From: Susan Whitin
To: Balmer-Csira, Nancy CD; Mary
Subject: Fwd: 1560 BB
Date: Tuesday, October 15, 2024 8:19:28 AM
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] 10/14/24
Nancy,
Mary Fegraus and I met with David Deneras on Friday morning for about 2 hours on the street below the 1560 Bluebird lot split. We leafed through a full sized set of plans for Lot A in the trunk of his car. We did not review plans for Lot B. Lot A abuts my property at Bluebird. I told him that, while supporting his right to develop his property, I do not support the design as currently proposed for several reasons, including conditions that fail to meet Design Guidelines:
1. Neighborhood compatibility: the house is incompatible with the scale and character of the neighborhood.
Architecture: The design has no relationship to neighborhood character, massing, wall to window ratio, etc. The ratio of solid wall to window is incongruent to and incompatible with the neighborhood. Floor to ceiling glass doors, sliding glass doors and fixed pane glass dominate the elevations along with glass railings on the 2nd level decks. A contemporary building style is fine but the amount of glazing is not. The overall design is more appropriate to Newport Beach than Laguna Beach.
Side yard elevation is the primary elevation: The primary elevation of the house is west facing at the side yard. This elevation has 2 levels of floor to ceiling glass doors and windows and 2nd level decks with glass railings. This elevation parallels and directly overlooks the adjacent residence. Apart from DRB considerations, this amount of glazing on a side elevation is incongruent with all other houses in the immediate neighborhood and throughout Bluebird Canyon.
Building height: The 4 level building massing of the street elevation is similar to the Riahi house elevation at 1526 Morningside. The same architect designed both projects. The street facing (south) elevation presents as a 4 level building toward the street. The street level averages approx. 475 FG, Garage is 480 FFE, 1st floor is 492 FFE, 2nd floor is 502 FFE with roof elevation a minimum of El 512. The total height from the street to the roofline=37 feet minimum. Additionally, there is a 10' tall retaining wall along the street to accommodate the required on street parking space. The overall verticality of the building along the street frontage is out of scale and character with the neighborhood.
2. Pattern of development:
Garages at street level: The pattern of development in this neighborhood is primarily down slope houses entered at street level and single story houses with garages on the street level.
Driveways: My house (1540 BB) has a driveway with a 30 inch retaining wall. It is has large slope areas which are heavily planted along the street frontage. The garage is on the Morningside side of the property. The other driveways in the neighborhood are the 2 houses at 1313 and 1323 Morningside on the uphill side of the street which share a single driveway.
These 2 houses are deeply set back from the street. 1339 Morningside also has a long driveway up to a garage. The streetscape and slopes of these 3 houses are heavily planted allowing the houses to blend into the canyon landscape.
The garages for 1525 and 1536 Morningside, located on the opposite side of this knoll and currently in the city review process, are both at the street level, as is typical for the neighborhood.
The proposed house on Lot A (and B) is built on top of the knoll with access via a steep individual driveway to the garage.The driveway is sited at the highest achievable elevation in order to build the house on the top of the knoll. The 1st floor FFE of the house is more or less at the existing finish grade atop the knoll. The house is 2 stories tall. * Suggestion:A revised site plan shortening the driveway and lowering the garage would shift the garage and driveway east and away from the shared PL with 1540 Bluebird. It would also reduce the overall height of the residence and its impact on the neighborhood and the street.
Sideyard facing elevation is the primary elevation: Also inconsistent with and possibly unique to pattern of neighborhood development is the sideyard, west facing, elevation. The 2 floors of glass doors and windows and 2nd level decks with glass railings is not a typical side yard elevation but rather a typical front yard elevation. Are there houses in the neighborhood with side yard elevations that are primarily glass and extensive decks overlooking an adjacent house?
*Suggestions:
A. Modify the angle/orientation of the west elevation: The proposed west elevation directly parallels the east elevation of the adjacent residence. Shifting the angle of the proposed residence to the southwest will eliminate direct views into the adjacent residence. This does not compromise views of the ocean and Catalina. The amount of glazing and decks should also be reduced.
B. Redesign south (front yard) elevation as the primary elevation. This orientation enjoys both canyon and ocean views. Adjust the west (side yard) elevation to minimize windows looking into the adjacent house and remove decks and spa facing the adjacent residence.
3. Access:
Street level garage or shared driveway alternative:Proposed access to Lot A (and B) is via individual driveways. The previous residential design for 1560, before the lot was subdivided, had a street level garage, not a driveway. The 2 residences at 1526 and 1536 Morningside Drive, both currently under review at the City, have street level garages. 1313 and 1323 Morningside share a single driveway. A shared driveway is also an alternative for Lots A and B.
Infrastructure Improvements: substandard road width & telephone pole: Bluebird Canyon in the area of 1560 BB is narrow and curving, with 2 blind curve conditions. The existing road width in this section of Bluebird Canyon Drive is approximately 15' wide with no on-street parking.
Will the road be widened as a part of this project?
There is also a telephone pole in the street ROW adjacent to 1560 BB needing to be relocated.
Will these improvements be completed before start of residential construction? Is the city or the owner responsible for these improvements?
Will the infrastructure improvements be limited to the 1560 frontage or will they extend to 1605 where the existing road has curb and gutter?
Construction Access: Even with a widened road section, access along this winding and hilly road will continue to be marginal. The geometrics of the road mean that construction traffic will move slowly in and out of Bluebird Canyon and the neighborhood and thus the construction period will be longer than in most locations in Laguna Beach. Construction traffic conflicting with the 6 immediatley adjacent houses with garages backing onto the street is a dangerous and disruptive situation.
4. Privacy:
The proposed driveway and retaining wall (and property line wall) are located on the west Property Line shared with the neighboring residence. The driveway at this point has a hairpin curve configuration to enter the garage. Because the garage entrance faces the adjacent residence this will be an active and noisy situation.
2 floors of glazing on side yard overlooking adjacent residence: The extensive glass on the 1st and 2nd floors on the west elevation overlooks the adjacent residence. In addition, there are 2nd floor decks with glass railings and a 1st floor patio and spa overlooking the adjacent residence. These are located on the side yard of the proposed residence.
As described in Pattern of Development, above, no examples of extensive floor to ceiling glass facing a side yard or an adjacent residence were found in the neighborhood. Nor are there houses with 1st or 2nd floor decks or spas on the side elevation overlooking an adjacent residence. Both of these design elements compromise the privacy of the neighboring residence.
5. Landscape:
The landscape plan includes no trees or large shrubs to screen and soften the building. There is minimal planting area provided along the street and west elevations. Because the south facing front yard (toward the street) and the west facing side yard provide minimal landscape area and also minimal planting, the residence does not blend into the neighborhood. The minimal landscape along these 2 sides of the residence is inadequate to screen the minimum 32 foot high (west) and the minimum 37 foot high (south) residence.
5. Precedent Setting: As proposed, this project would establish a precedent for several conditions that are incompatible with the Design Guidelines, including Neighborhood Compatibility, Access, Privacy, Pattern of Development, Scale, Landscape. Please see comments above explaining the incompatibilities.
6. Additional Comments:
Geology: Because the geology of the knoll is problematic, significant geological study and structural work will be required for construction.
Neighborhood compatibility and sales price:
Because Lot A is a spec house whose purpose is to finance Lot B, it is larger than the typical Canyon residence with a higher sales price and an appearance more suited to a subdivision in Newport Beach than Bluebird Canyon.
Development economics are not germane to the DRB process; rather the standard is conformance with the Design Guidelines and Neighborhood Compatibility. This proposal does not meet the requirements of the Design Guidelines or Neighborhood Compatibility. *Note* It should be noted that there is a market for a smaller house (the proposed residence is 5,000SF and 1,200SF of decks) with more outdoor space. A trend is that high sales price buyers are seeking more outdoor space and quiet, natural environments with views as is available in Bluebird Canyon. Bigger is not always better and many Laguna buyers value less house, more outdoor space and respectful integration with the natural environment ! Regards,
Susan Whitin
From:
To: Balmer-Csira, Nancy CD
Subject: 1560 Bluebird Canyon Lots A & B
Date: Tuesday, October 15, 2024 2:49:39 PM
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Nancy,
The developer of 1560 Bluebird Canyon Drive Lots A & B invited me to meet with him last Friday, Oct 11th to review plans. Susan Whitin also attended this meeting. At that time David Dyrnaes shared his plans for Lot B. I listened but made few comments other than I was worried about the project not being compatible with our upper Bluebird neighborhood.
