CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: TO: CASE: APPLICANT: LOCATION: ENVIRONMENTAL STATUS: PREPARED BY: September 9, 2010 DESIGN REVIEW BOARD Design Review 10-157 Coastal Development Permit 10-49 Lance Polster, Architect 31041 Coast Highway APN # 056-012-07 Pursuant to the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt under Section 15301, Class l(d) (Existing Facilities) that allows restoration or rehabilitation of deteriorated or damaged structures to meet current standards of public health and safety. Belinda Ann Riva, Planning Technician REQUESTED ACTION: The applicant requests design review and a coastal development permit to rebuild a fire-damaged single-family residence and to construct an addition (1,157 square feet) greater than 10 percent of the existing floor area in the R-l zone. Design review is required for upper level additions, skylights, elevated decks/terraces (840 square feet), pool and spa, water feature, air conditioning units, grading, retaining walls, landscaping, construction in an environmentally sensitive area due to water quality and oceanfront proximity and to maintain existing nonconforming site conditions including building height, parking in front setback and additional building setback (rear). BACKGROUND: The project site is located at 31041 Coast Highway in the R-l zone, on the oceanfront side of Coast Highway between Aliso Circle and Country Club Road. City records show an original 1973 building permit for a two-story single-family residence (2,264 square feet) with an attached two-car garage (441 square feet). The topography of the 6,321 square-foot lot is characterized by a relatively steep lot with an average downward slope of approximately 30 percent. On November 14,2009, a structure fire destroyed the entire house with the exception of the attached garage. The proposed project includes restoration of the original house in addition to new construction of a lower third level including family room, bathroom, terrace and mechanical area in addition to expansion of existing living areas on upper and middle levels. STAFF ANAL YSIS: Access: Site access is gained from Coast Highway along the southeast comer of the lot. A 26 foot wide by 51-foot long reciprocal easement shared between the project site and the property
Design Review 10-157 Coastal Development Permit 10-49 September 9, 2010 Page 2 immediately to the south allows the existing two-car garage to maintain a 25-foot unobstructed backup area for onsite turnaround. Based on gross floor area less than 3,600 square feet, the site requires a total of two covered onsite parking spaces. The existing beach access stair and landings are located along the south property line and split between the subject site and the adjacent property with a reciprocal easement toward the rear of the lot. A permit has been issued to rebuild the fire-damaged beach stairs "in-kind." Design Articulation: The lower levels ofthe house are located below street level, hidden by the steep slope of the lot. The proposed project creates a third level of living area but maintains existing roof elevations prior to the fire. These modifications do not appear to contribute excessively to the mass ofthe structure since the property maintains a one-story appearance from street view. From the beach, the house appears as a three-story structure with a recessed lower level into the hillside. The proposed lower level addition complies with the 30-foot maximum building height from lowest finished floor since the roof in this area will be rebuilt as flat ridges. Pursuant to LBMC Section 25.56.014, the nonconforming structure may be restored up to the original size, placement and density. The applicant plans to rebuild the roof and rear portion of the structure with nonconforming building height that exceeds 30 feet from natural grade and encroaches into the additional building setback. Design Integrity: Existing architectural features will be reconstructed in-kind with proposed elements to compliment and match the contemporary style. New materials include off-white stucco, window and door trim highlighted in dark brown and painted standing seam metal roofing in an orange tone. The colored elevations depict only the areas ofproposed additions. Environmental Context: The property is located in an environmentally sensitive area due to water quality and oceanfront proximity. The proposed grading includes a total of 239 cubic yards of cut and 262 cubic yards of fill for a new import of 23 cubic yards. The new 39' x 12' infinity edge pool maintains a minimum five-foot setback from the rear property line; the pool lies approximately 10 feet from the edge of beach sand and is situated above natural grade. The design incorporates a fire feature in the front courtyard and an outdoor gas fireplace for the lower level terrace. Landscape/Hardscape: A landscape plan has been prepared with the project submittal for upper level additions. Vegetation in the rear of the property in the buffer area between the house and the edge of sand was destroyed during the fire. New rear landscaping includes Sea Grape, Pride of Madeira, Kangaroo Paw, Ivy Geranium, Bougainvillea and Senicio Madraliscae. Some existing front landscaping that survived the fire shall remain including the 48-inch yucca tree and 24-inch palm tree located along the front property line. All other existing landscaping including the 10-inch pine, 8-inch palm and palm cluster will be removed and replaced with new plants. The applicant proposes impervious surfaces to encompass 79 percent oftotal lot area. Lighting and Glare: The applicant provided an exterior lighting plan with the project submittal. The applicant proposes four new skylights in the center where the roof has been modified with a flat pitch and lowered from the pre-fire roof ridge elevation.
