REQUIRED FINDINGS: STAFF COMMENTS: Site Address: 2165 Temple Hills Drive APN # The applicant requests design review to construct a 2,414 square-foot living area addition and one-car garage addition to an existing single-family dwelling in the R-I zone. Design review is required for a major remodel, elevated decks, additional covered parking space, skylights, air conditioning units, pool, spa, grading, fuel modification and landscaping. l:8jprior PCIDR approvals DR (6/17/1976) R-1 DArt in Public Places [1.09] DArtist's Live/Work [25.16] l:8jfuel Modification [see FM Plan and/or AM&M) DGeneral Plan Policies [reference Element, Policy #] DGuest Unit [2S (C)] DHigh Value Habitat [see Biological Report] DHistoric [25.45] l:8jnew/revised Landscape [Neighborhood Area 6B (Temple Hills-Rim Rock») DSecond Residential Unit (25.17] DABH Lot Combinations [ ] DBluff Stringline Violation [2S.S0.004(B)( 4 )«b)(ii)] DCDP (2S (F)&(G)] DDCV Height Guideline (see Diamond Crestview Specific Plan] DDCV Design Review Findings [see Diamond Crestview Specific Plan] l:8jdrb [ (H») l:8jexcess Covered Parking [ ) DExcess Lot Coverage [2S (C)(9)] DSignificant Watercourse Setback Variance [2S.S0.030(D)(4)&(S)] DVariance [2S.0S.02S(F)] The proposed project involves additions exceeding 50 percent of the existing floor area, which constitutes a major remodel by definition. All nonconforming site conditions have been eliminated including side setback and driveway grade. The Board must provide justification that the additional covered parking space will not increase the appearance of mass and bulk. The City's landscape consultant concluded that the Podocarpus could exceed hedge height limitations, the Coast Live Oak is the suggested street tree for Temple Hills Drive, and the location of proposed vines are not shown as vines are not allowed on combustible structure in fuel modification zones. See attached pre-application site meeting report prepared on August 16, for additional information. Zone check Clearance Date: 06119/ 12 By: BD Last updated: 6119/ :03 PM

2 City of Laguna Beach - Community Development Department Evaluation Evaluation Meeting Number: Date: August 16,2011 Prepared by: Applicant: Belinda Ann Riva, Planning Technician Chris and Tracie Spence, property owners; Mark Singer and Neela Kashyap Site Address: 2165 Temple Hills.Drive Assessor Parcel Number: Zone/Specific Plan: R-J (Residential Low Density) Background: The subject site was originally developed under approval of DR as an existing 2,500 square-foot single-family residence and 400 square-foot detached two-car garage. A 210 squarefoot addition was approved in 1986 to enclose an existing deck. The applicant wishes to remodel the existing structure and add approximately 2,000 square feet. Since the floor area addition will exceed more than 50 percent of the existing floor area, the project is considered a "major remodel." The applicant has been advised that a major remodel constitutes the same requirements as new construction (see attached definition). Development Standards (to be verified during zoning plan check): Front Setback Rear Setback Side Setback (see attached map for setback location) Lot Slope in Percent Height Additional Building Setback Parking Landscape Guidelines Landscape Open Space Building Site Coverage 5 feet (garage) / 10 feet (house) 20 feet Combined 20 percent of average lot width (staff calculates 36 feet); minimum 4 feet Greater than 20 percent (staff calculates at approximately 22 percent) I 5 feet above the curb elevation 30 feet above lowest finished floor, finished grade or natural grade, whichever is most restrictive Pursuant to Section (D) Two covered onsite parking spaces, an additional onsite space must be provided if the gross floor area exceeds 3,600 square feet Neighborhood Area 6b (Temple Hills-Rim Rock) of the City's Landscape and Scenic Highways Resource Document Minimum 35% or 8,745 square feet (R-l landscaped permeable open space) Maximum 35% or 8,745 square feet Environmental Constraints: Fuel modification California Environmental Quality Act (CEQA): No issues noted at this time. Design Review Criteria LBMC (H) 1. Access: Conflicts between vehicles. pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode oftransportation. August 16, 2011 Page I of 5

3 The applicant proposes a three-car garage oriented facing the driveway. The existing garage will remain in the present location but will be raised about seven feet higher to allow for conforming driveway grade. The project is subject to Design Review for excess covered parking and the Board must provide justification that the additional covered parking space will not increase the appearance of mass and bulk. Since the project is a major remodel, street improvements may be required as determined by the City Engineer and the Fire Department. The site gains vehicular access from a driveway easement along the front yard. A public on-street parking space is not required. In addition, the applicant is required to provide underground utilities, driveway requirements and trash storage area. The proposed project is subject to review and approval from the Fire Department which may include requirements such as three-foot wide firefighter access around the structure and/or fire sprinklers. 2. Design Articulation: Within the allowable 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 of anyone element in the structure may be used to reduce the appearance ofmass. The design of the house must complement the natural topography and blend grading to natural environment in compliance with the City's grading guidelines It is important for the applicant to adhere to the Residential Design Guidelines for hillside development in an effort to preserve views and to reduce the appearance of bulk and mass. Staff encourages the applicant to incorporate elements that provide appropriate building mass, scale and form in the proposed design. Any retaining walls in excess offive feet are required to be staked and are subject to design review. 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 archilecture. The applicant proposes a contemporary design that is well-articulated with a variety of materials. The existing structure will be updated to match the new additions with smooth stucco and new exterior color. 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, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized. The site has been identified with a fuel modification designation. A fuel modification plan and landscape plan review will be required. The Design Review Board will review the placement of the proposed structure and how it relates to existing natural site features. If the applicant plans for grading outside the building footprint, any grading greater than 20 cubic yards will be subject to design review. Grading should be minimal outside the building footprint. 5. General Plan Compliance: The development shall comply with all applicable policies ofthe general plan, including all ofits elements, applicable specific plans, and the local coastal program. The proposed single family dwelling complies with the subject site's Village Low Density Land Use Designation. August, 16, 20 I I Page 2 of 5