But I was horrified at the plans he is submitting. A number of concerns include: mass and scale, over 5,000 sq. ft. plus decks, out of neighborhood compatibility, too much glass – will light up the whole area at night, perched on the hilltop, intrusion into the privacy of their existing neighbor, parking, geology of the area, enormous construction issues involving the street/utilities. It is a flip house with no concern for its impact on the neighborhood. This is just the beginning of my concerns.
I have not seen the plans for Lot B.
I hope that Lots A & B proposed development will be looked at carefully and not as was done for the Riahi development on the other side of the knoll.
Thankfully our neighborhood appeal of the Riahi development, 1526 Morningside Drive, was upheld by the City Council. So far the only development plans that our neighborhood approves of is for the Cover project at 1536 Morningside Drive. The owner and architect worked hard with our neighborhood to get their project perfect for the knoll. Of course, Riahi with the 1526 Morningside Drive project and Dyrnaes have appealed the 1536 Morningside Drive project. Sad.
Thank you,
Mary Fegraus
From: Ed Riahi
To: Balmer-Csira, Nancy CD
Subject: Re: 1560 Bluebird Canyon, DR 24-2509
Date: Thursday, January 9, 2025 3:33:28 PM
Attachments: IMG 0822.jpeg
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hi Nancy,
Thank you for the correction. My email intended to say I adjoin the “rear-line” of Applicant’s property, as opposed to “rear”. We both share the same ridge-line of the knoll. However, Applicant's story poles are significantly taller than ours. Moreover, Applicant’s excessively tall structure sits directly within our ocean view corridor. Attached please find a picture of their story poles taken from the ridge. I’d be happy to show you the view infringement. We have a good stairway from Morningside that would allow easy access to the ridge area. Please let me know if you wish a site inspection. I can be reached at Separately, the Applicant is representing to I and other neighbors, that the elevated garage emanated from a requirement of city staff. Respectfully, if factual I don’t understand the basis for such direction.
Sincerely,
Ed Riahi
On Jan 9, 2025, at 11:09 AM, Balmer-Csira, Nancy CD
<[email protected]> wrote:
Hi Ed:
Thank you for your comments. I don’t believe your property is directly adjoining, although your property corners may touch.
NBC
From: Ed Riahi
Sent: Thursday, January 9, 2025 10:02 AM
To: Balmer-Csira, Nancy CD <[email protected]> Subject: 1560 Bluebird Canyon, DR 24-2509
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hi Nancy,
Happy New Year!
I’m writing to lodge objections to the proposed project at 1560 Bluebird Canyon, in its current configuration. I’m the immediate adjoining neighbor at the rear of the Project.
First, please review Design Review Board’s public comments regarding development standards for the cluster lots commonly referred to as the “Knoll” where this Project is situated, expressed at it’s March 14, 2024 public hearing for my adjoining parcel ( Dr., DR 23-1641).
Attached below is a transcript of that DR hearing. Applicant’s current Project does not conform to those standards, with respect to height, mass, and garage configuration. I’ll also note that subsequently, City Council on July 9, 2024 directed the 1526 Morningside project (which has a street level garage with 2 floors stacked above it) be further reduced in height and mass (Appeal C), as they deemed it too tall and not compatible with the immediate neighborhood.
My specific objects to 1560 Bluebird are as follows:
1. The elevated garage configuration, serves to raise the overall height of the program. The garage should be placed at street level.
2. Excessive exterior glass that creates privacy concerns, all around.
3. Lack of adequate buffer landscaping along the rear property line, to protect our privacy at 1526 Morningside.
4. Rear yard Spa location. The “unshown” spa equipment would create noise pollution at our rear property.
Please consider recent DRB and Council statements regarding the area's development standards, in drafting the Staff Report.
Sincerely,
Ed Riahi
.
From: Belyea, Richard R
Sent: Thursday, January 23, 2025 11:04 AM
To: Jung, Wendy CD <[email protected]>
Subject: Proposed Development @ 1560 Bluebird Canyon Drive [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] PLEASE DISTRIBUTE TO DRB MEMBERS FOR TONIGHT’S MEETING
To: Members of the Design Review Board
Re: Proposed Development
1560 Bluebird Canyon Drive
The proposed development project does not meet Laguna Beach Municipal Code or DRB Design Guidelines for Neighborhood Compatibility including pattern of development, building mass, building height, retaining walls, building square footage, landscape, light impact, and architectural character. These issues are highlighted in the many letters sent to the DRB regarding the proposed development. The focus of this letter regards the geotechnical concerns identified by the existence of an ancient landslide on and near the subject property, and the geotechnical suitability of Bluebird Canyon Drive to sustain the heavy loading from construction activities.
Neighbors are particularly concerned about the geotechnical implications of the proposed development. An ancient landslide exists on the parcel near where the old water tank currently exists which could be activated by the proposed development. A State of California registered geotechnical engineer reviewed aerial photographs obtained from the Fairchild Collection at Whittier College and outlined the head-scarp of this ancient landslide near the subject property. See the attached photo. Extensive geotechnical investigation is required and has not been undertaken by the developer. Bluebird Canyon is infamous for it’s landslides, has been the subject of national news headlines, and we want to proactively address landslide and geotechnical concerns before they happen.
The City is also known to have repaired Morningside Drive (the street below and to the north of the proposed development) because of street-long parallel cracks or fissures observed in the street. This was undertaken approximately 10 years ago. These cracks are likely related to soil settling and possibly downward movement along the steep canyon. It is unknown what the proposed development and the consequent loading from the weight of the structure and construction vehicles could do to down-slope and adjacent neighbors along Bluebird Canyon Drive, especially with an old landslide that likely transgresses the road.
Regarding the Bluebird Canyon Drive widening project, if it is assumed that the road widening is done before construction and development of this lot and road widening is a Public Works project which goes through a City approval process, when is the earliest this work would be scheduled and what is the duration of the construction? Other considerations include:
• The 1560 Blubird Canyon development’s plans exhibit a glass house on top of a knoll with little to no excavation into the hillside to hide this monstrosity. The proposed development is essentially maximized to the City’s building dimensional limits. The proposed house plot plans are as big as the City would consider.
Compare this to the proposed Cover Family development next door where 18% of the lot will be covered by the floorplan. The 1560 Development lot coverage is more than twice as much as the Cover plans next door. The mass, size, height, and scale of the development are not compatible with the neighborhood. • The General Plan indicates that “design review guidelines shall minimize the scale and bulk of new construction and require development to be compatible with surrounding residences.” Surrounding residences have been documented to average 2,139 square feet. The house and garage at 1560 Bluebird Canyon Drive are 3,597 square feet with 896 square feet of decks. The house is overpowering from the street and larger than typical for this neighborhood, in fact more than 40% bigger.
The closest neighboring houses on Bluebird (1540-1619) average about 2,350 square feet.
• The developer should take heed of the City’s Design Guidelines which state that “a proposed development that has no variances from the development standards does not have any presumptive right or ‘entitlement’ to be built to the maximums specified.” Other questions that emanate from this consideration include:
1) With the SB-9 lot division, what does the developer plan to do with the intervening lot between his current planned development and the Whitten residence? Will the intervening lot be developed with an ADU, for which no Design Review Board involvement will be required?
2) Will the intervening lot be developed with another ‘spec’ house, which will have to be built even higher than the current proposed development to maximize the ocean view and further impair, if not destroy, the view equity and cause shading at the Whitten house & other neighbors up the street?
3) Is a Master Plan for Construction of the Knoll being considered for the four known (potentially 7) projects likely to be underway in the same time frame? A Master Plan will identify and coordinate the construction schedules and sequencing of the 3 residential projects on Morningside and the utility poles, road widening and 2 residential projects on Bluebird. There should be a threshold for maximum number of projects that can be underway at the same time. The Master Plan will need to provide detailed schedules for all aspects of each project, identify and resolve potential conflicts, coordinate construction circulation, product deliveries, work days, from the beginning to the completion for each project separately and in context with other overlapping projects.
