CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: November 18,2010 DESIGN REVIEW BOARD CASE: Concept Review LOCATION:

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1 CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: November 18,2010 TO: CASE: APPLICANT: LOCATION: DESIGN REVIEW BOARD Concept Review Hugo Soria, Designer 2273 Crestview Drive APN # ENVIRONMENTAL STATUS: Categorically Exempt, Class 1 PREPARED BY: Nancy Csira, Principal Planner REQUESTED ACTION: The applicant requests concept review for a 3,796 square-foot singlefamily residence and an attached two-car garage in the Diamond Crestview Specific Plan Area (DCSP). BACKGROUND: The project site is a vacant lot located adjacent to a hairpin turn at the comer of Inez Street. The Diamond Crestview Specific Plan area terminates at Inez Street, and borders the Arch Beach Heights Specific Plan area and the R-I Zone as illustrated on the zoning map attached. A mapped watercourse bisects the site. The proposed development is to be located between the watercourse and adjacent developed property at 2263 Crestview Drive. The current designer presented a 4,173 square-foot single-family residence for concept review on May 18, At that time, the Board had concerns with the size of the structure (living, garage and decks), mass, privacy, adherence to hillside guidelines and the height guideline violations. STAFF ANALYSIS: The project, as currently designed, will require design review and a coastal development permit for a 3,796 single-family residence, a 465 square-foot attached twocar garage and 105 square-feet of storage/mechanical area. Design review will be required for the new structure, height guideline violation, elevator/chimney height, elevated decks (710 square-feet), pool, spa, grading, retaining walls, fuel modificationllandscaping plan, and construction in an environmentally sensitive area due to a mapped watercourse, open space preserve and high value habitat. The proposed residence consists of four levels. The top level contains the garage and elevator. The next level down (main level) is the main living area including the entrance, powder room, living room, dining room, family room, and kitchen. Below this level (lower level) is the master suite and two additional bedrooms with bathrooms. The lowest level (basement level) includes another bedroom, bathroom office and laundry room. A pool and spa is accessed from the basement level.

2 Concept Review 2273 Crestview Drive November 18, 2010 Page 2 of 4 Design Review Criteria Access: The applicant proposes to provide a two-car garage and one on-site parking space adjacent to the garage. The edge of the parking space deck closely follows the hand-drawn 25 foot setback line from the center of the mapped watercourse. The proposed driveway grade is 10%; a maximum of 15% is allowed in the DCSP area. City Council approved a Revocable Encroachment Plan (REP) in January 26, 2007 which allowed on-grade stairs from the public parking space within the unimproved right-of-way. It appears that the current plan is slightly different than the approved plan. The revised plan shows a narrower stair, a shorter run, and a higher landing that is curved. The revised stairs appear less obtrusive than those previously approved and therefore do not have to be re-reviewed by City CounciL Proposed street improvements include widening the asphalt pavement and providing a parallel parking space. The location of the public parking space is subject to design review. The required fire fighter access around the entire structure has not been provided. The access cannot be steeper than 10% and must be improved with an all weather surface. This will have to be addressed prior to design review. Design Articulation: The exterior elevations show some stone veneer, two stone chimneys, and glass deck railings. Several pyramidal and hipped shaped roofs elements are proposed. The proposed plate heights vary and are indicated on the plans as follows: basement level 9'-0"; lower level 9'-0"; and garage level 8'-0". The main living level includes three different plate heights of 9'-0", 11 '-0" and 14' -0" at the living room, dining room/entry and familylkitchen area, respectively (Sheet A-8). Design Integrity: Colored elevations and materials selections are not required for concept review. No colored elevations have been provided. Environmental Context: Property constraints include topography, drainage, slope stability, high value habitat, open space preserve and location ofthe mapped watercourse. The preliminary geo-technical report prepared for the project site includes an analysis of sitespecific geological conditions and slope stability issues. The City's independent review of the report (see property file) notes several areas requiring further evaluation. Although the development is proposed outside the required 25-foot setback from the watercourse setback, a site specific hydrology analysis must be prepared to determine any impacts prior to design review. A preliminary grading and drainage plan has been provided (Sheet PG-1 & PG-2). Temporary silt fencing has been shown along the watercourse setback line which is also the line of the proposed foundation. It is unclear how the foundation can be excavated and built without encroaching into the setback area. The applicant anticipates 892 cubic yards of cut export.

