DESIGN REVIEW BOARD STAFF REPORT
February 13, 2025
Agenda Item No. 5.9
Case No: Design Review 24-2113
Project Location: 1813 Temple Hills Drive | APN: 641-382-14 Applicant: Steve Kawaratani, Consultant
(949) 290-0210 | [email protected]
Property Owner: Vella Reddy
Prepared By: Community Development Department
Garrett Wank | Associate Planner
(949) 464-6626 | [email protected]
Board Members within a
500’ Radius: None
RECOMMENDATION: Adopt Resolution 24-2113 (Attachment 1) approving Design Review 24-2113 for modifications to a previously approved landscape plan and finding said action exempt from CEQA under Section 15304.
EXECUTIVE SUMMARY:
The Applicant, Steve Kawaratani, is requesting Design Review 24-2113. The proposed project includes modifications to a previously approved landscape plan (the “Project”). Staff recommends approval, however staff also recommends that the Board deliberate on the view equity and landscaping criteria and consider additional conditions of approval to address the concerns of the adjacent neighbor at 1843 Temple Hills Drive.
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PROPERTY AERIAL PHOTO
PROPERTY INFORMATION
Land Use Designation Village Low Density (1-7 DU/AC)
Zoning Designation R-1 Residential Low Density
ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below.
Development Standard Required Existing Proposed Conforms Site Coverage 4,130 SF (35%) 2,212 SF
(18.7%)
2,212 SF
(18.7%)
Yes
Landscape Open Space 2,325 SF (25.83%) 7,175 SF
(60.8%)
7,175 SF
(60.8%)
Yes
DISCUSSION/ANALYSIS:
Site History
The property is currently developed with a single-family residence and two-car garage built in 1975.
On November 1, 2001, the City Council approved Lot Line Adjustment 01-05 to realign the property line between 1843 and 1813 Temple Hills Drive.
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On March 15, 2012, the Design Review Board approved Design Review 12-248 for upper level additions, elevator height, elevated decks, air conditioning, grading, landscaping, construction in an environmentally sensitive area (earthquake fault), and to maintain the nonconforming driveway grade with the conditions that: the existing Brazilian Pepper hedge in the right-of-way be maintained at 15 feet and the width not allowed to be any wider; two Eucalyptus in the side yard directly above the small deck be removed; the remaining existing 16 trees in the rear yard be maintained at 20 feet or less; the uplights be reduced from seven to four, and the architectural lighting be limited to one light per exit, two at the garage of forty watts maximum.
Code Enforcement Case 23-0067 was opened on January 31, 2023, and remains open for not adhering to the design-review-approved landscape plan and making modifications to an approved landscape plan without approval.
Proposed Project
The property is located on Temple Hills Drive in a single-family neighborhood. The Project includes modifications to a previously approved landscape plan, including new and removed trees.
The Project is exempt from the Coastal Development Permit (CDP) requirements as the scope of work consists of site improvements on a lot developed with an existing single-family residence, the lot is not within close proximity to a beach or bluff, the property is fully improved with structures, hardscape, and ornamental landscaping, and none of the exceptions apply. (See Laguna Beach Municipal Code (LBMC)
25.07.008(A)(1)).
Coastal Development Permit (CDP)
The project does not require approval of a CDP because the proposed action is considered exempt development pursuant to LBMC Section 25.07.008, Coastal Development Permits. The proposed improvements are limited to landscaping that are accessory to an existing single-family dwelling and do not include additions that would require the project to be treated as new development.
ENTITLEMENTS: Included within this staff report is an analysis of the following entitlements: Design Review.
Design Review
The following element requires Design Review: modifications to a previously approved landscape plan. (See LBMC Section 25.05.040(B)(1)(q).) Design Review is governed by LBMC Section 25.05.040. Design Review is considered by the Design Review Board at a duly noticed public hearing where the following findings are considered in relation to the proposed development:
Finding No. 1: Physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with the design review criteria specified in Section 25.05.040(H), as set forth below:
1. Access. Conflicts between vehicles, pedestrians and other modes of transportation should be minimized by specifically providing for each applicable mode of transportation. Handicapped access shall be provided as required by applicable statutes.