Richard & Anne Belyea
Morningside Circle
Laguna Beach, CA 92651
____________________________________________________________________________________ ____________________________________________________
Ancient landslide depicted from 1931 aerial photograph from Fairchild Collection at Whittier College. How does the City know that construction activities wouldn’t cause reactivation along shear surfaces associated with the landslide? Please be aware that if you reply directly to this particular message, your reply may not be secure. Do not use email to send us communications that contain unencrypted confidential information such as passwords, account numbers or Social Security numbers.
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From: Susan Whitin
Sent: Wednesday, January 22, 2025 6:54:42 PM
To: Balmer-Csira, Nancy CD <[email protected]> Subject: Fwd: 1560 Bluebird Canyon DRB Comments
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] To : Members of the Design Review Board
My previous letter 10/14/24 appears in the Public Correspondence folder of the staff report for this project. Although many of the same issues apply to both properties, the 10/14/24 letter concerned Lot A, 1550 Bluebird Canyon, not this project, 1560 Bluebird.
Mr. Dyrnaes held a neighborhood meeting (1/15/25) and Mary Fegraus and I and Eiileen Sloka and I met separately with him.
While Mr. Dyrnaes has a right to develop his property, I do not support this project (or the adjacent proposal for 1550 Bluebird) as proposed.
COMMENTS:
A.The project does not meet several LBMC and DRB Design Guidelines for Neighborhood Compatibility including pattern of development, building mass, building height, retaining walls, building square footage, landscape, light impact, architectural character.
1. Pattern of Development: Garages at street level with down slope houses is the neighborhood standard. They are proposed at the Riahi and Cover properties on the other side of the knoll. A previous design for this lot included a street level garage. The garage for this house is about 16 feet above the street and this 2 story house sits on top of the knoll.
2. Building Mass: Refer to sheet 1/30 of the project plans. The perceived height of the house is 5 levels above Bluebird Canyon Dr. The elevation of the 2nd floor roof is 51.5 feet above the driveway elevation at the street. The driveway itself contributes to the building mass because more or less continuous retaining walls are required along the street to build the driveway to the garage, 16 feet above the street. If the garage were at street level, the driveway paving would be open space with landscape to soften the building mass. The house is overpowering from the street and larger than typical for this neighborhood based on square footage of 3,597 SF and 896 SF of decks. The closest neighboring houses on Bluebird (1540- 1619) average about 2,350 square feet
3. Retaining walls: Refer to Site Plan, sheet 2/30 of the project plans and 3-D computer sketches, sheet 1/30. Revocable Encroachment Permit: The Municipal Code Chapter 11.50 Revocable Encroachment Permits, section 11.50.030 states: "Types of Construction: This class of project is limited to minor structures such as low fences and retaining walls, walkways, stairs.....A revocable encroachment permit shall not be used for any structure or improvement that, if demand is made for its removal, will create any nonconforming conditions or unlawful conditions...." The driveway cannot be constructed without building a permanent retaining wall which encroaches in the ROW approx. for 45 feet and is between 6.5-10 feet high, plus a 3 foot high vehicular guardrail on top (10'-13' high). The applicant has recently proposed to cover the retaining wall with a landscaped slope. This alternative still requires a retaining wall up to 6 feet tall above the soil level at the top of the slope, assuming a 3:1 gradient for a slope planted with a tree and shrubs. Additionally, "if demand is made for its (the wall) removal ", the driveway cannot be built without this wall. The wall is a permanent structure required for access to the garage and should be constructed on private property without encroachment in the public ROW. Abutting the encroaching retaining wall is another RW on the street ROW approx. 50 feet long and between 10-13 feet high plus a 3.5' high railing (13.5-17 feet high). This wall is needed to build one (1) required on-street parking space. In comparison, the Cover and Riahi projects on Morningside, which have street level garages, each have one (1) retaining wall which does not exceed ______feet high to construct on-street parking spaces.
4. Driveways: Although not typical, there are driveways in the neighborhood. 1540 Bluebird and 1339 Morningside have long driveways and 2 houses at 1313 and 1323 Morningside share a single driveway. These existing driveways are not comparable to the 1560 proposal. The existing driveways have no or low retaining walls (max. 3.5 feet high) and all 4 houses are deeply set back from the street with heavily landscaped slopes.
5. Architectural character: The architect for this house is the same architect as the Riahi house at 1536 Morningside and a 3rd house planned for 1550 Bluebird. These 3 houses are strikingly similar in appearance: all have a high ratio of glazing to solid building wall and extensive roof decks with glass railings. This is out of character for the neighborhood.
6. Light Impacts: The building will be a lighthouse on the knoll. See comments above re Building Mass (2) and Architectural Character (6)
7. Landscape Plan: Refer to sheet 21/30 of project plans. There are no trees on the Planting Plan.
There are approx. 90 shrubs, about 20 of which have a mature height between 4-8 feet. The remaining shrubs have a mature height under 4 feet. The retaining wall along the street is planted with vines.The landscape plan does nothing to soften the effect of the building mass on the neighborhood or to screen it from view.
8. Pervious/Impervious Surfaces Ratios:
B. Hillside Construction: In the absence of other guidelines and because this proposal has hillside conditions that impact the Bluebird neighborhood in a way similar to Diamond Crestview, it is useful to review the Hillside Development Standards. Those standards include the following: the need to reduce the bulk of the building, avoiding large retaining walls in a uniform plane, minimizing the impact of parking on the neighborhood by eliminating the on-street parking requirement, using landscape to soften the impact of building on the neighborhood and screen it from view, controlling window placement, avoiding large expanses of floor to ceiling glass and picture windows, etc.
C. Other Comments & Questions:
1. Bluebird Widening: Will the widening of Bluebird Canyon Dr along the 3 lots (1550, 1560, 1570 Bluebird) be done as a single project at one time or on a lot-by-lot basis as 3 separate projects?
2. BB Widening Length of Construction Period: How long will the road widening take under each of these 2 scenarios?
3. BB Widening Public Works Scheduling: Assuming the road widening is done before construction on any of the Bluebird lots and assuming road widening is a Public Works project which goes through a City approval process, when is the earliest this work would be scheduled and what is the duration of the construction?
4. Construction Schedules: Is staff coordinating the construction schedules for 1550, 1560 and 1570 Bluebird and 1526 and 1536 Morningside ? What are the limits on the number of projects that can be under construction at the same time in this neighborhood and how is this quantified ? What is the overall duration - number of years - for construction of the 5 projects?
5. Utility Poles: The required utility pole work relocates and adds above ground poles. In light of the recent LA fires, how can these poles be undergrounded as part of this (these) projects to improve fire safety and to avoid redundant construction and redundant neighborhood disruption? How long will the utility pole work take under each of these 2 scenarios?
6. Dirt export: The dirt export calculation (1,414 cubic yards) does not include calculations for dirt displaced by the caissons. This amount will not be known until the geologist provides final calculations on the required number of caissons.
7. Master Construction Plan for the Knoll: As a general comment, a Master Plan for Construction of the Knoll is appropriate considering the 4 known (potentially 7) projects likely to be underway in the same time frame. The importance of this cannot be overstated. The Master Plan will identify and coordinate the construction schedules and sequencing of the 2 residential projects on Morningside and the utility poles, road widening and 2 residential projects on Bluebird. There will be a threshold for maximum number of projects that can be underway at the same time. The Master Plan will provide detailed schedules for all aspects of each project, identify and resolve potential conflicts, coordinate construction circulation, product deliveries, work days, from the beginning to the completion for each project separately and in context with other overlapping projects. Bluebird is more complex than Morningside given the restricted access and density of the neighborhood and the need to maintain residential access on a narrow neighborhood road.
PETER GROHMANN
Laguna Beach, CA 92651
January 16 2025
Members of the Design Review Board
Jessica Gannon (Chair)
Tom Gibbs
Mary Jo “MJ” Coveny
Kristine Thalman (Chair Pro Tem)
Louis Weil
505 Forest Avenue
Laguna Beach, CA 92651
Re: Proposed Project for 1560 Bluebird Canyon
The owner of the vacant hillside lot at 1560 Bluebird Canyon is proposing to build a home on the site and the project is on the 1/23/25 schedule of the Design Review Board. I live directly on the downhill side of the proposed project. Following are some of the major concerns I have with the proposed project:
The average size home in our neighborhood is 1,600 – 2,700 sq ft. This includes the size of the garage. The proposed size of 4,149 sq ft (3,597 living + 552 garage) is out of character for our neighborhood. The proposed glass/concrete design is also not compatible.