Design Review 10-157 Coastal Development Permit 10-49 September 9, 2010 Page 3 Neighborhood Compatibility: The house located at 31051 Coast Highway maintains a mirror floor plan of the subject property prior to the fire. The proposed program is approximately 4,153 square feet including 3,599 square feet of living area, 99 square feet of mechanical area and 455 square feet of garage area. Neighborhood comparisons of surrounding and recently approved development may be useful in evaluating the amount of total program requested. The applicant has not provided comparisons for staff to verify. Privacy: The design expands outdoor living areas on the new third level toward the rear of the property. As part of the design for the new lower level terrace and pool area, the applicant proposes landscaping on all sides to shield visibility for the neighboring properties and from beach view. The two adjacent neighbors have not expressed any privacy concerns to City staff. Swimming Pools, Spas, Water Features and Mechanical Equipment: The applicant proposes a new infinity pool and spa in the rear of the house with mechanical equipment contained in a vault on the lower level of the house. In order to comply with pool security requirements, the design includes a six-foot high metal fence. A new water feature would be located in the existing front courtyard area, five feet from the south property line. Two air conditioning units are located between the existing garage and the right side yard. These units maintain a minimum five foot setback from the north property line and placed at a distance least 60 feet from the adjacent building to the north. View Equity: The proposed additions are located within the existing building footprint and rooflines, which do not appear to alter the structure's exterior appearance prior to fire damage. No view impacts have been identified. Guideline Violations: No guideline violations noted. Requested Variances: No variances requested. Nonconforming Conditions: The following nonconforming site conditions shall be subject to design review: Building height measured above grade: No existing buildings or structures shall have a height greater than 30 feet when slope exceeds 20 percent [LBMC 25.10.008(D)(1)(a)]; Parking space in front setback: Front yards shall not be used for the regular or constant parking ofautomobiles or other vehicles [LBMC 25.1 0.008(2)(a)]; and, Additional building setback (rear): [LBMC 25.50.004(D)]. Coastal Development Permit: A Coastal Development Permit is required for all new structures within the coastal zone. 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 in that the project provides an area of conservation which buffers the adjacent environmentally sensitive
Design Review 10-157 Coastal Development Permit 10-49 September 9, 2010 Page 4 area from the proposed development and a landscape plan has been prepared which protects the existing native vegetation in the buffer area to the greatest extent possible. (IC); and Finding 2: Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act in that vertical and lateral access exists to and along this portion of the coast and the proposed development will not create any adverse impacts to this access; therefore, no clear nexus can be demonstrated in this case for a public access dedication (2B). Finding 3: The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act in that 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 (3A). COMMUNITY INTEREST: A neighbor has expressed a view equity concern regarding the existing palm tree toward the front ofthe property. IDENTIFIED ISSUES: Nonconforming site conditions include building height, parking in front setback and additional building setback (rear). ATTACHMENTS: 1. Pre-Application Site Meeting - July 20, 2010 2. Color and Material Sample Board 3. Vicinity Map 4. Aerial Photo (prior to fire damage)
City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation Evaluation Meeting Number: 10-47 Date: 7120/10 Planner: Nancy Csira met with Lance Polster, architect. The owner was not present. Site Address: 31041 Coast Highway Zone/Specific Plan: R-l Assessor Parcel Number: 056-012-07 Background: The existing single-family home was destroyed by fire in October 2009. The existing garage currently exists and is proposed to be repaired. The residence at 31051 Coast Highway is a mirage image of the subject property. These properties are designed to provide the required on-site turnaround within a reciprocal easement. Both houses were granted a variance to be built 10 feet from the ultimate right-of-way instead of20 feet. Staff observed that the fire damaged living area, the landscaping and beach stairs have all been removed from the rear of the site. The site has some loose soil and has been sand bagged along the beach sand. A temporary chain link fence has been installed around the