CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT

Transcription

1 CITY OF LAGUNA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT HEARING DATE: TO: CASE: April 28, 2010 BOARD OF ADJUSTMENTIDESIGN REVIEW BOARD Design Review Variance 7698 APPLICANT: LOCATION: ENVIRONMENT AL STATUS: PREPARED BY: Rand Hughes Beverly Street APN # In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15301, Class 1 (e) (Existing Facilities) additions that do not exceed 50% of the existing floor area. Martina Speare, Assistant Planner REQUESTED ACTION: The applicant requests design review to construct a 44 square-foot addition and a 123 square-foot elevated deck to a duplex in the R-2 zone. A variance is required to not provide the required ground-to-sky open space [ (B)]. BACKGROUND: The 4,500 square foot subject property is located on the southern side of Beverly Street between Coast Highway and Hillcrest Drive. The property is currently developed with a duplex and a three covered parking spaces. The front unit (245 Beverly St.) is approximately 1,133 square feet and the rear unit (247 Beverly St.) is approximately 881 square feet. The property maintains a two car garage off of Beverly Street and a one car garage off the rear alley. In 1965, a permit was issued to enclose the porch and enlarge the entry. It appears that this permit was issued to the rear unit at 247 Beverly Street. STAFF ANALYSIS: The applicant is proposing a 44 square-feet addition to the lower level of the front unit at 245 Beverly to accommodate a new entryway and powder room. A variance is required to not provide the ground to sky open space in conjunction with the addition. A 123 square-foot elevated deck is also proposed off the upper living room at 245 Beverly. No modifications are proposed to the rear unit at 247 Beverly Street. Design Review Criteria: Access: A two-car garage is located below the unit at 245 Beverly Street and a one-car garage is located off the alley. The property meets the parking requirements. No modifications to the current access is proposed at this time.

2 DR Beverly April 28, 2011 Page 2 Design Articulation: A new front door and entry way is proposed to on the southern elevation and an entry roof is proposed at a height elevation of 120. A new window is proposed above the entryway. The new entry feature and window will help articulate the building and provide architectural detail along the southern elevation. The proposed deck and varied materials will help break up the massing of the structure as seen from Beverly Street. Design Integrity: New stone veneer and concrete river rock is proposed along the lower elevations of the home. Beige stucco is proposed with contrasting white and dark teal trim. The deck guardrail is proposed to be a mix of wood and glass. Landscaping: A landscaping plan is not required at this time. Lighting and Glare: An exterior lighting plan is not required at this time. Neighborhood Compatibility: The interior additions to the home appear to be neighborhood compatible. Decks are neighborhood compatible; however, it appears that the proposed deck protrudes out toward the street further than the adjacent homes. The deck in its proposed location may not be neighborhood compatible. Sustainability: The chosen materials should withstand local environmental conditions and should last a long time. Privacy: The adjacent uphill neighbor at 251 Beverly has expressed concern that the proposed deck will impact her privacy. The neighbor across the street at 234 Beverly has also expressed a concern that the new deck will impact the privacy in her front yard. View Equity: The adjacent uphill neighbor at 251 Beverly has expressed concern that the proposed deck will impact her views. The neighbor has provided pictures for the file of the staking as see from her property. Requested Variances: The applicant requests a variance to not provide the required ground to sky open space [ (B)]. The 44 square foot addition requires a total of 17.7 square feet of open space and square-feet of ground to sky open space. The proposed deck satisfies the open space requirement; however, the ground to sky open space has not been provided. The addition remains almost completely within the existing footprint except for nine square-feet that is proposed to accommodate the entry feature. This existing area could not contribute to the ground to sky open space because it does not meet the minimum six-foot dimension [ (F)]. The proposed deck does not require a variance in that it does not require any additional open space. The deck is solely subject to the design review.

3 DR Beverly April 28, 2011 Page 3 Variance Findings [ (F)]: 1) There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application ofthe zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. The property is almost entirely built out to the required setbacks. The required ground to sky open space must also be contained within the buildable area. The applicant would have to remove some of the existing structure to provide the required ground to sky open space. (2) Such variance is necessary for the preservation and enjoyment ofa substantial property right ofthe applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone. The new bathroom and entryway are neighborhood compatible in that many of the duplexes maintain separate defined entryways for each unit. (3) The granting ofthe variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located. The applicant is not impacting the existing amount of ground to sky open space and approval of the variance will not be detrimental to the adjacent properties or the public health. (4) The granting ofsuch a variance will not be contrary to the objectives ofthe zoning ordinance or the general plan. The addition is neighborhood compatible and meets the design criteria as specified In the municipal code. COMMUNITY INTEREST: Several neighbors in the immediate neighborhood have expressed concerns with the proposed deck and that it may impact their privacy and views. IDENTIFIED ISSUES: View and privacy impacts. ATTACHMENTS: Pre-Submittal Site Meeting Color and Materials Summary Table Vicinity Map