It appears the owner of 1560 Bluebird Canyon wants to maximize the square footage of the project. He initiated a lot-split and plans to build two homes on what used to be a single lot. The proposed home for 1560 Bluebird Canyon will require massive excavations of the hillside.
The proposed street parking spot adds to the required hillside excavation and is likely to benefit only the owner of 1560 Bluebird Canyon.
The large number of truckloads (170 per applicant’s estimate) required for the excavation alone are likely to damage the street in front of my house.
The current width of Bluebird Canyon is 18 ft at the proposed project. This makes it impossible to excavate the hill-side without a major impact on the traffic on the street. Trash service is three times every Monday and could not happen when there are hill-side excavations taking place.
Since I live at 1573 Bluebird Canyon directly below the project, the excavations and subsequent construction will make it extremely difficult for me to access my own home. The whole construction is likely to have a major negative impact on my property, i.e. emergency services, US mail service, product deliveries, visitor access, etc.
The noise and dirt from the construction will make living in my own house a nightmare.
What is currently a low-density neighborhood will be changed forever by the proposed project. The massive concrete + glass design will become a source of major “light pollution” in an otherwise low-density housing area.
The proposed project is located in a place highly unsuitable for building homes. My request for the Design Review Board is to deny the requested revocable encroachment permit for the construction of anything in the public right-of-way area in front of 1560 Bluebird Canyon.
Via separate email I also invited all members of the Design Review to visit my home at 1573 Bluebird Canyon to get a look of the proposed project and the impact on the neighborhood.
Thank you for your consideration.
Peter Grohmann
From: Joe Cover
Sent: Wednesday, January 22, 2025 1:00 PM
To: Balmer-Csira, Nancy CD <[email protected]>; Viera, Anthony CD <[email protected]>; Jung, Wendy CD <[email protected]>
Cc: david.dyrnaes
Subject: Public Comment Regarding 1560 Bluebird Canyon Dr [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Hello Staff,
Can you please include my written comments for consideration by the Design Review Board and Mr. Dyrnaes for Thursday night's meeting?
Thank you!
Dear DRB Members,
I am the owner of 1536 Morningside Drive which is the vacant parcel adjacent to the subject property to the north/northwest of the knoll between Morningside Drive and Bluebird Canyon. In full transparency, the DRB members voted in approval of our project last May, but it is currently under appeal by Mr. Dyrnaes and the owner of the adjacent vacant parcel to the East of our property. My comments are not meant to be in any way retaliatory towards Mr. Dyrnaes. I can empathize with some of the challenges of trying to build a home and I hope my comments will help lead to a fair resolution for Mr. Dyrnaes and his family, our family, and all of our terrific neighbors on Morningside Dr. and Bluebird Canyon Dr.
As a first-time home builder, I'm still learning the intricacies of the design and planning process. I've reviewed the plans along with the staff report, attended the community meeting hosted by Mr. Dyrnaes, and have observed the story poles from various points along our property line and proposed building site. Mr. Dyrnaes has also shared his plans with me on a few other occasions, for which I am grateful.
I’ll keep my comments to two main points as I think most of my family's concerns have already been addressed in the staff report and through feedback from other neighbors. I understand that this DRB meeting is not for a final vote, but for the board to consider community and staff input and to further advise the applicant. That said, I'd like to echo the following two concerns:
1. Privacy and Glare
As Mr. Dyrnaes and I have discussed, our proposed structures meet at the top of the knoll. Although I understand his plans are within the allowable building envelope, the second story of the proposed structure and the deck, for which the finished floor is situated between 12 and 13 feet higher than our proposed upper finished floor, features four floor to ceiling windows, a glass sliding door, and a large deck with glass railing. We believe these elements may compromise our privacy and introduce a substantial amount of glare. Reducing the number and size of these windows and replacing the glass deck railing with a more solid material could mitigate these concerns. In addition, critical landscaping and hedging along both sides of our property line will also be essential to ensure privacy while minimizing view obstruction for neighboring properties, especially to the East. The following is a partial image from the design set showing the glazing on the North/Northwest-facing side of the project for reference.
2. Neighborhood Compatibility
A broader concern shared by some neighbors, including those on Bluebird Canyon and Morningside, is the potential for the two planned structures to appear as a single large compound - up to 9,000 square feet of new construction. This could significantly alter the character of the neighborhood. Mr. Dyrnaes has been transparent about his plans since purchasing the property, which I appreciate, and I understand the financial motivation to build a spec home on Lot A to help fund the development on the subject property he hopes to build for his family. I believe I've only seen the concept drawings of the Lot A structure, so I am not certain of the specific colors and materials that will be used. I understand this meeting is not to discuss the future proposed structure on Lot A, but I suggest that, as the plans for Lot A are finalized, the materials, colors, and design of the subject property be substantially different from those expected to be utilized on Lot A to reduce the visual mass and enhance the compatibility with the neighborhood character.
Respectfully,
Joe Cover and Family
TOAL ENGINEERING, INC.
CIVIL ENGINEERS AND LAND SURVEYORS
139 Avenida Navarro, San Clemente, CA 92672
Tel: (949) 492-8586 • Fax: (949) 498-8625
January 13, 2025
David Dyrnaes
2125 Temple Hills Drive
Laguna Beach, Ca
Subject Property: 1560 Bluebird Canyon Drive
Laguna Beach, CA
Dear Mr. Dyrnaes,
Pursuant to your request we have reviewed the proposed driveway grades and alignment reflected on the grading plans prepare by our office to determine if there is a way to decrease the exposed retaining wall heights adjacent thereto.
The subject property is a vacant lot that has a steep ascending slope from Bluebird Canyon Drive. The steepest portion of the ascending grade is located adjacent to and within Bluebird Canyon right of way. When the street, Bluebird Canyon Drive, was originally graded, a 10 foot bluff face was left exposed within the right of way. The 10 foot high bluff face has a slope exceeding 1:1 horizontal to vertical inclination. In addition the property continues to ascend after the steep exposed section at an average slope of 2:1.
The driveways on the current site plan were steepened to maximum grades allowable and the alignment was laid out in a way to provide as much length as possible on the driveway to reduce the amount of grading required for the construction of the home while still meeting the City’s General Plan and Hillside Guidelines. The current layout of the driveways are in an optimal location.
If you have any questions regarding the foregoing please contact us.
Regards,
Caleb Rios, P.E.
Principal
CR:cr
N:240xx/24016/Misc/24016 driveway grades and adj ret walls.doc
From: >
Sent: Monday, January 20, 2025 12:19 PM
To: Jung, Wendy CD <[email protected]>
Subject: Design Review 24-2509, Coastal Development Permit 24-2510, Revocable Encroachment Permit 24-2511 1560 Bluebird Canyon Dr
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Design Review Board / Board of Adjustment
Laguna Beach
505 Forest Avenue
Laguna Beach, CA 92651
Re: Design Review 24-2509, Coastal Development Permit 24-2510, Revocable Encroachment Permit 24-2511
1560 Bluebird Canyon Dr | APN: not assigned
Public Hearing to be held on Thursday, January 23, 2025
Dear Board Members,
We are writing to express our concerns regarding the proposed home at 1560 Bluebird Canyon Dr and the increasing housing density in upper Bluebird Canyon. As long-time residents of Bluebird Canyon, we are deeply concerned about the implications of these developments on our neighborhood and safety.
The ongoing tragedies in Palisades and Altadena highlight the urgent threat of devastating fires in Laguna Beach. Bluebird Canyon, with its unique geography, existing density, limited access for first responders, and minimal evacuation routes, is particularly vulnerable. We question the wisdom of increasing housing density in this area. Specifically, we are concerned about our ability to safely evacuate, the City's capacity to protect more homes from fires, and whether the existing infrastructure—such as fire hydrants, water pressure, above-ground utilities, and narrow roads—can support this increase without compromising the safety of current residents.
