CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT

Transcription

1 CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: August 11,2011 TO: CASE: APPLICANT: LOCATION: ENVIRONMENT AL STATUS: PREPARED BY: DESIGN REVIEW BOARD Concept Review Jeff Gossett, Property Owner 979 Summit Way APN , -05 and -06 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 construction of an addition to an existing structure provided that the addition does not result in an increase of more than 50 percent of the existing floor area. Belinda Ann Riva, Planning Technician REQUESTED ACTION: The applicant requests concept review for modifications to a previously approved project in the Diamond/Crestview Specific Plan Area. Modifications include living area additions and elevated decks. BACKGROUND: The subject site is a 15,086 square-foot lot located on the east side of Summit Way between the end of the cul-de-sac and Summit Drive in the Diamond/Crestview neighborhood. The topography of the site is characterized as a relatively large lot with a lot slope of approximately 12%. Original building permits identify that the site was developed in 1956 with a three-bedroom single-family residence and attached two-car garage. Design Review was approved to construct a 49 square-foot addition, roof alterations, chimney, deck and skylights. The property is surrounded by single-family dwellings. STAFF ANALYSIS: As designed, the project will require design review to construct an 809 square-foot living area addition to an existing single-family dwelling in the Diamond/Crestview Specific Plan Area. Design review is required for elevated decks (1,173 square feet) and to maintain nonconforming site conditions including front setback and building height. The living area addition consists of a new family room area on the main level next to the existing kitchen and a master bedroom loft on grade. The existing deck off of the kitchen will be rebuilt and enlarged into a covered loggia, proposed to wrap around the new family room. Access: The property maintains an existing two-car garage and an onsite parking space at the site. No additional access or street improvements are required in conjunction with the project.

2 Concept Review 979 Summit Way August 11,2011 Page 2 Design Articulation: The applicant proposes plate heights of 9' -11" for the covered loggia and 10'-1" for the master bedroom. The configuration of the additions minimizes the amount of grading and conforms to the hillside development guidelines as specified in the Diamond/Crestview Specific Plan ("DCSP"). Design Integrity: The applicant indicated that he plans to enhance the architecture of the addition by incorporating Spanish-style elements but match existing exterior finishes. Colored elevations and material selections are not required for concept review and have not been provided. Environmental Context: No environmental constraints are associated with the subject site. No grading is proposed outside of the building footprint. Landscape/Hardscape: The applicant is not required to provide a landscape plan for the proposed scope of work. Some existing trees will be removed to accommodate the new additions and the majority of mature landscaping and trees will remain as-is. Proposed impervious surfaces will encompass approximately 31.5% of the site. Lighting and Glare: The applicant has not submitted an exterior lighting plan for review. No skylights are proposed. Neighborhood Compatibility: Total overall program appears neighborhood compatible with existing residential development in the immediate area. The living area and deck improvements appear similar in terms of building mass and scale in comparison to other properties in the neighborhood. Proposed additions do not exceed the maximum building height guideline and appear consistent with the existing structure. Privacy: Improvements are proposed toward the side of the lot and the additions do not appear to significantly impact neighbors downhill of the subject site. The design includes significant expansion of the existing elevated deck and outdoor living areas on two levels. Swimming Pools, Spas, Water Features and Mechanical Equipment: None proposed at this time. View Equity: Proposed improvements do not appear to create any view impacts for other properties since the site will maintain a large backyard setback from immediately adjacent neighbors. Staff has not been advised of any view equity concerns by neighbors. Guideline Violations: None. Requested Variances: None. Nonconforming Conditions: Front setback, building height (guideline)

