CTY OF LAGUNA BEACH COMMUNTY DEVELOPMENT DEPARTMENT STAFF REPORT HEARNG DATE: TO: CASE: APPLCANT: LOCATON: ENVRONMENTAL STATUS: PREPARED BY: October 13, 2011 DESGN REVEW BOARD Design Review 11-167 Revocable Encroachment Permit 11-15 Philip Hove, Architect 1480 Terrace Way APN # 644-151-01 n accordance with the Environment Quality Act (CEQ A) 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. Nancy Csira, Principal Planner REQUESTED ACTON: The applicant requests design review for a 1,280 square-foot addition to a single-family dwelling in the R-l Zone. Design review is required for a major remodel/additions greater than 50% of the original floor area, upper level additions, skylights, elevated decks (no net increase), excess covered parking, landscaping and improvements within the public right-of-way (existing planter). BACKGROUND: On January 27, 2011, the Board approved a lower level addition currently under construction (DR 10-248). Due to the amount of demolition proposed the project is considered a major remodel. The existing encroachment into the side setback will be removed. No variances are requested. The original building permit was for square-foot split level residence (approximately 2,213 square-feet) and attached two-car garage. Two additions have been permitted; a master bathroom addition (1997) and the lower level addition (this year). STAFF ANALYSS: Access: No street improvements are required because the property frontage is improved with curbs and gutters. The required parking for the residence, greater than 3,600 square-feet, is three on-site spaces - two covered and one uncovered. The current parking arrangement is an enclosed side entry two-car garage and two tandem spaces in the carport (four covered spaces). The project includes revising the vehicular access to eliminate the side entry. A two-car garage and adjacent carport is proposed to face Terrace Way. The new design for three covered parking spaces allows for better parking access and maneuverability. The required additional parking space must be provided as uncovered parking unless the applicant can provide justification that the additional covered parking space does not increase the appearance of mass and bulk.
DR 11-167 & REP 11-15 1480 Terrace Way October 13,2011 Page 2 A revocable encroachment permit is required for a portion of an existing planter wall built within the right-of-way (plan attached). Design Articulation: The proposed additions include a pyramidal roofed entry feature and new gabled roof perpendicular to the main ridge. The new roof ridge height is 1.81 feet higher that the existing highest ridge. Refer to the attached Context Exhibit when reviewing the project staking on site to visualize the new ridge and deck area. Design ntegrity: The new exterior materials include stucco, stone veneer, and slate roofing in neutral colors. Landscaping: The independent landscape review notes that Strelitzia Nicolai can grow taller than shown and some existing trees are closer to the house than the Fire Department prefers in areas where fire safety is a concern. Lighting and Glare: A total of six skylights are proposed, one is existing. No automatic night shades are proposed and may not be necessary to the location on the roof. Exterior building lighting is indicated on Sheet A-E-L. Site lighting is indicated on Sheet 4 of 4 (landscape plans). Neighborhood Compatibility: The neighborh<?od contains a mixture of many different architectural styles and number of stories. The proposed project appears neighborhood compatible when observing the project staking from the lower street. The existing surrounding development does not adhere to the hillside guidelines and several homes appear very vertical. The proposed additions may add massing impacts to the lower street intersection and could be articulated differently to achieve the desired program. The ocean facing gable roof design and cantilevered deck add to the appearance of mass and scale. Privacy & View Equity: No privacy or view concerns have been identified. COMMUNTY NTEREST: There have been no letters or telephone calls received by the City as of the date ofthis report. DENTFED SSUES: ATTACHMENTS: Excess Covered parking Landscaping Lighting & Glare Project Summary Table Site Meeting Notes (9/16/09) Revocable Encroachment Plan Context Exhibit Color and Materials Vicinity Map Oblique Photos (4)
P-OJECT SUMMARY TAB- -S ZONNG STANDARDS DESCRPTON REQURED/ALLOWED EXSTNG PROPOSED CONFORMS (Yes/No) USE SFD SFD SFD Yes ZONE R-1 LOT AREA 6,000 SF 8,152 SF No change Yes LOT WDTH (AVG.) 70 feet 70 feet No change Yes LOT DEPTH (AVG.) 80 feet 112 feet No change Yes LOT SLOPE (%) > 20% MAX. BULDNG HEGHT 15 feet above curb 9.46 feet 11.3 feet yes MAX. HEGHT FROM GRADE 30 feet 22.2 feet 24.0 feet yes SETBACKS: Front Yard (Mar Vista Drive) 20 feet 39 feet 28.6 feet Yes Front Yard (Cerritos Drive) 10 feet 21 feet 16.5 feet Yes E 2.8 feet E 4.0 feet Side Yards Jtotal/minimuml 14 feet (combined) W 10.0 feet W 10.0 feet Yes LOT COVERAGE (BSC) 35%/2,853.2 SF 31.05%/2,449.7 SF 33%/2,690.2 SF FLOOR AREA RATO (FAR) NA NA NA NA LANDSCAPE OPEN SPACE 24%/1957 SF 40%/3,261 SF 37%/3,017 SF Yes Yes PROJECT DATA DESCRPTON EXSTNG PROPOSED TOTAL LVNG AREA: First Floor 806 SF 428 SF 1,234 SF Second Floor 1,647 SF 852 SF 2,499 SF TOTAL 2,453 SF 1,280 SF 3,733 SF GARAGE 402 SF 160 SF 562 SF CARPORT 651 SF (-403 SF) 248 SF STORAGE/MECH. 165 (-25 SF) 140 SF DECK AREA 754 SF (-223 SFL 531 SF GRADNG STE WORK Outside of Structural Footprint nside Structural Footprint Total Cut ocy ocy ocy Fill ocy 58 CY 58 CY Net Export OCY 58 CY 58 CY MPERVOUS SURFACES Square Footage Existing ProQosed % of Lot Area Existing Proposed Structure 2,024 SF 2,499 SF 24.8% 30.7% Hardscape (including driveway) 2,028 SF 2,079 SF 24.9% 25.5% TOTAL 4,058 SF 4,578 SF 49.8% 56.2% 1480 Terrace Way 9/30/ /1
