city of laguna beach community development department

CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT

STAFF REPORT

HEARING DATE: April 5,2012

TO: DESIGN REVIEW BOARD

CASE: Design Review 12-347

APPLICANT: Anders Lasater, Architect (949) 497-0332

LOCATION: Slavik Residence 365 Pinecrest Drive APN # 053-142-04

ENVIRONMENTAL STATUS: In accordance with the California Envirorunental Quality Act

(CEQA) guidelines, the project is categorically exempt pursuant to Section 15301, Class 1 (E)(1 ) (existing Facilities) that allows an addition to an existing structure that will not result in an increase of more than 50% of the floor area of the structure.

PREPARED BY: Nancy Csira, Principal Planner (949) 497-0332

REQUESTED ACTION: The applicant requests design review for a 1,019 square-foot addition to a single-family residence in the R-1 Zone. Design review is required for aggregate additions greater than 50% of the original floor area, upper level additions, stairwell/chimney height, spa, air conditioning unit, grading, retaining walls, landscaping and to maintain nonconforming site conditions including front setback and side setbacks.

BACKGROUND: City records indicate that the property is improved with a single-family dwelling and an attached two-car garage. The original two-story dwelling was built in 1955 and included a parking slab/carport. The carport was enclosed to create a garage in 1977. In 1982, a 950 square-foot addition was constructed which included a dining room, family room, bedroom and bathroom. The property has not been subject to design review previously.

STAFF ANALYSIS: The applicant proposes upper level additions and site improvements including a new spa, hardscaping and landscaping.

Prooerty Development Standards and Zoning Code Consistency: The property qualifies for a reduced front setback of five feet for the garage and ten feet for the house due to site topography. The structure is proposed to be expanded towards the ocean and maintains a rear yard of over 50 feet. The proposed living area is slightly less than the threshold of 3,600 squarefeet which requires a third on-site parking space. Building site coverage is 500 square-feet less than the allowable.

DR 12-347 365 Pinecrest Drive

April 5, 2012

Design Review Criteria: Physical improvements and site developments subject to design review shall be designed and located in a manner which best satisfies the design review 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.

The existing garage accommodates the required two covered parking spaces. No street improvements are required. The existing single loaded street is narrow and has limited public parking opportunities.

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 of anyone element in the structure may be used to reduce the appearance ofmass.

The introduction of steep pitched roofs on this hillside lot adds to the appearance of mass and does not adhere to the hillside guidelines. However, the terraces proposed in the rear yard help integrate the structure to the site and step with the sloping terrain.

Design Integrity: Consistency with the applicant's chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.

The applicant proposes to update the exterior of the existing structure. White painted board and batten wood siding is proposed which creates an eclectic beach cottage appearance. Black and grey painted metal windows, doors and trim are proposed. A grey standing seam metal roof is proposed. Tan colored split face block walls are proposed at the base of the lower level and new retaining walls are proposed in the rear yard. Refer to the colored elevations and the attached material selections.

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.

Some of the proposed excavated soil is proposed to be used for the new terraces, reducing the amount of soil to be exported for the project. Refer to the grading quantities on the attached Project Summary Table.

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 certified local coastal program.

The proposed single-family residence is in compliance with the current General Plan Land Use Designation for the subject site under Village Low Density.


April 5,2012

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.

The City's landscape consultant notes that Ligustrum and Podocarpus can grow taller than shown on the plan and could exceed hedge height restrictions. The landscape open space is 732 square feet more than required. Planting is proposed to mitigate the appearance of the retaining walls greater than five feet. Refer to Sheet L-l.

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.

No skylights are proposed. Exterior building lighting is shown on Sheet A 4.0 and include wall sconces on the front and rear elevations. Site lighting is shown on Sheet L-2 and includes path, wall and down lights for access walkways and one spot light at the entry courtyard .

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.

The neighborhood contains a mixture of many different architectural styles and number of stories. Some of the existing surrounding development does not adhere to the hillside guidelines and several homes appear very vertical.

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.

No privacy concerns have been identified.

Sustainability: 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.

No specific sustainability elements have been included in the project plans.


April 5, 2012

Spas: Spas 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 associatedfencing or other site improvements are compatible with neighboring properties.

The spa equipment and an air conditioning condenser are proposed within a room under the garage. The existing chain link fencing is proposed to be removed. New fencing, gates and railings will secure the spa area that is proposed on the expanded terrace area adjacent to the lower level.

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.

Refer to the COMMUNITY INTEREST heading below.

Design Review Guidelines: Using the standard design review criteria, the Board must make findings to approve the stairwell and chimney height higher than the 30-foot height limit. Pursuant to LBMC 25.08.016 "Height, building", stairwells and chimneys may be permitted to a maximum height of thirty-six feet. The stairwell height is proposed to be 4 ~ inches above the 30-foot height limit and the chimney height is proposed to be four feet above the 30-foot height limit.

