CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: TO: CASE: APPLICANT: LOCATION: ENVIRONMENTAL STATUS: PREPARED BY: December 2, 2010 DESIGN REVIEW BOARD Design Review 10-198 Coastal Development Permit 10-63 Donna Ballard, BB Architects 1676 Sunset Ridge Drive APN 053-092-49 In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15303, Class 3 (a) (New Construction) that allows construction of one single-family residence in a residential zone. Belinda Ann Riva, Planning Technician REQUESTED ACTION: The applicant requests design review and a coastal development permit to construct a 5,665 square-foot single-family residence, a 249 square-foot storage/mechanical area and a 1,351 square-foot attached garage in the R-1 zone. Design review is required for the new structure, elevated decks (432 square feet), skylights, grading, retaining walls, pool, spa, excess covered parking, tandem parking, air conditioning unit and landscaping. BACKGROUND: The project site is located on the east side of Sunset Ridge Drive between Ledroit Lane and Panorama Drive. The subject site is zoned R-l (Residential Low Density) with a General Plan designation of "Very Low Density." The 11,789 square-foot parcel has an average uphill slope of approximately 24.5 percent. Currently, the site is developed with a 2,800 square-foot single-family dwelling and attached two-car garage. The proposed project includes demolition of all existing structures and construction of a new three-story, single-family residence with an attached four-car garage. STAFF ANALYSIS: Access: Currently, the property gains vehicular access from Sunset Ridge Drive and the applicant plans to widen the existing driveway approach. Since the gross residential floor area exceeds 3,600 square feet, the site requires a total of three parking spaces-two covered spaces and one uncovered space. Though excess covered parking is subject to design review, the proposed four-car, 1,351 square-foot garage has a tandem configuration to give a two-car garage appearance from street view. The design creates one new on-street parking space provided along Sunset Ridge Drive with new paving and retaining walls.
e Design Review 10-198 Coastal Development Permit 10-63 December 2, 2010 Page 2 Design Articulation: The project includes construction of a three-story residence with outdoor living spaces in the front and rear of the structure. The front patio helps to break up the vertical wall plane but its retaining walls may appear to increase building mass from street view. Based on topography, the new design will utilize reduced setbacks for the garage and house. The perceived mass of the structure is minimized by stepping the building with the site slope with variation in wall heights and building materials. In terms of roof forms, the design incorporates a low-pitched hipped roof that is proportionate and consistent with the building scale. Other architectural features including elevated decks and balconies help articulate the building and achieve appropriate scale. To break up the appearance of a two-car garage, the applicant proposes two separate single garage doors. Design Integrity: The applicant describes the architecture of the proposed structure as a Contemporary Mediterranean style. The design includes a mixed terracotta roof tile, tan-colored stucco, brown windows and doors, stone veneer, columns, white stucco trim and wrought iron railings. Environmental Context: No environmental constraints have been identified at this site. The proposed grading includes 245 cubic yards of cut outside of the building footprint and 955 cubic yards of cut inside the building footprint for a net export of 1,200 cubic yards. The design incorporates an outdoor gas fireplace in the rear yard and two indoor gas-burning fireplaces in the family room and living room. Landscape/Hardscape: A landscape plan has been prepared with the project submittal for the new single-family residence. The City's landscape plan checker noted that the Laurus nobilis can grow much taller than shown and the Podocarpus gracilior can grow into tall trees. In addition, some material including the Pittosporum and Melaleuca nesophila could exceed hedge height restrictions. The applicant proposes 3,700 square feet of impervious surfaces and 4,022 square feet ofstructure, which totals to approximately 65 percent of lot area. Lighting and Glare: The applicant provided an exterior lighting plan with the project submittal. The proposed lighting includes three spot lights for trees located in the front, thirteen wall lights for the front staircase and side yard stairs, eight decorative path lights in the rear yard and five wall lights in the front patio area. Plans include five small skylights oriented toward the center of the roof. Floor-to-ceiling glazing for upper level doors and windows may contribute to associated glare. Neighborhood Compatibility: Pattern of development in the neighborhood consists of two- and three-story residences. Though the subject site is larger in area than most properties in the immediate vicinity, the proposed building frontage may appear excessive in terms of mass and scale in relationship to existing residential development in the area. Neighborhood comparisons of surrounding and recently approved development may be useful in evaluating the amount of program requested. The applicant provided a neighborhood context exhibit showing percentage oflot coverage for properties in the immediate area of the subject site. Privacy: The design includes a front patio, pool, spa and elevated decks oriented toward the front of the property, which may impact existing living areas for the neighbor to the west.
e Design Review 10-198 Coastal Development Permit 10-63 December 2,2010 Page 3 However, the proposed patio will remain primarily in the same location and configuration as the existing patio. The landscape design may help to provide screening and to maintain privacy and separation. The applicant was encouraged to work with immediate neighbors to address any potential privacy issues. No other privacy impacts have been identified. Swimming Pools, Spas, Water Features and Mechanical Equipment: The applicant proposes a pool and spa located within the front patio area. All associated mechanical equipment, including pool equipment and two air conditioning units, will be concealed in a mechanical crawl space on the lower level next to the pool bathroom. View Equity: Though the subject site is located in a view-sensitive area, it appears that the proposed house does not impact existing view corridors for residences located above the subject site to the north and northeast on the hillside. No other view impacts have been identified. Guideline Violations: The proposed design includes excess covered parking. Pursuant to Section 25.52.012(F), the required additional parking space shall be provided as uncovered parking unless the applicant can provide justification that additional covered parking spaces will not increase the appearance of mass and bulk. The applicant proposes the four-car garage in tandem parking with a two-car garage fayade from street view. Requested Variances: No variances requested. Nonconforming Conditions: None identified. 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 visual impacts of the development have been minimized because the proposed structure is similar in size to neighboring buildings, maintaining compatibility with surrounding development (1 G); 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 the project does not present either direct or cumulative impacts on physical public access since existing public vertical and lateral access exists nearby and there are no new adverse impacts on beach access since the new development is replacing a previously existing residence and will not result in any further seaward encroachment (2A); and 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).