City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation Evaluation Meeting Number: 09-50 Date: 9-16-09 Planners: Assistant Planner, Martina Speare met with Architect, Kirk Saunders and home owner, Michelle Compton. Site Address: 1480 Terrace Way Zone/Specific Plan: RNLD Assessor Parcel Number: 644-151-01 Background: City records show that this property is developed with a single family dwelling, an attached two car garage and a carport. The original building permit shows the house was originally 1500 square feet. A 133 square foot addition was approved in 1997, and in 2002, Administrative Design Review approval was obtained for a retaining wall in excess of 5 feet. The applicant is proposing an addition greater than 50%, including upper level additions. Development Standards: Front Setback: (Mar Vista Way) 10 feet Front Setback: (Cerritos) 20 feet (5 and 10)7 Side Setback: 14 feet Lot slope in percent: greater than 20% Height: l) 15 feet allowed above the upper curb elevation and 2) 30 feet from lowest finished floor, natural grade or finished grade, whichever is most restrictive Landscape Open Space (LSO): 24.04 % (based on area of 7925 from the GS). Areas must meet a three foot minimum dimension to qualify, areas within the setbacks can be applied. Building Site Coverage (BSC): 35.16% (based on area of 7925 from the GS) Parking: 2 covered parking spaces Landscape Guidelines: Neighborhood Landscape Area 6B of the 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. Staff has verified that one onsite parking space will not need to be provided. The site is improved with curbs and gutters and an ample drive lane is provided. A designated trash area is also required and cannot be located within the front yard setback. 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 ofanyone element in the structure may be used to reduce the appearance ofmass. 3. Design ntegrity: 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. 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. 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. Previously, a landscaping plan was approved. Modifications will require Design Review. A landscape plan is required for upper level additions and/or pools. The plans can reflect as planted or new proposed landscaping. 24.04% Landscape Open Space is required (need to verify with lot size from topographic survey). Landscaped open area or landscaped area shall be any combination of living plants (such as grass, ground cover, shrubs, vines, hedges or trees). To qualify as part of the required landscaped area there must be a minimum dimension of three-feet. The landscaped area may be located anywhere within the lot, including the buildable or setback areas. Pools are not allowed in the front yard setback. The pool is proposed to be located off of Mar Vista, and must maintain a 10 foot setback from property line. Pool security fencing should comply with the code. The design review board will request that the five foot security fencing be located outside of the 10' front yard setback (Mar Vista). 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. Additons greater than 50% require an exterior lighting plan showing all proposed external sockets and wattage. New skylights should include nightshades to help eliminate glare. 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. t is also important to consider the amount of program requested when designing the proposed project. The Design Review Board reviews total living, garage and deck areas for neighborhood compatibility. The neighborhood is developed with several large homes and some exceed 3600 square feet. The applicant is proposing to remain as a two level structure, which is compatible with the neighborhood. 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. t is important to consider neighbors when designing the pool. The pool is proposed in the yard off of Mar Vista, adjacent to the neighbors driveway, and should not impact privacy issues. 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 proposing an infill addition toward the south of the property. The new addition should not affect the views of adjacent properties because the properties above are located much higher than the subject property the addition will mostly be disguised by the existing roof. Potential Variance ssues: None identified. Special Processing Requirements: Design review is required for modifications to a previous design review approval, additions greater than 50%, upper level additions, elevated decks?, pool, and landscaping. Water Quality, Fire Department and Public Works review is also required. Meeting Notes: The applicant has already installed preliminary staking and has held a neighborhood meeting. This meeting will be sufficient and after zoning clearance the applicant can schedule for design review.
Attachments: Design Review Questionnaire Staking Requirements (stay tuned for updated requirements) 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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City of Laguna Beach 164 City of Laguna Beach Data layers that appear on this map mayor may not be accurate, current, or otherwise reliable.