4 8. 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. 6. Historic Preservation: Destruction or alteration to properties with historic significance, as identified in the city's Historic Resources Inventory or Historic Register, should be avoided whenever possible. Special preservation consideration should be given to any structures over forty-jive years old. 7. Landscaping: Landscaping shall be incorporated as an integrated part ofthe 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. New construction requires submittal of a landscape plan. The applicant plans to preserve some mature trees and enhance the rear yard area. To meet landscape open space requirements, a minimum of 35 percent of the total lot area must be maintained. Staff advised the applicant that a minimum dimension of 3' x 3' must be satisfied to meet the requirements for landscape open space. The applicant should consider mitigation of public and private view corridors with hedge height limitations. The proposed project requires submittal of an exterior lighting plan that shows all exiting doors and proposed lighting fixtures. Any proposed landscape lighting must be shown on the landscape plan (see handout). The applicant has been advised that outdoor lighting, including the number of lighting fixtures and wattage, should be minimized and strategically placed. Excessive glazing that creates glare is discouraged. The design will include new skylights with automatic night shades. 9. 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 of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles. Pattern of development reflects homes with multiple stories that are located adjacent to the subject site. At present, the existing structure accommodates one story of living area. The addition of a lower level below the existing house appears in keeping with neighborhood compatibility. The applicant should research and evaluate the characteristics of the neighborhood in terms of building site coverage, square footage, number of stories and parking egress. The Design Review Board reviews total program including, but not limited to, living, garage, deck, mechanical and storage areas. Applicant must consider the amount of program requested in relationship to neighborhood compatibility. 10. 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. August, 16,20 II Page 3 of 5

5 Staff mentioned that the applicant should keep in mind the placement of windows and outdoor living areas in relationship to neighboring properties. Staff recommends for the applicant to consider the floor plan of the subject property in relationship to adjacent residences. All decks should be designed to consider uphill, downhill and immediately adjacent neighbors. It is recommended that the applicant evaluate the site and assess the impact a deck might have on views, privacy, light and shade. The applicant plans to restore elevated deck area that had been converted to living space. Outdoor areas should not impact privacy of neighbors. 11. SustainabiLity: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (1) reducing energy needs of buildings by proper site and structural design; (2) increasing the building's ability to capture or generate energy; (3) using low-impact, sustainable and recycled building materials; (4) using the latest Best Management Practices regarding waste and water management; and (5) reducing site emissions. 12. Swimming Pools, Spas, Water Features and Mechanical Equipment: 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 development is compatible with neighboring properties. The applicant should mitigate the neighborhood impact of any proposed pools, spas, and/or mechanical equipment such as air conditioning units. The pool, spa and associated mechanical equipment may not be located in the required front yard and must maintain a five-foot minimum setback from the side or rear property lines. 13. View Equity: The development, including 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. It is important for the applicant to consider site design and plotting for all structures to help preserve some views and other aesthetic considerations. The applicant should install preliminary staking early on in the design process in an effort to work with neighbors and minimize potential impacts. Staking identifies building mass and scale of the proposed project. The City requires each applicant to take reasonable steps to contact neighbors within 300 feet of the proposed project prior to scheduling a Design Review Board hearing. Early, informal communication with neighbors, preferably prior to decision of a final design, often resolves potential conflicts so that the formal design review process can be expedited. A neighborhood meeting is required before the project can be scheduled for Design Review. Potential Variance Issues: None identified. Staff informed the applicant that variances are difficult to obtain for new construction. The applicant has indicated that the entire new construction will be within the maximum envelope for the site. Nonconforming Site Conditions: None. The applicant proposes to reconfigure the side setbacks so that the new structure is in compliance with all development standards. Special Processing Requirements: Obtain approvals from the Fire Department, Water Quality Department, and Public Works Department prior to scheduling a Design Review Board hearing. August, 16, 2011 Page 4 of 5

6 The applicant must hold a neighborhood meeting prior to scheduling for design review. Following zoning plan check, Staff Assisted Design Review is required for a major remodel, elevated decks, grading, air conditioning units, pool, spa, landscaping, fuel modification and (?). This preliminary evaluation provides information to applicants and their design advisors to utilize as early as possible in the design stage ofa 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 ofor decisions on an application. Should you have any questions or comments regarding this evaluation, contact: Belinda Ann Riva, Planning Technician briva@lagunabeachcity.net (949) August, 16,2011 Page 5 of 5