It is essential to consider all proposed developments holistically in Bluebird Canyon. We understand that at least four homes are planned for the plateau in this vicinity, with the potential for even more under SB9. This is in addition to proposed projects at 1260 Bluebird Canyon and 1428 Regatta.
We urge the City and the Board to not only evaluate each project individually but also assess how all proposed developments will impact the neighborhood collectively. We believe that before any action is taken on 1560 Bluebird Canyon, an overall plan to address any new home construction in this area is created. This will allow both residents and the City to fully understand the impact of the projects on the environmental context, the compatibility with the neighborhood, and most importantly; the safety of the residents and the ability of the City to support, protect, and defend them from fire. A comprehensive understanding of all proposed builds is necessary to make informed decisions about any single project and to ensure the safety of all Bluebird Canyon residents.
Like from the 1993 Laguna Fire, there will be lessons learned from the Palisades/Altadena Fires that will lead to better planning, better building, and safer communities. I think it is incumbent upon our City leaders, and specifically this Board, to take the time to understand these lessons before we push headlong into further development and density in a high-risk fire area like upper Bluebird Canyon.
While we cannot control drought, Santa Ana winds, or our natural landscape, we can make informed choices about how we build and develop in these high-risk areas and consider the impact on existing residents.
Thank you for your attention to these important matters.
Sincerely,
Ed and Lisa Applebaum
From: David Dyrnaes
Sent: Saturday, January 18, 2025 9:24 AM
To: Balmer-Csira, Nancy CD <[email protected]> Cc: steve kawaratani David M. Parker ; Bill
Cumming < ; ; Jung, Wendy CD
<[email protected]>
Subject: 1560 Bluebird Canyon Drive project - DRB meeting & public notice [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Nancy,
I have been reading through the public commentary and found a letter from the Romita family.
I have been talking to them through their agent for over 9 months. They were notified through the regular noticing process mailers like everyone else (which the city likely has incorrect address information for). However, I also contacted their agent multiple times since late December after being notified of the January 23rd date and even sent them a copy of the Lot B plans (emailed directly to both the agent and Romitas).
They were aware of the project, DRB date and should not have been surprised about any of the issues they cite in their letter.
However, what I just found out today after talking to their agent was that Mr. Riahi (1526 Morningside Drive) contacted them recently and provided them with a ridiculous description of the project which has likely precipitated their more extreme concerns.
Please include this email with the public correspondence.
David
rom: Linda Sholik
Sent: Wednesday, January 22, 2025 9:08 AM
To: Jung, Wendy CD <[email protected]>
Subject: RE: item 5.8 on Jan 23 Design Review Meeting1560 Bluebird Canyon Dr (Lot B) | [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Above
Yahoo Mail: Search, Organize, Conquer
On Wed, Jan 22, 2025 at 9:07 AM, Linda Sholik
<lindaws > wrote:
The word "about" should be replaced with "
Yahoo Mail: Search, Organize, Conquer
On Tue, Jan 21, 2025 at 11:03 PM, Jung, Wendy CD
<[email protected]> wrote:
Hi Linda,
Received, thank you. A copy of your email will be forwarded to the Design Review Board and posted to the agenda as public commentary received for the item.
Thanks,
Wendy Jung
Principal Planner
Acting Zoning Administrator
City of Laguna Beach
(949) 497-0321
[email protected]
From: Linda Sholik
Sent: Sunday, January 19, 2025 8:10 PM
To: Jung, Wendy CD <[email protected]>
Subject: item 5.8 on Jan 23 Design Review Meeting1560 Bluebird Canyon Dr (Lot B) | [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] 1560 Bluebird Canyon Dr (Lot B) | APN: not assigned Design Review 24-2509, Coastal Development Permit 24- 2510, Revocable Encroachment Permit 24-2511 Applicant:
David Parker, Architect (949) 872-6616 [email protected] Dear Design Review Members,
I don't support the plans to put two large homes on the Ridgeline where there was formally one home. I am concerned about landslides caused by excessive removal of dirt and extensive switchbacks to support driveways and garages far about the street.
Homes just below the projected dirt removal area are built on an ancient landslide. Will the city be liable if it does slide, or will the homeowner take responsibility? Linda Sholik
Bluebird Canyon Drive
From: Jung, Wendy CD <[email protected]>
Sent: Tuesday, January 21, 2025 11:20 PM
To: [email protected]
Cc: Coveny, Mary Jo <[email protected]>; Ballard, Maria CD <[email protected]>
Subject: RE: DR Agenda Item 5.8 1560 Bluebird Canyon Drive Hi Mary and Clark,
I noticed that you sent the email below to Don Sheridan who is no longer on the Design Review Board (DRB), and that MJ Coveny (who is presently on the DRB) was left off the email list. I’ve copied her so that she is aware of your email and attached letter regarding agenda item 5.8.
Thanks,
Wendy Jung
Principal Planner
Acting Zoning Administrator
City of Laguna Beach
(949) 497-0321
[email protected]
From: Jung, Wendy CD
Sent: Tuesday, January 21, 2025 11:13 PM
To: [email protected]
Subject: RE: DR Agenda Item 5.8 1560 Bluebird Canyon Drive Hi Mary and Clark,
Received, thank you. A copy of your email will be posted to the agenda as public commentary received for the item.
Thanks,
Wendy Jung
Principal Planner
Acting Zoning Administrator
City of Laguna Beach
(949) 497-0321
[email protected]
From: mefegraus@
Sent: Monday, January 20, 2025 11:50 AM
To: Jung, Wendy CD <[email protected]>
Cc: Weil, Louis <[email protected]>; Thalman, Kristine <[email protected]>; Sheridan, Don <[email protected]>; Gannon, Jessica <[email protected]>; Gibbs, Thomas <[email protected]>
Subject: DR Agenda Item 5.8 1560 Bluebird Canyon Drive
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Please see our attached letter of concern.
Thank you,
Mary and Clark Fegraus
Morningside Drive
Morningside Drive
Laguna Beach, CA 92651
January 19, 2025
Design Review Board, City of Laguna Beach
505 Forest Avenue
Laguna Beach, CA 92651
RE: 1560 Bluebird Canyon Drive (Lot B), Design Review 24-2509, Coastal Development Permit 24- 2510, Revocable Encroachment Permit 24-2511 January 23, 2025 public hearing Dear Chair and Members of the Design Review Board,
The “knoll” with street frontage on Morningside Drive and Bluebird Canyon Drive still under development plans is a great concern to our neighborhood. Without a specific subdivision plan each parcel is being developed independently without consideration of the existing neighborhood.
The one project our neighborhood supports (1536 Morningside Drive) is now under appeal by an adjacent landowner.
The city’s staff report is very clear with many concerns.
Access: Bluebird Canyon Drive is a rural narrow road at this point with a continuing problem of soil sliding into the road. The proposed driveway only adds to the massiveness of the project and provides limited access to vehicles of all sizes. We support the relocation of the garage closer to the street,
Design Articulation: Although within the allowable building envelope, the structure on top of the ridgeline creates the appearance of mass and is totally out of context with the existing neighborhood. We believe that this project categorically disregards the Land Use element.
The Land Use element of the city’s General Plan specifically states that projects are “to be compatible in design, scale, and character with the surrounding neighborhood” and “which reflect the quality and values of the community, enhance the visual character of neighborhoods, and preserve views and privacy to the greatest extent feasible.” Design Integrity: Although some of materials may be consistent with our neighborhood the position of the structure perched on the ridgeline reduces its style compatibility with the neighborhood.
General Plan Compliance: We agree that the home should be sited closer to the street and in a manner that does not span four levels above the street. (LU Element Policy 2.1) We do feel that the proposed project does impact public views because of its placement on top of the ridgeline. We agree the siting the home closer to the street and/or reducing the size of the home would help. Land Use Element Policy 2.8)
We agree that the proposed project is not visually compatible with the existing neighborhood. (Land Use Element Policy 7.3)
We agree that the Landscaping Plan is not appropriate.
Lighting and Glare: We agree that the extensive glazing and interior light spillage at night does not meet neighborhood compatibility.
All of these concerns are part of the Neighborhood Compatibility criteria. The proposed size, location of structures, height of retaining walls and long driveway of the project are in conflict with Neighborhood Compatibility and many of our city’s general plan elements.