e Design Review 10-198 Coastal Development Permit 10-63 December 2, 2010 Page 4 COMMUNITY INTEREST: Staff received one telephone call and one letter from neighbors expressing concerns of mass and scale in comparison to neighborhood compatibility. IDENTIFIED ISSUES: Excess covered parking, tandem parking. ATTACHMENTS: 1. Pre-Application Site Meeting - April 21, 2010 2. Color and Material Sample Board 3. Vicinity Map 4. Aerial Photo
City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation Evaluation Meeting Number: 09-37 Date: 7/21109 Planners: Martina Speare, Assistant Planner and Nancy Csira, Principal Planner met with architect, Donna Olsen and the property owner, Brady Bunte. Site Address: 1676 Sunset Ridge Drive Zone/Specific Plan: R-1 Assessor Parcel Number: 053-092-49 Background: The property is currently developed with approximately a 2,800 squarefoot, single-family dwelling and an attached two car garage. The garage is located to the rear ofthe property and access is taken from Sunset Ridge. Development Standards: (based on prior application) Front Setback: 5 feet for garage (limited to 25 feet wide) and 10 feet for the house (reduced setback due to topographic conditions) Rear Setback: 20 Feet Side Setback: 10% each side (10.35 feet -lot width of 103.5feet) Setbacks can be distributed to either side with a minimum of 4 feet on a side and a combined width of 20.7 feet. Lot slope in percent: 22.2% Height: 15 feet above the rear lot line and 30 feet above natural grade, ftnished grade, or lowest ftnished floor, whichever is more restrictive. Landscape Open Space (LSO): 29.9% of lot area. Minimum three foot dimensions. Building Site Coverage (BSC): 35% max. Parking: 2 covered parking spaces (8'-8" x 18' each). Covered parking includes garages and/or carports. One additional on-site space is required ifthe living area is over 3,600 square-feet. Landscape Guidelines: Neighborhood #2E of the City's Landscape and Scenic Highways Resource Document. 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. The lot maintains more than 50 feet of street frontage. Adequate on-street parking shall be provided at a minimum rate ofone parking space per ftfty feet of lot frontage. The design and location ofthe parking area is subject to design review. The applicant is proposing a new residence greater than 3,600 square-feet which requires a 3 off-street parking spaces, 2 are require to be covered. If second
residential units of guest houses are proposed, they will require additional parking and are limited in floor 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 project is still in the design phase, staff has not reviewed a concept plan. 3. Design Integrity: Consistency with the applicant's chosen style of architecture should be achieved by the use ofappropriate materials and details. The applicant is proposing to demolish the existing structure and build a new home in a Modem Tuscan style. 4. Environmental Context: Development should preserve and, where possible, enhance the City's scenic natural setting. Natural ftatures, 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 A grading and drainage plan will be required for grading outside of the building footprint. A geology report will need to be submitted and peer reviewed for the proposed garage excavation. 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. A Coastal Development Permit is required for the proposed new structure. 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 andplanned maintenance ofproposed landscaping. A landscaping plan is required for new homes. The Landscape City's Landscape and Scenic Highways Resource Document can be found online or at the City. The board will compare suggested landscaping with the proposed landscaping. 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 ofinsignificance in those locations where those surfaces are visible from neighboring properties.
An exterior lighting plan is required showing all existing doors and proposed exterior light fixtures. 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. It is important to remain consistent with the neighborhood particularly in terms of building site coverage, square footage and the number of stories. The proposed 5,000 square-foot home is double the size of most of the homes in the neighborhood (according to the city GIS records). Most of the homes in the neighborhood are one and two story homes and the proposed home should be consistent with the development in the neighborhood. The applicant should do some research to evaluate neighborhood square footages, mass and scale, styles and garage design. It is also important to consider the amount of program requested. The Design Review Board reviews total living, garage and deck 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 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 applicant is advised to install preliminary staking in an effort to work with neighbors and access the impact of the development. A neighborhood meeting is required before the project can be scheduled for Design Review. Staking will help identify mass and scale ofthe proposed project. Special Processing Requirements: Following zoning plan check, Design Review Board approval will be required. Fire Department, Public Works, Landscaping and Water Quality review is required. The Fire Department typically requires 3 feet of access around the entire property. Fire sprinklers are required. Meeting Notes: - Fire places must be gas burning. - Pool fencing is required and must be a minimum of 5 feet high. The fencing shall not be located in the front yard setback.
An exploratory demo permit should be maintained. Currently, there is not an active permit for the demolition ofthe interior. AlC and pool equipment shall be located outside of the setbacks. It is preferred that the equipment is located under the house or in an enclosure and vented. 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.
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