3 Concept Review 2273 Crestview Drive November 18, 2010 Page 3 of4 Retaining walls for required street improvements and driveway access can be a maximum of 25 feet in height. All other retaining walls must be stepped to eliminate any visible walls heights that exceed five feet. The concept plans show walls that appear to comply with these standards. The proposed construction staging plan appears adequate (Sheet PST 1 & 2). Building Division staff will meet with the contractor on site to finalize the staging plan once the project approval has been finalized. Landscaping: The landscape plan has been deemed incomplete. A re-review of the landscape plan including verifying consistency with the Alternative Material & Method Report (AM&M) is required. The proposed landscape plan includes work within the watercourse. Disturbance of vegetation within the watercourse setback is prohibited except as part of an approved fuel modification program. The Design Review Board may approve landscape programs within the established setbacks designed to enhance or restore native riparian vegetation or aesthetic character of the watercourse. Lighting and Glare: Most ofthe proposed glazing and glass deck rails are planned on the south facing elevations where ocean views can be captured. The amount of glazing may seem excessive; however the structure is sited down in a canyon and does not appear to impact the immediate neighbors. A landscape lighting plan has been provided for Board review. Neighborhood Compatibility: The maximum floor area allowed per the DCSP for this 17,895 square-foot lot is 5,500 square-feet, required parking is not included. The floor area proposed is 3,900 square-feet, which includes living and storage areas. Privacy and View Equity: No privacy or view equity issues have been identified at this time. Height Guideline Violation: The allowable 25-foot building height measured above natural grade, finished grade or lowest finished floor (whichever is more restrictive) is a guideline in the Diamond Crestview Specific Plan area. The garage peaked roof is 34-feet above the main living level and exceeds the 25-foot guideline by nine feet. The roof over the familylkitchen area also exceeds the height guideline by three feet. It appears that the increased plate height in this area is proposed to help articulate the stepped design and fill the void created between the garage floor and the living areas (Sheet A-I 0). ChimneylElevator Height: The proposed chimney and elevator height exceeds the 25-foot height guideline. These elements are allowed up to 36 feet with Design Review approval. The proposed chimney closest to 2263 Crestview Drive is 26 feet high, one foot higher than the guideline. The elevator connects the garage to the main living level only and does not extend to the lower and basement levels. The elevator height measured from the main living level to the top of the peaked roof is 32'-6" (7'-6" higher than the guideline). The elevator and chimney add articulation and don't appear to add to the visible mass. DCSP Findings: In addition to the design review criteria, the DCSP requires that the Design Review Board make the following approval findings:

4 Concept Review 2273 Crestview Drive November 18,2010 Page 4 of4 (1) The proposed use is compatible with surrounding land uses and is consistent with the intent and purpose established in the specific plan; (2) The site is adequate in size and shape to accommodate the proposed development; (3) All necessary public improvements have been provided or will be required as conditions of approval; (4) The project will not cause any significant environmental impact and appropriate mitigation measures, if any, have been incorporated into the project or are attached as conditions of approval; (5) The project complies with the development standards and design guidelines of the specific plan; and (6) The project mitigates or avoids environmental constraints of the lot as identified in the site-specific studies and/or overlay maps ofhigh and very high value habitats and unique geological features (Figures 5 &7). COMMUNITY INTEREST: There have been no letters or telephone calls received by the City as of the date of this report. IDENTIFIED ISSUES: ATTACHMENTS: Public parking space location DCSP design guidelines Building height guideline violation Chimney height Zoning Map Vicinity/Constraint Map (3) Oblique Photos

5 City of Laguna Beach 2300 Crestview Dr 9C;ortez Av 2273 Crestview Dr Legend City Limits Specific Plan Areas Parcels Zoning Districts RlHP Residential/Hijlside Protectior R-l Residential Low Density Zone TAB Three Arch Bay Zone R-2 Residential Medium Density Zc Village Community Zone Sarah Thurston Park M H Mobile Home Zone R-3 Residential High Density Zone C-l Local Business District C-N Commercial-Neighbortlood ZOI Local Business-Professional Zone CH-M Commercial Hotel-Motel Zon SLV Sou:" Laguna Village Comma. Resort Development CBO-1 (Resident-5ervingj CBD-2 (Downtown-Commercialj Civic Art CBO Visitor Commercial CBOOffoce CBD Mubiple-Family District CBO PubHc Parks CBO Village Entrance, Mixed Use [ CBO Central Bluffs I InstilU\ionai Zone MIA Light Industrial Zone M 1 B Light Industrial Zone A-R AgJicubure-Recreation Zone REC Recreation Zone OS/C Open Space/Conservation Z, OSiP open SpaceIPassive Zone Open Space Conservation And Re< 1: City of Laguna Beach Data layers that appear on this map mayor may not be accurate, current, or otherwise reliable.

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