The same landowner is proposing an even larger project on the adjoining parcel. Although this is not relevant to this project it is imperative that 1560 Bluebird Canyon Drive project be considered carefully as it will set a precedent.
Regarding Revocable Encroachment Permits: The massive retaining walls and driveway do not seem to fit in a category where they could be removed easily.
Also, noise is another neighborhood concern. Due to the topography of this site noise will carry in many directions. An outside spa at this location is questionable because of noise pollution.
Thank you for listening to some of our concerns. We treasure our neighborhood and understand that homes will be built on the knoll property. We just want them to fit into our Bluebird Canyon mosaic.
Sincerely,
Mary Fegraus
Clark Fegraus
Mary Fegraus and Clark Fegraus
From: William Horner
Sent: Tuesday, January 21, 2025 4:09 PM
To: Gannon, Jessica <[email protected]>; Gibbs, Thomas <[email protected]>; Coveny, Mary Jo <[email protected]>; Thalman, Kristine <[email protected]>; Weil, Louis <[email protected]>; Jung, Wendy CD <[email protected]>; Balmer-Csira, Nancy CD <[email protected]> Subject: Resident Concerns Regarding Proposed Project at 1560 Bluebird Canyon and Site Visit Request [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Members of the Laguna Beach Design Review Board,
I am writing to share my perspective as a long-time resident regarding the proposed single-family home at 1560 Bluebird Canyon, located catty-corner to my home at 1565 Bluebird Canyon Drive. I feel compelled to express my concerns about the proposed design, which I believe jeopardizes the unique character of our neighborhood and conflicts with several key principles outlined in the city’s design guidelines. At the same time, I acknowledge the applicant’s right to develop the property and understand that the site’s constraints—along with neighborhood considerations and lending criteria—pose significant challenges. My intent in providing this feedback is to ensure that both the applicant and the Design Review Board have a comprehensive understanding of the potential impacts, helping to prevent undue burdens on neighbors and safeguard the environmental integrity of our community. Bluebird Canyon’s unique character and natural beauty are treasures that deserve thoughtful protection.
Neighborhood Compatibility
The proposed project's mass and scale are fundamentally incompatible with the existing neighborhood character. With a lot coverage ratio of 34.9%, it pushes against the 35% code maximum, which our guidelines clearly state should be treated as a theoretical limit, not a target.
This is particularly concerning given the site’s location on a ridge/knoll, an area afforded special protections under our guidelines. Further, the square footage of the proposed home significantly exceeds that of surrounding houses. For reference, the average size home in the relevant vicinity of the project is 1,600 – 2,700 sq ft. This includes the size of the garage. The size of the proposed project is 4,149 sq ft (3,597 living + 552 garage). As such, we urge substantial reductions to better align with neighborhood norms and preserve the environmental and aesthetic integrity of the ridgeline.
In general, we'd like to see the project better blend with the canyon character, environmental context, and rustic vernacular of Bluebird. This may include rethinking mass, materials, size and extent of glazing, angular forms, and detailing to blend more harmoniously with the surroundings and ridgeline. We respect the architect’s role in iterating towards better neighborhood compatibility, and we’d love to hear his ideas. One idea that was suggested by the developer that we support is to use pressure treated timber and I -beams for the retaining walls, where practical, to better disguise mass and blend the project into the hillside.
Additionally, we request renderings that include the landscaping and security fence. This will help address concerns related to visible mass and integration with the surrounding environment. It is essential that the project blends with the ridgeline and neighborhood rather than becoming the focal fixture point of it.
Ridgeline Preservation and Environmental Context
Our design guidelines explicitly discourage development on ridges, emphasizing that such projects must integrate into the ridgeline rather than dominate it. The current proposal fails to meet this standard, with its excessive mass, angular roof forms and extensive excavation outside the building footprint for the driveway and parking cutouts. We are also concerned about the removal of significant trees, which could be used as natural privacy screens, and our guidelines encourage builders to preserve. This further degrades the ridgeline and the unique canyon environment that defines our neighborhood.
Privacy, Noise, and Light Pollution
The proposed design, with its extensive glazing, large balconies, and glass railings, raises significant privacy concerns for neighboring properties. The extensive glazing and western facing corner windows creates direct sightlines into our yard. As part of a year-long engagement with a designer, we are converting a portion of our front yard into a small outdoor sitting area, and we are concerned about privacy intrusions. Simply put, we seek to avoid a situation where we feel constantly under observation, not only while on our property but also in the public way, as many residents walk this street daily. The privacy of the upper stretch of Bluebird is a key neighborhood resource that must be reasonably preserved for all to enjoy. A reasonable scaling back of glazing should be able to remedy these concerns and strike a more equitable balance.
Additionally, the large rooftop balcony raises concerns about potential noise from outdoor gatherings. Given the unique acoustics of the canyon, such noise carries across a wide area, impacting the peaceful environment. More specifically, noise and conversation from the project’s site currently infiltrates our master bedroom and bathroom – we are concerned that the project will erode the privacy of the most intimate part of our home This street is particularly dark, even by Bluebird Canyon standards, and that quality is cherished by the neighborhood. We urge the project to limit outdoor lighting to the minimum required by code, shield it effectively from the public way, and place it on motion sensors to mitigate light pollution.
In a similar vein, we strongly recommend the reduction in size and number of windows, the use of window shades on timers, frosted privacy glass for the garage glazing, and light timers or motion sensors to minimize disturbances. Preserving our dark skies is important to maintaining the serene natural character of our community.
In the interest of privacy and light shielding, we request that the glass railings be replaced with materials that provide better privacy screening and better align with the character of the neighborhood.
Noise Concerns
We are particularly concerned about the placement of the two AC units on the west wall, which will generate ongoing noise issues for neighboring properties. We strongly recommend relocating the AC units to the backyard to minimize noise impacts on the neighborhood below. Additionally, we urge the elimination of any noise-producing water features such as fountains or waterfalls and request enhanced sound insulation for all spa equipment, pond pumps, and AC units beyond the baseline code requirements. Given how easily sound travels from the ridge into our master bedroom and outdoor spaces, these measures are crucial to maintaining the neighborhood’s natural tranquility.
Traffic, Staging, and Construction Impacts
Given the narrow and winding nature of Bluebird Canyon Drive, the scale and duration of this project pose serious logistical challenges. Past projects in our area have resulted in significant disruptions, with workers arriving before permitted hours, construction traffic straining our narrow roads, and substantial truck damage to the roadway above our most critical retaining wall, which failed once in the past causing structural damage to our home. As such, we strongly urge strict adherence to worker arrival and finish times and adherence to posted tonnage limits for construction vehicles.
Additionally, we ask for more information regarding the relocation of the utility pole, as it may affect how utility lines cut across our west-facing Catalina view. We don't foresee this being an issue, but we would like to be sure.
Conclusion
Bluebird Canyon is one of Laguna Beach’s most bucolic neighborhoods, and its preservation is a shared responsibility. While we understand the need to balance development with community interests, the current proposal imposes undue burdens on its neighbors and the environment. In light of these concerns, I respectfully request that the Design Review Board reject the current proposal and require significant modifications to bring it into compliance with our city’s design guidelines and the character of our neighborhood.
I appreciate your time and consideration of these concerns and look forward to working collaboratively to ensure that this development aligns with Laguna Beach’s values and preserves the unique character of our community.
Please see attached site visit agreement. I look forward to meeting a member of Design Review onsite to discuss these concerns.
Best,
William Horner
Bluebird Canyon Dr
From: Rosanne Beam <
Sent: Monday, January 20, 2025 11:51 AM
To: [email protected]; Gibbs, Thomas <[email protected]>; Coveny, Mary Jo <[email protected]>; Thalman, Kristine <[email protected]>; Weil, Louis <[email protected]>; Jung, Wendy CD <[email protected]> Subject: Proposed project at 1560 Bluebird Canyon Drive [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Chair and Members of the Design Review Board,
Please see attached letter regarding the proposed project at 1560 Bluebird Canyon Drive.
Thank you for your consideration.