3 Concept Review 979 Summit Way August 11, 2011 Page 3 Diamond/Crestview Specific Plan Findings: The Design Review Board must review the proposed project based upon the goals, policies, standards and criteria established In the Diamond/Crestview Specific Plan with supporting evidence for the following findings: (1) The proposed use is compatible with surrounding land uses and is consistent with the intent and purpose established in this 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 impacts 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 this 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 of high and very high value biological habitats and unique geological features. COMMUNITY INTEREST: Staff received one from a neighbor seeking clarification of the scope of work. IDENTIFIED ISSUES: None. ATTACHMENTS: Project Summary Table Pre-Application Site Meeting Evaluation-March 11,2011 Vicinity Photo Aerial Map

4 . _.:;, -_. :;_.. _. --_._.",_. ZONING STANDA S.,. CONFORMS DESCRIPTION REQUI RED / ALLOY'ED EXISTING PROPOSED (YESINO) USE SFR SFR SFR YES ZONE DCSP DGSP DGSP YES LOT AREA LOT HIDTH AVG) 86.5 LOT DEPTH (AVG) 182 LOT SLOPE (%) 12 % MAX BUILDING HEIGHT 15 ABOVE REAR LOT LINE NO MAX HEIGHT FROM GRADE 1< NO SETBAGKS FRONT YARD 5' /8'.s I'.s I' NO REAR YARD 65' 135 ± 10<1'-3" YES SIDE YARD 11.2' COMBINED 13'-2" / 4' 13'-2" / 4'-6~" YES LOT COVERAGE (BSG) 35% (5,280 sf) 12.1% (1,821 sf) <1.4 (1,41<1 sf) YES FLOOR AREA RATIO (FAR) 50% x 15,086 = 1, < <1.00 YES LANDSCAPE OPEN SPACE PROJECT DATA DESCRIPTION EXISTING (sq. ft.) PROPOSED (sq. ft.) TOTAL (sq. ft.) LIVING AREA First Floor 1,62< ,< Sec-ond Floor TOTAL LIVING AREA 1,62< <1.00 2, GARAGE STORAGE DECK AREA (1st: Floor) 2<13.80 ( ) COVERED LOGGIA 0 ( 4< <15.50) DECK AREA (2nd Floor) 0 { ~ SITE \AlORK GRADING OUTSIDE OF STRUCTURAL FOOTPRINT INSIDE STRUCTURAL FOOTPRINT TOTAL CUT CU.YDS CU.YDS. FILL CU.YDS CU.YDS. NET EXPORT IMPERVIOUS SURF AGES SQUARE FOOTAGE % OF LOT AREA EXISTING.PROPOSED EXISTIN6 PROPOSED STRUCTURE <1 12 % 21.5 % HARDSCAPE 14< % 10 % TOTAL <1 22 % 31.5 %

5 City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation Evaluation Meeting Number: Date: March II, 2011 Prepared by: Applicant: Belinda Ann Riva, Planning Technician Jeff and Mae Gossett, Property Owners Site Address: 979 Summit Way Assessor Parcel Number: Zone/Specific Plan: Diamond/Crestview Specific Plan Background: The applicant plans to remodel an existing single-family residence and add an upper level addition of approximately 933 square feet. Based on previously submitted concept review plans, the existing structure is 1,551 square feet of living area, 793 square feet of garage area, 268 square feet of storage area and 209 square feet of deck area. The storage area is not internally connected to the main living area. If the proposed project calculates as an addition greater than 50 percent of the existing structure, then the project is subject to a fuel modification plan, Fire and Public Works Department reviews, review of site plan standards including trash storage and driveway grade, underground utility lines and identify type and location of utility connections and exterior lighting plan. The applicant wishes to add less than 50 percent of the existing structure, which should calculate to a 775 square-foot addition. The applicant expressed a desire to bring the addition below the 50 percent threshold and revise preliminary plans. Development Standards (to be verified during zoning plan check): Front Setback 5' garage / 8' house Rear Setback 65' Side Setback 17.2' total: combined 20 percent of lot width, minimum 4 feet on one side Lot Slope in Percent 12 percent, to be verified with survey Height Maximum 15 feet above rear lot line Maximum 19 feet measured from finished or natural grade, whichever is more restrictive Additional Building Setback Pursuant to Section (0) Parking Two covered onsite parking spaces, if gross floor area exceeds 3,600 SF, additional space must be provided onsite Building Site Coverage 35 percent or maximum 5,280 square feet Floor Area Ratio 5,500 square feet Design Review Criteria LBMC (H) I. Access: Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providingfor each applicable mode oftransportation. The property maintains an existing four-car garage in a tandem configuration. The required parking for the site is two onsite covered spaces and one on-street parking space. If the project were Pre-Application Site Development Review Meeting March 11,2011 [979 Summit Way] Page 1 of 5