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N/A. The proposed Project is limited to landscaping and no changes are proposed to the existing pedestrian and vehicular access. The property will maintain the existing access off of Temple Hills Drive.
2. Design Articulation: Within the allowable building envelope, the appearance of building and retaining wall mass should be minimized. Articulation techniques including, but not limited to, separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.
N/A. The proposed Project is limited to landscaping. These improvements would have no impact on the single-family structure’s well-articulated appearance.
3. Design Integrity: Consistency with the applicant’s chosen style of architecture should be achieved by the use of appropriate materials and details. Remodels should be harmonious with the remaining existing architecture.
N/A. The proposed Project is limited to landscaping, and no changes are proposed to the existing single-family residence.
4. Environmental Context: Development should preserve and, where possible, enhance the city’s scenic natural setting. Natural features, such as existing heritage trees, rock out-cropping, ridgelines and significant watercourses should be protected. Existing terrain should be utilized in the design and grading should be minimized.
Yes. The subject property is located within a developed single-family neighborhood and does not maintain any significant natural features, such as heritage trees, rock outcroppings, significant watercourses, or ridgelines. No grading is being proposed as part of this project. The landscape plan modifications would continue to provide for a well-vegetated rear yard with a diversity of plant species.
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 certified local coastal program.
Yes. The proposed project complies with the goals and policies of the General Plan as evidenced in the findings below.
General Plan Policies
Land Use (LU) Policy 2.8 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography and/or other significant onsite resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.
Yes. The project, limited to landscaping and align with this policy by integrating with the existing natural topographic features. No grading or obstruction of public views would occur.
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LU Policy 2.10 Maximize the preservation of coastal and canyon views (consistent with the principle of view equity) from existing properties and minimize blockage of existing public and private views. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff top trails, visitor-serving facilities, etc.).
Yes. The project enhances the site’s visual quality through appropriate landscaping without introducing architectural changes. Public views remain unaffected as the existing Brazilian Pepper hedge obscures visibility of the proposed vegetation from Temple Hills Drive. Maximum maintained heights for all new trees are proposed to range from 15 to 20 feet high to maintain private views for neighboring properties.
LU Policy 3.10 Require building design and siting to be compatible and integrated with natural topographic features, minimize significant alteration of natural topography or other significant onsite resources, and protect public views as specified in the Design Guidelines and Landscape and Scenic Highways Resource Document by maintaining the low-profile character of structures.
Require use of appropriate landscaping, special architectural treatments, and siting considerations for projects visible from major highways and arterial streets. Best efforts should be made to site new development in locations that minimize adverse impacts on views from public locations (e.g., roads, bluff-top trails, visitor-serving facilities, etc.).
Yes. The proposed landscaping respects the site's natural features. The landscaping plan employs visually compatible elements to align with local design guidelines. The existing Brazilian Pepper hedge obscures visibility of the proposed vegetation from Temple Hills Drive, therefore no change is proposed to the existing public views.
LU Policy 10.2 Design and site new development to protect natural and environmentally sensitive resources such as areas of unique scenic quality, public views, and visual compatibility with surrounding uses and to minimize landform alterations. (Same as Policy 7.3) GOAL: Ensure that proposals for new development, subdivisions, and major remodels are sufficiently evaluated to protect public health and safety and natural resources.
Yes. By maintaining the existing terrain and focusing solely on landscaping, the project minimizes landform alterations. There are no environmentally sensitive resources in the project area, and no grading or building modifications are proposed.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
N/A. The existing residence was constructed in 1975 and is approximately 49 years old. The structure is not listed on the City’s Historic Register and is not associated with events or persons important to local, regional, or national history. The structure also does not represent the work of a master, nor does it exhibit high artistic values. Finally, the building does not embody the distinctive characteristics of a particular type, period, region, or method of construction. The structure has been DR 24-2113
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modified over the years, including kitchen additions in 1964, a garage extension in 1993, and upperlevel floor area additions and deck additions in 2012.
7. 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 of proposed landscaping.
Yes. The subject property is located within the Rimrock (#6b) neighborhood as specified in the City’s Landscape and Scenic Highways Resource Document. The neighborhood is characterized by varied streetscape planting, ranging from a rustic palette of Eucalyptus, California Sycamore, and California Pepper, to a 1960's tropical palette of Coral Trees, Giant Bird of Paradise, and palm trees.