Sincerely,
Rosanne Beam
Morningside Drive
Morningside Drive
Laguna Beach, CA 92651
January 20, 2025
Design Review Board
City of Laguna Beach
505 Forest Avenue
Laguna Beach, CA 92651
RE: 1560 Bluebird Canyon Drive (Lot B)/APN: not assigned, Design Review 24-2509, Coastal Development Permit 24-2510
Dear Chair and Members of the Design Review Board,
As owner of the home at 1575 Morningside Drive since 1976, I am writing in opposition to the above proposed development by David Dyrnaes. Below are some of the many reasons.
1. Neighborhood Compatibility
The size and scale of this proposed home is a huge intrusion into our neighborhood.
This house, plopped on top of the knoll, towers over other neighborhood homes like a fortress. The homes in the immediate area are smaller and are terraced down the slope.
A house should fit the environment, not dominate it! It is critical that the size, elevation, and scale of this house be reduced with more of it built into the hill. The proposed structure is over fifty-one feet from street to roofline. This is the equivalent of a 5-story house! It is simply too large and too tall!
2. Garage and retaining wall
Why is the garage not at street level like most Bluebird homes? This would make it more compatible and lower the height of the house. The proposed plans show the permanent retaining wall on the road right of way. The plan shows extremely high retaining walls with no vegetation.
3. Design
This home is designed by David Parker, the same architect who designed the Riahi house at 1526 Morningside. It is remarkably like the Riahi project, just slightly scaled down. That design was turned down on appeal to City Council 5-0.
4. View Equity
The location of the house on the property maximizes the view of the new home at the expense of neighboring homes and future homes on the knoll. Please ensure view protection.
5. Impact on Privacy
The proposed home placed on the top of the knoll as it is, will impact the privacy of nearby homes on both Bluebird Canyon and Morningside Drive. The structure peers down on other neighborhood homes like a guard tower. Once again, changes to elevation, lot placement and mass could mitigate this invasion of privacy.
6. Lighting & Glare
Most neighbors would look directly at the front interior and exterior lights. On a house this massive with so much glass, it would look like a nightclub venue, destroying the ambience of our tranquil neighborhood. The glare of rear lighting, even the smallest security lighting, would invade the privacy of the neighboring proposed Cover home.
7. Sunlight
I am concerned that the height of this structure, above the ridgeline, will impact neighbors in the winter and early spring when the sun is low in the sky. The City has codes regarding hedges and rows of trees that block the sun. What about massive structures?
8. Parking
A project of this size generates many cars. With very restricted parking on Bluebird Canyon, where are the residents (who generally use garages for storage not parking), guests, and workers going to park? Probably on Morningside Drive which already has a major parking and traffic problem. Normally, at least six cars are parked from the corner of Bluebird up to the first home on Morningside (my home). During and after construction, the parking issues will be continuous. Adding more vehicles to the mix will hinder the ability to evacuate this canyon in case of fire or earthquake. I would hate another tragedy like the Paradise Camp Fire to happen here! This is a difficult parcel to develop. I hope the Design Review board will consider the concerns of the existing homeowners and use your knowledge of hillside development to keep this project compatible with our neighborhood. Thank you.
Sincerely,
Rosanne Beam
From: eileenslora@
Sent: Saturday, January 18, 2025 10:36 AM
To: Jung, Wendy CD <[email protected]>
Subject: 1560 Bluebird Canyon Dr (Lot B)
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Regarding: 1560 Bluebird Canyon Dr (Lot B) | APN: not assigned Design Review 24-2509, Coastal Development Permit 24- 2510, Revocable Encroachment Permit 24-2511 Applicant: David Parker, Architect (949) 872-6616
I live at 1545 Bluebird Canyon Drive. Below are my comments regarding the proposed development at 1560 Bluebird Canyon Dr.
1. The overall aesthetics and size of the property (home and landscaping) appear to be a disconnect to the architectural styles of the neighborhood.
2. There is far too much glazing which would create a “beacon” of light in the evening.
3. The 9’ high concreate retaining wall on the street level is unacceptable. A material more in keeping with the canyon should be considered.
Kind regards,
Eileen Slora
Bluebird Canyon Road
Laguna Beach, CA 92651
-----Original Message-----
From: steve kawaratani <
Sent: Saturday, January 18, 2025 10:31 AM
To: Jessica Gannon <[email protected]>; Thalman, Kristine <[email protected]>; Mary Jo & Steve Coveny <[email protected]>; Gibbs, Thomas <[email protected]>; Weil, Louis <[email protected]>
Cc: Warren Hutcherson ; Horst Noppenberger ; David M. Parker <[email protected]>; Khan, Shehriyar CD <[email protected]>; Steven, Heather CD <[email protected]>; Balmer-Csira, Nancy CD <[email protected]>; Wank, Garrett CD <[email protected]>; Jung, Wendy CD <[email protected]>; Schneider, Matthew CD <[email protected]>
Subject: 5.2 806 Gainsborough Drive, 5.4 547 Alta Vista Way, 5.8 1560 Bluebird Canyon Dr., Lot B, 5.9 2840 Zell Drive [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.]
Good morning, Chair Gannon and Board members,
It’s a chilly but beautiful MLK weekend! At the advice of a close friend, I’m going to enjoy my weekend by reducing work to 90% and increasing play to 10%. It’s all a question of balance… 806 Gainsborough Drive returns for your consideration, with changes to address Board parking concern, while conforming to Fire requirements for access around the structure. Other changes were undertaken for privacy concerns and the applicant team is grateful for Staff’s recommendation for approval. 547 Alta Vista Way also returns with staff recommendation for approval. Horst addressed neighboring view concerns through rotation of the architectural program, and the applicant team believes that view equity has been achieved. 1560 Bluebird Canyon Drive is being reviewed by the DRB for its first hearing. As a vacant lot located on the Bluebird Knoll, the project has received considerable scrutiny. Extensive time and review was completed to design a compliant driveway, site the project on the level area of the property and to capture views. Staff is requesting that the Board provide direction for the design guidelines and we are confident that the project is close to achieving approval on a challenging property.
2840 Zell Drive is also a vacant lot and is being treated as so by a few neighbors. It is obviously a buildable lot and we believe that the project deserved a recommendation for approval. Nevertheless we look forward to meeting onsite and receiving Board direction.
I have copied Warren who is the applicant for Gainsborough, Horst for Alta Vista and David for BBC and Zell. I am coordinating site visits and I am available from 10am on Tuesday, anytime on Wednesday and after 10am on Thursday. It those times don’t work, Warren and Horst can meet with you independently. Regarding David’s projects, perhaps we can complete site visits back to back, with the understanding that BBC will require some trekking and a bit more time.
Enjoy your weekend and I look forward to meeting with you next week.
Best,
Steve
From: Marcia Stallworth <
Sent: Friday, January 17, 2025 12:19 PM
To: Jung, Wendy CD <[email protected]>; [email protected]; Gibbs, Thomas <[email protected]>; Coveny, Mary Jo <[email protected]>; Thalman, Kristine <[email protected]>; [email protected]; Kathy Romita <[email protected]>; Johnny Romita Jr. < ; Marcia Stallworth >
Subject: Fwd: Laguna Beach Building Department
[NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Design Review Board Members, I am forwarding you this email I received from the property owners of 1600 Bluebird Canyon, in Laguna Beach. The property in front of the Romita property is scheduled for a design review board hearing meeting on January 23rd at 5pm I understand. In my conversations with the Romitas over the past couple of years I have been told over and over again that they are not receiving any notifications from the building department as to the proposed construction that is being planned for the several properties surrounding their property. I have been working with them to obtain an attorney to represent them and advise them in this matter. They are also planning on having their property surveyed to check the boundaries of their property, in addition they are looking for an engineer who can help them understand the future impact their neighbors proposed property development will have on their property and the future development of their property. I have requested through Daniel Latham a request to meet at the Romita's property for a site visit to discuss the negative impact that David Dryness design will have on the Romita property. The only time I have available to meet with you would be Wednesday the 22nd of January or Thursday the 23rd of January, I am waiting to hear back from Daniel. I appreciate your time and your willingness to help the Romitas make sure that the proposed designs for the surrounding properties will not have a huge negative impact on the Romitas property. If you would like to reach me I can be reached on my cell phone #619-997-0014.