Nonconforming Site Conditions: The applicant requests to maintain the front and side setbacks. Pursuant to LBMC 25.56.008(B), the Board must find that the proposed enlargement or expansion and the project as a whole complies with the design review criteria. The existing garage encroaches 1.21 feet into the required 5-foot garage front setback. The garage and house encroach two feet and 1.5 feet, respectively, into the required 5.7-foot side setback. The encroachment has existed without issue since the structures were original constructed.

COMMUNITY INTEREST: One neighbor expressed concerned with construction staging, and the impact of overgrown vegetation on the narrow street. Staff has noted that a construction staging plan will be required for building plan check. The Public Works Department has been made aware of the vegetation concerns and will follow up on maintenance efforts.

The adjacent neighbor to the west (355 Pinecrest Drive) has expressed concerns about major impacts to their southern coastline view of Main Beach and Dana Point from their kitchen, dining area, family room, living room and two bedrooms. The neighbor contends that the proposed volume ceilings, steeply pitched roof and 10-foot plate heights are design elements that could be modified to preserve their view. The neighbor believes that these design elements are not neighborhood compatible, and that flat or low pitched roofs could be implemented. The neighbor suggests flipping the "L-shaped" addition to the south side where that neighbor has no side facing windows.


April 5, 2012

CONCLUSION: The applicant proposes to enhance the appearance and function of the existing structure with an aesthetically upgraded project. The proposed modifications have been designed to comply with all specific development standards applicable to the site. The existing nonconforming conditions have existed and do not appear to be detrimental. The Board should evaluate the staking relative to adjacent properties to determine if view, light and air impacts have been mitigated.

ATTACHMENTS: Project Summary Site Meeting Notes (l 0/31111) Color and Materials ConstraintlVicinity Map Oblique Photos (2)

P )JECT SUMMARY TABL »•

ZONING STANDARDS

DESCRIPTION REQUIRED/ALLOWED EXISTING PROPOSED CONFORMS

(Yes/No)

USE SFD SFD SFD Yes

ZONE R-1

LOT AREA 6,000 SF 6,201 SF No change Yes

LOT WIDTH (AVG.) 70 feet 57 feet No change No

LOT DEPTH (AVG.) 80 feet 108.4 feet No change Yes

LOT SLOPE (%) >20%

MAX. BUILDING HEIGHT 15 feet above CL street 11.52 feet No change Yes

MAX. HEIGHT FROM GRADE 30 feet 20.20 feet 28.09 feet Yes

SETBACKS:

Front Yard 5 feet/garage 10 feet/house

3.79 feet 20.29 feet

No change 12.66 feet

No Yes

Rear Yard 20 feet 54.66 feet 51.29 feet Yes

Side Yards W 5.7 feet E 5.7feet

W 3.62 feet E 6.20 feet

No Yes

No Yes

LOT COVERAGE (BSG) 39%/2,419 SF 30.8%/1,912 SF Yes

LANDSCAPE OPEN SPACE 22.1%/1,371 SF 33.9%/2,103 SF

PROJECT DATA

DESCRIPTION EXISTING PROPOSED TOTAL

LIVING AREA:

First Floor 1,049 SF 685 SF 1,734 SF

Second Floor 1,490 SF +362 SF/-56 SF 1,796 SF

Third Floor oSF 28 SF 28 SF

TOTAL 2,539 SF 1,019 SF 3,558 SF

GARAGE 478 SF oSF 478 SF

POOL EQUIPMENT oSF 62 SF 62 SF

DECK AREA 641 SF 438 SF 1,079 SF

SITE WORK

GRADING Outside of

Structural Footprint Inside

Structural Footprint Total

Cut 62 cy 120 cy 182 cy

Fill 125 cy 23 cy 145 cy

Net Export 63 cy 97 cy 35 cy

IMPERVIOUS SURFACES Square Footage Existing Proposed

% of Lot Area Existing Proposed

Structure 1,912 SF 30.8%

Hardscape (driveway & spa) 1,145SF 18.5%

TOTAL 3,057 SF 49.3%

365 Pinecrest Drive 3/25/12 NBC

City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation

Evaluation Meeting Number: 11-58 Date: 10/31111

Meeting Attendees: Nancy Csira, Principal Planner Anders Lasater, Architect Evan & Veronica Slavik, Property owners

Site Address: 365 Pinecrest Drive

Zone/Specific Plan: R-1 Assessor Parcel Number: 053-142-04

Background: City records indicate that the property is improved with a single-family dwelling and an attached two-car garage. The original two-story dwelling was built in 1955 and included a parking slab/carport. The carport was enclosed creating a garage in 1977. In 1982, a 950 square-foot addition was constructed which included a dining room, family room, bedroom and bathroom. The property has not been subject to Design Review.