4 City of Laguna Beach - Community Development Department Pre-Application Site Development Review Meeting Evaluation Evaluation Meeting Number: Date: 12/21/10 Planners: Martina Speare, Assistant Planner, met with Williams Trust, and Rand Hughes, designer. Site Address: Beverly Street Zone/Specific Plan: R-2 Assessor Parcel Number: Background: City records show that the property is developed with a 2,840 square foot duplex that was constructed in In 1963, a porch was added to the southwest side of the property. In 1965, it appears that the porch was enclosed and the entryway was enlarged. Development Standards: Front Setback: 20-feet Rear Setback: 10-feet Side Setback: 4-feet minimum Lot slope in percent: 15.2% Height: IS feet above the rear lot line and 25 feet above the lowest finish floor, natural grade or finished grade. Open Space: 40% open space and 60% ground to sky. Parking: 2 covered, (both units are less than 1,500 square feet) Landscape Guidelines: Neighborhood area, 2C 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 property maintains a one-and a two-car garage. Each unit is less than 1,500 square feet therefore only two-covered parking spaces are required. 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. This property is located in a steep area, and any additions should respect the neighborhood topography. The new entryway is proposed to be located on the Oceanside of the building or the downhill side and does not rise above the existing ridgeline. The proposed deck above the garage should further articulate the building.

5 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. 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, ridge lines 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 not require at this time. 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. An exterior lighting plan is not required at this time. Skylights are subject to design review and night shades are typically required. 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. It is important to remain consistent with the neighborhood particularly in tenns of building site coverage, square footage and the number of stories. 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.

6 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. New additions should not affect neighbor privacy. The proposed addition is small and mostly within the existing footprint of the home and should not impact neighbor privacy. Staff is concerned that the proposed deck along the ocean side of the property will affect the neighbor's privacy. Staff encourages the applicant to work with the neighbor to minimize any privacy impacts. 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. Nonconforming issues: If the additions exceeds I 0% of the existing floor are then the nonconfonning additional building setback will be subject to design review. Potential Variance Issues: To not provide the required open space. Variance findings: (1) There are special circumstances applicable to the property involved, including size, shape, topography, location or surroundings which cause the strict application ofthe zoning ordinance to deprive such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. (2) Such variance is necessary for the preservation and enjoyment of a substantial property right ofthe applicant, which right is possessed by other property owners under like conditions in the same vicinity and zone. (3) The granting ofthe variance will not be detrimental to the public health, safety, convenience and welfare or injurious to property or improvements in the vicinity in which the property is located. (4) The granting of such a variance will not be contrary to the objectives of the zoning ordinance or the general plan The property is built out almost to the setback limits. It doesn't appear that there are any areas that the applicant could easily convert into open space that would meet the 6-foot minimum requirements and would be within the buildable area.

7 Special Processing Requirements: The project requires Board of Adjustment approval and a variance is required to not provide the required open space. 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.

8 PROJECT SUMMARY TAt:SLt:~ Address: ZONING STANDARDS.DESCRIPTION IVINGAREA: First Floor Second Floor Third Floor Total ~RAGE STORAGEIMECH. DECK AREA I. PROJECT DATA -. '2.~~ EXISTING PROPOSED TOTAL I i.", VJIVA~'"T'L-:::-_ ::.:._. j;.;::).~ "~'. :::::.': ::--:~-..t\l:-w.~~ : ~ ~._. _. ~. ~~:~:_~ :::-Ij-'A:J=:'.:" :' -=. DESCRIPTION IVINGAREA: First Roor Second Floor Third Floor Toial ~ARAGE STORAGEIMECH. P.ECKAREA EXISTING PROPOSED TOTAL -, _. J"'3;;.~ I ~Mli;r. J';2;..:;'10~ - -= ~~7~ :: - ;..:. ~~~ " '2a-~.._..-,= :c:;." SITE WORK hrr fill I-lET8<PORT GRADING OUTSIDE STRUCTURAL INSIDE STRUCTURAl FOOTPRINT FOOTPRINT TOTAL ::i - - ' ~' : " :... '. '.~. '... :Jtv.u..~~.._.::. j

9 MATERIALS AND COLOR BOARD Webster Residence, 245 & 247 Beverly Laguna Beach Stucco Dunn Edwards...,....' (Jfcr '. "'1 Trlm,Doors Windows DuM Edwatd8 Entry Door Dunn Edwllld$ Slone Veneer Eldorado Slone Entry Roof "".. Balcony Dex... lu. WoaU_ doc. CFO I Gray, Whl1l1 C1 01 GRAY WHIR.'. Concrete E_POSed aggtogale R_ "'"

10 Beverly Street 0.,,,.--, 200a C Cl<Ihoc>/HlfnO,---J...._, 2001! IIuoI<Mq,,_ Do<o"''''' "" "",.. ""'I ""'..'"""... 0_'.. _

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