Best Regards,
Marcia Stallworth
For john and Kathy Romita
Property Owners
---------- Forwarded message ---------
From: John Romita
Date: Mon, Jan 13, 2025 at 8:59 AM
Subject: Laguna Beach Building Department
To: Marcia Stallworth
Hi Marcia, you can direct this to whomever you choose and if you would like to edit or change ANYTHING, please feel free.
To whom it may concern,
My husband and I purchased our land in Laguna Beach in 2017, the address is 1600 Bluebird Canyon Dr. This is our planned retirement location. Since that time we had been living on Long Island NY and Spicewood Texas, then recently sold the NY home and moved permanently to Texas. We have consistently had mail forwarded to us, regardless of where we were.
We have asked our dear friend and real estate agent, Marcia Stallworth, to visit the land and update us on its condition. She has also visited the Laguna Beach Building Department. We also have made several trips to the lot ourselves. Over the years we have not been sent any pertinent notifications of building plans, permits or properties sold nearby. We have received 3 notices from the fire department to clear brush from the property, which we have addressed! We have been to the Laguna Beach building department more than a few times so as to confirm our mailing address and requested Marcia Stallworth to reconfirm the same. We were assured that we would be notified if and when any planning or sales happened in the nearby area.
Recently however one lot owner on nearby Morningside , sent us copies of a planned building proposal that significantly affects our property’s value and view on Bluebird. We are now looking for legal advice on how to address this. All proposed planning and work must be halted immediately until we, our legal counsel and builders, can view all this.
We will be out of the country on business until Feb 8, and Marcia Stallworth will be the point person during this period of time and going forward as well.
It is California state law that surrounding neighbors’ properties must give notice, to all neighbors, of any building permits , remodeling, and new construction that changes and or alters views, which are vital to the value of our property!
If we don’t receive proper notification of any project construction, building proposal or remodeling, the end result will be a significant loss of value and also physical access to our property! If that Morningside neighbor can find my contact information, and send building files to my personal email, then why can’t the Laguna Beach Building Department do the same? Respectfully
Kathy and Johnny Romita
(Texas address:
Sent from my iPhone
From: Harpal Sadhal
Sent: Friday, January 17, 2025 10:38 AM
To: Balmer-Csira, Nancy CD <[email protected]>; David Dyrnaes < >
Subject: 1560 Bluebird Canyon Drive - 1/23/25 DRB Comment Letter [NOTICE: This message originated outside of City of Laguna Beach -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] David and Nancy,
Good morning and hope you are both well.
Attached is a letter we'd like to have included as part of the public comment / DRB Member packages for 1560 Bluebird on next Thursday's 1/23 DRB meeting agenda.
Please confirm when you have received this email and the attachment.
Thank you,
Harpal and Shaheen
Sadhal Family
Bluebird Canyon Drive, Laguna Beach, CA 92651
_________________________________________________________________ January 17, 2025
David Dyrnaes Via Email: david.dyrnaes
Temple Hills Drive
Laguna Beach, CA 92651
Re: DRB Comment Letter - Proposed Single Family Residence at 1560 Bluebird Canyon Drive David,
We appreciate your outreach and efforts to educate us on the proposed single family residence design and construction at 1560 Bluebird Canyon Drive, across the street from us. Our comments are based on meeting with you, several emails as well as a review of the plan set dated November 20, 2024.
In general, we support your rights to build a home within the City-prescribed guidelines and development standards.
We do, however, have concerns outlined herein that we would like to have addressed by you, your architecture/ engineering team, general contractor and the City of Laguna Beach. We have shared these with you previously and will document them here in this letter which we are submitting as part of the public commentary for Design Review Board members at your upcoming January 23, 2025 hearing.
We also pose the question if the city / community should be discussing the impacts of both proposed Dyrnaes residential projects together to avoid piecemealing the analysis (study one now, then another later despite their perceived interconnected nature - confirming one home can be built without the other?). The property was one parcel and recently lot-split and appears to share physical features between the homes like site/fire access stairs. Essentially two homes by the same owner, same architect and same builder for simultaneous construction.
Further, in light of the recent Los Angeles-area fire tragedies, we ask that before adding more homes to the Bluebird Canyon area, the City and Fire Authority consider electrical utility design and be fully and empirically accurate that we have adequate water supply, water pressure and emergency services capacity to handle the construction of additional sizable structures.
HILLSIDE / GEOLOGICAL STABILITY
The proposed project will require a significant amount of earthwork and soil export to set the foundations and achieve the buildable site condition. Our concern lies in the unintended consequences which could result to homes downhill by moving that much earth at the top of the hill (e.g. future landslide on the extreme, or even movement of inches or feet, which could cause damage to homes)? What assurances
Sadhal Family
Bluebird Canyon Drive, Laguna Beach, CA 92651
_________________________________________________________________ can be provided? We assume the geotechnical engineer has taken at least the required amount of soil boring samples to determine the composition of the soil to formulate the geotechnical design.
NEIGHBORHOOD DISTURBANCE FROM SOIL EXPORT TRUCK TRAFFIC The plans note removing 1,414 cubic yards of soil, which equals about 109 dump trucks-worth of removal (assuming each truck carries 13 cubic yards). Given the project site is essentially at the top of the Bluebird Canyon, that would be highly disruptive to the daily ongoings of the majority of Bluebird residents for both the queuing up of trucks to receive soil and to haul it off-site. Can the neighborhood handle that amount of heavy truck traffic including safety to pedestrians typically walking and/or biking the roads? Any peak traffic times that the trucks wouldn't be hauling?
COORDINATED DEVELOPMENT OF ADJACENT PROPOSED HOMES
In the immediate vicinity of the vacant land area you’re proposing, five homes are currently being slated for development (two by Dyrnaes family), one by Riahi, one by Cover and one by Romita. My understanding is at least 3 of these are likely to be built concurrently by the same builder (Dyrnaes and Romita). Has the City reviewed and analyzed the neighborhood impacts and risks of such a concentrated construction activity lasting 18-24 months within a relatively hard-to-access and dense location?
CONSTRUCTION STAGING / DISRUPTION TO BLUEBIRD CANYON ROAD The project site is on a steep hill and looks to require cutting of the slope to even begin staging equipment. What are the projected construction staging impacts to Bluebird Canyon Road (e.g. closures of X days, weeks) given the very narrow nature of the road? What about the frequency of proposed closures and access disruptions? Will the neighbors be able to receive postage mail normally, have any disruption to trash removal services, package deliveries, etc.? Lastly - what is the proposed contractor logistics plan for construction worker parking? Will they consume on-street parking or have an off-site location (e.g. Rancho Laguna Drive and be shuttled up?).
NOISE / DUST CONTROLS
The project site is an undeveloped greenfield site. The level of earth / soil movement is significant and will generate a lot of noise and dust in addition to noise and dust generated during vertical construction.
Our home is downslope from the site and anticipated to receive a fair amount of dust carry and noise impacts. What mitigations, assurances and/or conditions of approval will we have to protect our quality of life and breathing safety during the estimated 18-24 month construction period? We would expect if construction commences, there will be a lot of additional cleaning to the exterior of our home and cars - is that simply our cost to bear? Not to mention can our children play safely outside (e.g. basketball on the driveway) during that time? Will the construction equipment utilize white noise devices to mitigate back-up alarms from digging equipment and/or other construction equipment?
BUILDING SHADOW / LIGHT / GLARE
Has the project design studied the potential impacts of what shade the proposed home will cast on surrounding homes below the site? Any view simulations for what will be visible from balconies? Studies regarding glare that will be generated from the level of glazing proposed on the home (what percentage
Sadhal Family
Bluebird Canyon Drive, Laguna Beach, CA 92651
_________________________________________________________________ of the building fascia is glazing/window glass?) and what are the proposed light levels from interior and exterior lights that will be visible if/when the house is built and occupied?
VIEWS / PRIVACY
Are there any potential view and/or privacy issues from building the house? If so, how are they being mitigated?
Sincerely,
Harpal and Shaheen Sadhal
Owners, Bluebird Canyon Drive
CC Nancy Balmer-Csira, City of Laguna Beach Planner ([email protected]) Design Review Board Members via Staff Report Materials Distribution Jessica Gannon (Chair)
Kristine Thalman (Chair Pro Tem)
Mary Jo “MJ” Coveny
Louis Weil
Tom Gibbs