demolished areas. Some landscaping, the partially damaged garage and paving currently exist along the Coast Highway front portion ofthe site. A permit currently exists to re-build the beach stairs "in-kind". The stairs are located within a reciprocal easement with the adjacent property (31051 Coast Highway). Development Standards: Front Setback: 20 feet Rear Setback: 20 feetlsand/stringline Side Setback: 10 feet combined (4 foot minimum) Lot slope in percent: >20% Height: 15 feet above the curb and 30 feet above natural grade, finished grade or lowest finished floor whichever is more restrictive Building Site Coverage (BSC): 39% or 2,434 square-feet Parking: 2 covered parking spaces (8'-8" x 18'-0" each) Landscape Guidelines: Neighborhood 12 of the City's Landscape and Scenic Highways Resource Document Design Review Criteria 1. Access: Conflicts between vehicles, pedestrians and other modes oftransportation should be minimized by specifically providing for each applicable mode of transportation. The proposed addition reviewed in zoning plan check is less than 50% of the original floor area. Therefore, no new sidewalk will be required and the 10' Coast Highway right-of-way dedication will not be required. The 20-foot front setback is measured from the future 10' right-of-way dedication line.
On-site turnaround is provided within a reciprocal easement with the adjacent property which was originally built and is a mirror image of the subject property. One on-site parking space is currently provided partially within the front setback area and right-of-way dedication area. 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 ofanyone element in the structure may be used to reduce the appearance ofmass. The proposed structure will include the rebuilding of to main sloped roofs, one over the garage and one over the main living area. The roof between the two rebuilt ridges will be flat and is proposed in this manner to be able to add living area below the original structure. This allows the addition and does not create a new height variance. 3. Design Integrity: Consistency with the applicant's chosen style of architecture should be achieved by the use ofappropriate materials and details. It is unclear if a chosen architectural style has been chosen. The zoning plans represent a similar contemporary structure. Exterior finish materials have not been indicated on the plans. 4. Environmental Context: Development should preserve and, where possible, enhance the city's scenic natural setting. Natural foatures, 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 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. 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. 7. Lighting and Glare: Adequate lighting for individual and public safoty 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. 8. 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 ofdevelopment (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles. 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. It appears that the new terraces and pool area below the existing structure should not impact the directly adjacent properties as no existing improvements are located at this lower elevation. 10. Swimming Pools: 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. Preliminary geological information is useful to the Board when evaluating the site for the proposed pool, spa and associated terraces which are proposed to be partially out of grade. The pool equipment is proposed to be enclosed in its own room on the lowest level. Two air conditioning units are proposed to be located behind the garage. It appears that the location should not impact the adjacent neighbor due to the existing location of the structures on the adjacent property. 11. 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. Since all additions are proposed to be within the existing footprint and roofline, no view issues are apparent. Potential Variance Issues: No variance requests are anticipated. Special Processing Requirements: The proposed project requires design review and a coastal development permit for upper level additions, skylights, elevated decks/terraces, pool, spa, air conditioning units, grading, retaining walls, landscaping, and construction in an environmentally sensitive area due to oceanfront and water quality. Since the proposed additions are greater than 10% of the existing floor area, design review is required to maintain the existing nonconforming site conditions including parking space in front setback, building height measured above grade, beach stairs, and additional building setback at the rear. 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, tbis preliminary evaluation provided by starr does not bind tbe Design Review Board in any manner in its review of or decisions on an application.
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