DESIGN REVIEW BOARD STAFF REPORT
February 27, 2025
Agenda Item No. 5.5
Case No: Design Review 24-1572
Coastal Development Permit 24-1688
Project Location: 607 Short Street | APN: 644-044-02
Applicant: Drew Blake
949-235-3739 | [email protected]
Property Owner: Steve McIntosh
Prepared By: Community Development Department
Shaveta Sharma | Senior Planner
(949) 715-0958 | [email protected]
Board Members within a
500’ Radius: None
RECOMMENDATION: Conduct a public hearing and by motion, adopt Resolution 24-1572 (Attachment 1) approving Design Review 24-1572 and Coastal Development Permit 24-1688 for a new single-family dwelling (major remodel with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping, and for a new 412-square-foot, one-story detached accessory dwelling unit (ADU) in the rear yard, and finding said action exempt from CEQA under Sections 15303.
EXECUTIVE SUMMARY:
The Applicant, Drew Blake, is requesting Design Review 24-1572 and Coastal Development Permit 24- 1688. The proposed project includes a new single-family residence (major remodel to an existing structure with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping, and a new detached ADU (the “Project”). The existing 1,441-square-foot single-family dwelling and 375-squarefoot attached, two-car garage would be expanded with a 1,033-square-foot two-story addition, 52-squarefoot addition to the existing garage, 325 square feet of elevated decking at the first floor, and an 80-squarefoot elevated deck at the second floor. While not subject to design review, a proposed detached, 412-squarefoot ADU is subject to a coastal development permit. This ADU is not appealable to the California Coastal Commission and is categorically exempt from CEQA pursuant to section 15303, Class 3(a) (New Construction) of the state CEQA Guidelines, which allows construction of an ADU in a residential zone.
Attachment 4
68 DR 24-1572, CDP 24-1688
February 27, 2025
Staff recommends that the Board approve the Project. Staff has analyzed the Applicant’s request and believes that all of the findings of fact necessary for approval can be made for the requested entitlements.
PROPERTY AERIAL PHOTO
69 DR 24-1572, CDP 24-1688
February 27, 2025
SITE 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 39.5% 23% 29% Yes
Landscape Open Space 22.7% 35% 27% Yes
Height (Lowest floor to top of roof) 25’-0” 16’-4” 24’-1” Yes Setbacks (primary dwelling)
Front
Side (West)
Side (East)
Rear
20’-0”
6’-6”
6’-6”
20’-0”
25’-0”
8’-0”
8’-0”
26’-9”
25’-0”
8’-0”
8’-0”
26’-9 ”
Yes
Yes
Yes
Yes
DISCUSSION/ANALYSIS:
Site History
The subject site is developed with a single-story single-family dwelling that was constructed in 1945. A permit to construct an iron and brick fence was issued in 1974.
Proposed Project
The proposed project requires Design Review for a new single-family residence (major remodel to an existing structure with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping.
While not subject to design review, a proposed, detached, 412-square-foot ADU is subject to a Coastal Development Permit (CDP). This ADU is not eligible for appeal to the California Coastal Commission and 70 DR 24-1572, CDP 24-1688
February 27, 2025
is categorically exempt from CEQA pursuant to section 15303, Class 3(a) (New Construction) of the state CEQA Guidelines, which allows construction of an ADU in a residential zone.
ENTITLEMENTS: Included within this staff report is an analysis of the following entitlements: Design Review and Coastal Development Permit.
Design Review
The following elementsrequire Design Review: a new single-family residence (major remodel to an existing structure with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping. (See Laguna Beach Municipal Code (LBMC) Section 25.05.040(B)(1). 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.
N/A. The proposed project does not affect site access. The site is improved with an attached two-car garage with access to an improved street. The site maintains vehicular access from Short Street and no changes to access are being proposed. An existing sidewalk along the property frontage will be maintained.
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.
Yes. The building addition includes a new second story approximately half the size of the expanded ground floor, which will create a well-articulated building appearance. The existing development in the neighborhood consists of a mixture of single- and two-level residences with varying architectural styles and exteriors, including contemporary and traditional styles. Sloping roofs and variation of building materials that include stucco and siding will effectively reduce the appearance of mass.
Therefore, the criterion has been met.
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.
Yes. The colors and materials are appropriate for the traditional architectural style chosen for this Project and will harmonize with and complement the existing home. The colors and materials for the project will match existing exterior siding walls and the proposed siding for the new upper-level 71 DR 24-1572, CDP 24-1688
February 27, 2025
addition will add a new visual component and provide visual relief to the structure and is compatible with the overall design. Therefore, this criterion has been met.