The submitted landscape plan has been reviewed by the City’s landscaping consultant and the proposed landscaping is consistent with the City’s requirements. Maximum maintained heights for all new trees are proposed to range from 15 to 20 feet high to maintain private views for neighboring properties.
As shown in Figure 1, the proposed changes to the approved planting plan (already planted) incorporate a range of groundcover, shrubs, and trees including:
• Removal of:
o 9 Carolina Laurel Cherry shrubs
o 2 Strawberry Trees
o 17 existing trees (species not specified)
• Planting of:
o 6 Cast Iron Plants (groundcover),
o 3 Agave maintained at 4’ in height,
o 2 Phormium Hybrid Flux maintained at 4’ in height.
o 4 Eureka Lemon trees maintained at 15’ in height
o 4 Weeping Fig trees maintained at 20’ in height
o 1 Evergreen Ash tree maintained at 20’ in height
o 2 Pittosporum Silversheen trees maintained at 18’ in height As noted on the landscape plan (Attachment 2), all volunteer plants are to be removed.
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Figure 1: Proposed Planting Legend
8. Lighting and Glare: Adequate lighting for individual and public safety shall be provided in a manner which does not significantly impact neighboring properties. Reflective materials and appurtenances that cause glare or a negative visual impact (e.g., skylights, white rock roofs, highgloss ceramic tile roofs, reflective glass, etc.) should be avoided or mitigated to a level of insignificance in those locations where those surfaces are visible from neighboring properties.
N/A. The Applicant does not propose any new lighting as part of this application. Any future lighting will be subject to the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70).
9. Neighborhood Compatibility: Development shall be compatible with the existing development in the neighborhood and respect neighborhood character. Neighborhood character is the sum of the qualities that distinguish areas within the City, including historical patterns of development (e.g., structural heights, mass, scale or size), village atmosphere, landscaping themes and architectural styles.
Yes. The proposed landscaping modifications are consistent with the character and scale of the neighborhood. No new structures, grading, or alterations to the residence are proposed. The design complements the surrounding properties by maintaining an informal and visually appealing landscape.
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10. Pedestrian Orientation: Commercial development design shall enhance and encourage pedestrian uses. Incorporation of articulated building masses, compact open spaces and courtyards, mixed use developments, use of landscaping as part of design, and orientation to pedestrian access should be maximized.
N/A. Design Review Criteria for Pedestrian Orientation is related to commercial development and is not applicable to the proposed project.
11. Privacy: The placement of activity areas (e.g., decks, picture windows and ceremonial or entertainment rooms) in locations that would result in a substantial invasion of privacy of neighboring properties should be minimized.
Yes. The landscape plan incorporates plantings to enhance privacy without introducing structures or hardscape elements. The existing and proposed trees will serve to create a visual barrier between the subject property and the adjacent neighbors.
12. Public Art: Public art is encouraged and shall be displayed where feasible or required by the Art in Public Places ordinance.
N/A. Design Review Criteria for Public Art is related to commercial development and is not applicable to the proposed project.
13. Sign Quality: Signs shall be incorporated into the architecture of the structure and shall be made of high quality materials, be simple in design and be visually compatible with the surrounding physical environment in terms of color, scale and size. Use of natural materials in the construction of signs is encouraged.
N/A. Design Review Criteria for Signage is related to commercial development and is not applicable to the proposed project.
14. Sustainability: New development should consider architecture and building practices which minimize environmental impacts and enhance energy efficiency by: (a) reducing energy needs of buildings by proper site and structural design; (b) increasing the building’s ability to capture or generate energy; (c) using low-impact, sustainable and recycled building materials; (d) using the latest Best Management Practices regarding waste and water management; and (e) reducing site emissions.
N/A. The proposed Project is limited to a new planting plan.
15. Swimming Pools, Spas, and Water Features: Swimming pools, spas and water features shall be located, designed and constructed where: (a) geology conditions allow; (b) noise produced by circulatory mechanical pumps and equipment is mitigated; and (c) any associated fencing or other site improvements are compatible with neighboring properties.