6 considered an addition greater than 50 percent of the existing floor area, the following access provisions will be required. (a) A ten-foot paved travel lane measured from the improvement center line; (b) Recent field survey prepared by a licensed surveyor including the location of all street pavement for the full width and length of the right-of-way fronting the property with at least a I O-foot transitional area along either side of the property. (c) A two-foot reserve shoulder shall be provided but may remain unpaved except at parking space or driveway locations; (d) All earthwork and retaining devices located in the public right-of-way or, in the case of onsite work, where the zone of influence extends into the public way, shall be structurally designed to accept the imposed loading of trucks and fire apparatus; 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 of anyone element in the structure may be used to reduce the appearance ofmass. Based on preliminary plans, it appears that the bathroom, living area and master bedroom addition step along the hillside on-grade in the rear with some grading (cut) proposed. The addition would be kept closer to the south property line directly behind the existing kitchen and living area. It appears that this location would be the least impactful area upon uphill and downhill neighbors. It is unclear whether the proposed project is considered an upper level and will be determined during zoning plan check. With a relatively steep slope, it is important for the applicant to adhere to the Hillside Guidelines to preserve views and to reduce the appearance of bulk and mass. Staff encourages the applicant to incorporate elements that provide appropriate building mass, scale and form in the proposed design. Any retaining walls in excess of five feet are required to be staked and are subject to design review. 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 applicant plans to match the style and architecture of the existing house. Some materials and colors may be changed in keeping with the Diamond/Crestview Specific Plan Design Guidelines. 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. No environmental constraints are associated with the site. The Design Review Board will review the placement and impact of the proposed improvements relating to existing natural site features and hillside development. Any grading will be subject to design review. Grading should be minimal outside the building footprint, especially in terms of cut and fill. Interior automatic fire sprinklers would be required for additions that exceed 50 percent of the existing floor area. 5. General Plan Compliance: The development shall comply with all applicable policies ofthe general plan. including all ofits elements. applicable specific plans. and the local coastal program. Pre-Application Site Development Review Meeting March 11,2011 [979 Summit Way] Page 2 of 5

7 The proposed project complies with the Village Low Density Land Use Designation since the use remains as a single-family dwelling. 6. Historic Preservation: Destruction or alteration to properties with historic significance, as identified in the city's Historic Resources Inventory or Historic Register, should be avoided whenever possible. Special preservation consideration should be given to any structures over forty-five years old. 7. 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. An upper level addition requires submittal of a landscape plan. The applicant may submit an asplanted landscape plan if no changes is proposed. Some existing trees will be removed to accommodate the addition. The applicant wishes to maintain all other landscaping throughout the site including mature trees that give the site additional privacy. If the project exceeds 50 percent of the existing floor area, a Fuel Modifications Plan will be required. 8. 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, highgloss 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. If the project exceeds 50 percent of existing floor area, the proposed project requires submittal of an exterior lighting plan that shows all exiting doors and proposed lighting fixtures. Any proposed landscape lighting must be shown on the landscape plan. The applicant has been advised that outdoor lighting should be minimized and strategically placed. The applicant must also take into consideration the placement of skylights in relationship to neighboring activity areas and upper levels. Skylights are subject to design review and automatic night shades may be requested by the Design Review Board. 9. 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. Pattern of development along the upper slope of Summit Way reflect two- and three-story homes with mature landscaping and close to the street due to topographic conditions. Since the proposed addition occurs toward the rear, the addition does not appear to significantly increase the massing or scale of the existing house from street view. The applicant should research and evaluate the characteristics of the neighborhood in terms of building site coverage, square footage, number of stories and parking egress. The Design Review Board reviews total program including, but not limited to, living, garage, deck, mechanical and storage areas. Applicant must consider the amount of program requested in relationship to neighborhood compatibility. Pre-Application Site Development Review Meeting March 11,2011 [979 Summit Way] Page 3 of 5