The real estate advertisement suggests that the property is used as two units which are not allowed in the R -1 Zone unless compliant with the municipal code for second residential units (SRU). It appears that providing the required on-site parking for a SRU would be problematic on this site.

Based on the prior addition and the application stating the existing floor area at that time, any addition to the property will require Design Review Board approval since additions will be considered more than 50% of the original floor area.

The applicant is proposing to use the property as a single-family dwelling by removing the unpermitted kitchen and internally connected all rooms. Additions are proposed that will be less than 50% of the existing floor area and include an upper level addition at the rear of the property above the middle level and on the same level as the existing garage. Site improvements are proposed and include a new pool, spa, hardscaping and landscaping.

The zoning staff will review complete exterior elevation demolition drawings to determine if the project qualifies as a "major remodel". Please refer to LBMC 25.08.024 & 25.56.009 (attached).

California Environmental Quality Act (CEQA): In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15301, Class l(e)(1) (Existing Facilities) that allows an addition to an existing structure that will not result in an increase of more than 50% of the floor area of the structure.

Site Meeting Notes 365 Pinecrest Drive

October 31, 2011 Page 2 of5

Development Standards: Based on staff calculations the lot area is approximately 6,236 square-feet and the following standards apply:

Front Setback: 5 feet garage & 10 feet house Rear Setback: 20 feet Side Setback: 10% each side/4 feet minimum Lot slope in percent: > 20% Height: 15 feet above the centerline of the paved street & 30

feet above natural grade, finished grade or lowest finished floor, whichever is more restrictive.

Parking: Two covered spaces unless the floor area is greater than 3,600 square-feet, then an additional on-site space is required. The additional space cannot be located within the front or side setbacks.

Building Site Coverage: 39% or 2,432 square-feet Landscape Open Space: 21.23% or 1,323.7 square-feet Landscape Guidelines: Neighborhood 2c 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.

Since the proposed additions will be less than 50% existing floor area, street improvements including public parking space will not be required. Plan review by the Fire Department will not be required. However, automatic fire sprinklers may be required. A fire sprinkler determination can be calculated by the building department and is based on the existing and proposed floor areas of garage, living, and storage/mechanical. The amount of existing floor area to be remodeled is also factored in to this determination.

There is an existing sewer easement that runs near the rear property line. The easement is not parallel to the rear lot line. The Water Quality Department does not approve improvements, including fencing, walls, grading, etc. in such easements.

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 architect described the incorporation of a steeper sloped roof and new volume space proposed new main living level.


October 31,2011 Page 3 of5

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.

The exterior design will include traditional windows, board and batten siding and standing metal seam metal roofing.

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.

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 landscaping plan is required for upper level additions. Staff observed that most of the existing vegetation and trees on the property are low and may not impact neighboring properties. Landscaping hedges used for privacy screening are sometimes solutions but often create potential view blockage and could be maintained at agreed upon heights with neighbors.

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.

Site lighting and exterior building lighting often impact adjacent properties. The number of lighting fixtures and wattage should be kept to a minimum. Up-lighting of landscaping and more lighting than the code minimum (typically one light per exit door) is discouraged. Excessive glazing that creates glare is discouraged. The exterior articulation and large overhangs may mitigate glare. The Board typically requires the installation of automatic night shades for all skylights.

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


October 31,2011 Page 4 of5

city, including historical patterns ofdevelopment (e .g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.

The neighborhood contains a mixture of many different architectural styles and number of stories. Some of the existing surrounding development does not adhere to the hillside guidelines and several homes appear very vertical.

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.

The location of decks, terraces, pool/spa and windows should be located to protect the privacy of the subject property and adjacent properties.

10. Sustain ability: 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.

11. 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.

12. View Equity: The development, including it 's 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 architect and homeowners installed preliminary staking prior to finalizing the purchase of the property. They have been working with the immediate neighbors to identify any potential impacts.

Preliminary plans of the proposed addition were reviewed at the site meeting. The architect has made some changes to the north side of the addition to preserve the neighbor'S ocean view from their dining area. Some view blockage still exists from the neighbor'S kitchen sink window. It appears that some minor changes to the proposed roof volume may mitigate the remaining concerns of the neighbor to the north.

Neighborhood Meeting: Staff encouraged the applicant to install preliminary staking to determine impacts to views and privacy prior to finalizing the design. The City requires


October 31 , 2011 Page 5 of5

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 deciding on a final design, often resolves potential conflicts so that the formal design review process can be expedited.

Nonconforming Site Conditions: Since the proposed additions are more than 10% of the existing living area, the nonconforming site conditions are subject to design review. Staff notes that a nonconforming side setback exists.

Potential Variance Issues: The architect is not requesting any variances and understands that the additional floor area must be under 50% of the existing floor area.

Special Processing Requirements: Following zoning plan check, Design Review Board approval will be required for additions to a nonconforming structure greater than 10%, an upper level addition, new pool/spa, landscaping and to maintain the nonconforming side setback.

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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