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N/A. The proposed Project is limited to landscaping, and no pool, spa, or water feature is included in the application.
16. View Equity: The development, including its landscaping, shall be designed to protect existing views from neighboring properties without denying the subject property the reasonable opportunity to develop as described and illustrated in the City’s “Design Guidelines.” The “Design Guidelines” are intended to balance preservation of views with the right to develop property.
Yes. The applicant proposes Weeping Fig trees at 20’ maintained height along with Evergreen Ash trees at 20’ height, existing New Zealand Christmas tree to remain at 20’ height, existing Strawberry Trees to remain at 15’ height and Pittosporum Silversheen shrubs to be raised from 12’ height to 18’ height.
The subject property is located within the Rimrock (#6b) neighborhood as specified in the City’s Landscape and Scenic Highways Resource Document. The neighborhood is characterized by varied streetscape planting, ranging from a rustic palette of Eucalyptus, California Sycamore, and California Pepper, to a 1960's tropical palette of Coral Trees, Giant Bird of Paradise, and palm trees.
The proposed landscaping is designed to complement the neighborhood. Maximum maintained heights for all new trees are proposed to range from 15 to 20 feet high to maintain private views for neighboring properties.
Finding No. 2. The physical improvements and site developments related to the Project are designed and located in a manner in overall consistency with all other applicable design guidelines.
Yes. The project is consistent with the Residential Design Review Guidelines, as explained above.
There are no other design guidelines that apply.
Finding No. 3. The physical improvements and site developments related to the Project are characterized by appropriately scaled development, diverse and unique architectural designs, pedestrian orientation, and sensitivity to the natural conditions of the site.
The project is limited to landscaping modifications, which are appropriately scaled to the property and surrounding neighborhood. The proposed improvements do not include any new structures or expansions, ensuring the development remains proportional to the site.
Finding No. 4. The project is consistent with any specific plan or any other specific zoning design review criteria.
N/A. The project site is not located in a specific plan area and the R-1 zoning does not contain any other specific design review criteria. The project conforms to the Architectural Guidelines, including landscaping, privacy, view equity, and neighborhood compatibility as described above.
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ENVIRONMENTAL IMPACT:
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15304 - Minor Alterations to Land, in that the project consists of minor alterations in the condition of land, water, and/or vegetation which do not involve removal of healthy, mature, scenic trees. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. Here, the project is limited to landscaping that does not involve the removal of healthy, mature, scenic trees.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas in that the project site is fully improved with structures, hardscape, and ornamental landscaping and the City’s environmentally sensitive areas maps do not identify any such areas on-site or within the immediate Project vicinity. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. There are no unusual circumstances resulting in a significant impact on the environment. There will be no damage to scenic resources, including trees, historic buildings, rock outcroppings or similar resources, within a highway officially designated as a state scenic highway. The project is not located on a hazardous waste site or any other site included on a list compiled pursuant to Government Code section 65962.5. The project will not result in significant adverse impacts to historical resources as defined by CEQA. Consequently, additional environmental analysis is not necessary to meet the requirements of the CEQA.
Staff will cause to be filed a Notice of Exemption (NOE) with the County Recorder’s Office should the Project receive final approval.
RECOMMENDATION:
If the Design Review Board determines that the project is consistent with the view equity and landscaping design review criteria, then it is recommended that the Board, by motion, adopt a resolution (Attachment 1) approving Design Review 24-2113 and finding said action exempt from CEQA.
NOTIFICATION:
Pursuant to Title 25 (Zoning) Public Notice, a public hearing notice has been mailed at least twenty-one (21) days prior to the hearing date in accordance with Title 25. In addition, a public hearing notice has been posted on the project site at least 10 days in advance of the hearing date.
PUBLIC COMMENT:
Staff has received concerns regarding consistency with the design-review-approved landscape plans as well as view equity from the adjacent neighbor located at 1843 Temple Hills Drive. Specifically, the neighbor notes that the proposed tree heights at the east end of the property currently impact the viewshed of 1843 Temple Hills Drive, which abuts the project site to the east. (Attachment 3).
ATTACHMENTS:
Attachment 1 – Resolution No. 24-2113
Attachment 2 – Plans
Attachment 3 – Public Commentary