8 10. 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. It appears that the addition extends the existing living area and includes a stair to a master bedroom above. The area above the new living area will be used as decklbalcony area accessed from the bedroom. In reference to the second story and deck impact upon adjacent neighbors, staff mentioned that the applicant should keep in mind the placement of windows in relationship to neighboring properties. It appears that neighboring properties will not be affected since the subject site is a large lot and adjacent structures uphill and downhill are at a distance. In addition, mature landscaping to remain acts as a privacy buffer from the street. It is recommended that the applicant evaluate the site and assess the impact the addition might have on views, privacy, light and shade. Expansion of outdoor living areas should not impact privacy of neighbors. II. 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. 12. Swimming Pools, Spas, Water Features and Mechanical Equipment: 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 development is compatible with neighboring properties. None proposed. 13. View Equity: The development, including 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 should install preliminary staking early on in the design process in an effort to work with neighbors and minimize potential impacts. Staking identifies building mass and scale of the proposed project. The City requires 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 decision of a final design, often resolves potential conflicts so that the formal design review process can be expedited. A neighborhood meeting is required before the project can be scheduled for Design Review. Potential Variance Issues: None identified. Staff informed the applicant that variances are difficult to obtain for new construction. The applicant has indicated that the entire new construction will be within the maximum envelope. Pre-Application Site Development Review Meeting March 11,2011 [979 Summit Way] Page 4 of 5

9 Nonconforming Conditions: If the proposed addition exceeds 10 percent of the existing gross floor area, nonconforming site conditions will be subject to design review. Special Processing Requirements: During zoning plan check, the applicant may be required to provide a biological study, geoteclmical investigation, erosion evaluation, construction staging and constraint analysis plan. Obtain approvals from the Fire Department and Public Works Department prior to scheduling a Design Review Board hearing. The applicant must hold a neighborhood meeting prior to scheduling for design review. Following zoning plan check, concept review is required prior to submittal of approval of the final design of the structure. After the Board gives feedback from concept review, the applicant may submit for final design approval by the Design Review Board. Staff Assisted Design Review is required for all structures, physical improvements and site developments in the Diamond/Crestview Specific Plan area including additions greater than 15 feet in height (?), landscaping (?), grading and to maintain nonconfonning site conditions including front setback, building height and (?). Required findings for Diamond/Crestview Specific Plan: (l) The proposed use is compatible with surrounding land uses and is consistent with the intent and purpose established in this 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 impacts 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 this specific plan; and (6) The project mitigates or avoids environmental constraints of the lot as identified in the sitespecific studies and/or overlay maps of high and very high value biological habitats and unique geological features. This preliminary evaluation is given to applicants and their design advisors to utilize as early as possible in the design stage ofa 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 staffdoes not bind the DeSign Review Board in any manner in its review ofor decisions on an application. Sbould you bave any questions or comments regarding tbis evaluation, contact: Belinda Ann Riva, Planning Tecbnician briva@lagunabeachcitv.net (949) Pre-Application Site Development Review Meeting March 11,2011 [979 Summit Way] Page 5 of 5

10 979 Summit Way - Aerial Map 110 City of Laguna Beach Data layers that appear on this map mayor may not be accurate, current, or otherwise reliable.

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