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.
N/A. The relatively flat site is fully developed with a single-family dwelling and ornamental landscaping, and does not contain heritage trees, rock outcroppings and ridgelines, or significant water courses. Minimal grading is proposed, with only 10.25 cubic yards outside the building footprint proposed for the project.
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 project complies with the General Plan polices as explained below.
Land Use Element (LUE) 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.
The proposed design avoids significant alteration of the natural topography and has minimal grading as part of the design. The applicant is adding low retaining walls, approximately two and a half feet in height in the front yard to create a level area.
LUE 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.).
The design of the house maximizes the preservation of coastal views of neighboring houses due to the existing topography and its location south of the existing Laguna Beach High School. The development would not impact any public or private coastal views as a result of the location being below the elevation of the structures to the north and east of the property with coastal views that could potentially be impacted.
LUE 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 72 DR 24-1572, CDP 24-1688
February 27, 2025
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.).
The design of the project is compatible with the neighborhood in terms of size, mass and design.
The alteration to the natural topography is minimal as the house complies with the residential zone guidelines and creates a structure that minimizes the appearance of mass and is oriented for access from Short Street.
LUE Policy 7.3 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 natural landform alterations. (Same as Policy 10.2.) GOAL:
Protect, preserve, and enhance the community’s natural resources.
The project site does not contain environmentally sensitive resources and does not impact public views. The single-family home use is compatible with the surrounding single-family home uses and minimizes alterations to the natural topography while constructing a larger home that is compatible with the neighborhood.
LUE Policy 7.10 Require new construction and grading to be located in close proximity to preexisting development to minimize environmental impacts and growth-inducing potential.
The proposed construction and associated grading are within the previously disturbed building site and located in a developed neighborhood of single-family residences on a lot that has an existing single-family home. The environmental impact of the project will be insignificant with no growthinducing potential, as there are existing two-story single-family dwellings in the immediate project vicinity.
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
N/A. The property 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.
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 proposed project is located within the Arroyo Chico area as described in the City’s Landscape and Scenic Highways Resource Document. This document includes a set of policies and maintenance guidelines to address the issues of tree maintenance, fire safety, heritage tree 73 DR 24-1572, CDP 24-1688
February 27, 2025
preservation, view preservation, scenic highways, water conservation, soil stability, invasive plants and neighborhood landscape character. The submitted plans are consistent with the policies and guidelines for the Arroyo Chico area. Additionally, the proposed landscape plan has been reviewed and approved by the City’s landscape reviewer for compliance and does not contain target species for fire safety considerations. The proposed plans are compatible with the development of the neighborhood and will not impact view equity. Therefore, this criterion can be met.
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.
Yes. The proposed exterior lighting plan for the house is shown on sheet A-20 and includes a total of 31 light fixtures, such as can lights, wall mounted lights, and path lights. Overall, the plan provides low level lighting where needed for safety and efficient operation in outdoor activities, terraces, stairs and walkways. All proposed lighting is in compliance with the City’s Good Neighbor Outdoor Lighting Ordinance (LBMC Chapter 7.70). Therefore, this criterion can be met.
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 existing development in the neighborhood consists of a mixture of single- and two-level residences with varying architectural styles and exteriors, including contemporary and traditional styles. As described in the “Design Articulation” criterion above, the applicant proposes a traditional design that is consistent with the surrounding pattern of development. Therefore, this criterion can be met.
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 design review guidelines stipulate that any development incorporate “a reasonable degree of residential privacy and will be compatible with other improvements in the neighborhood.” The 74 DR 24-1572, CDP 24-1688
February 27, 2025
applicant has worked with their neighbors to address privacy concerns by incorporating opaque windows on the second story addition and no substantial privacy impacts are anticipated to result from the proposed upper-level addition on adjoining properties.
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.
Yes. New construction is required to meet Title 24 energy and Building Code requirements, which include insulated windows and energy efficient lighting. The applicant will be required to provide proof of compliance. Further, the applicant will be required to reuse, recycle, or divert at least 50 percent of the project’s construction and demolition debris. Finally, to promote future installation of solar panels, a minimum of 250 square-feet of “solar ready” roof area will be provided. For these reasons, this criterion has been met.
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.
N/A. The project does not involve a pool, spa or water feature.
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. 75 DR 24-1572, CDP 24-1688
February 27, 2025
Yes. The project designer took into consideration the views of the neighboring properties in the design of the new program. The design of the house maximizes the preservation of coastal views of neighboring houses due to the existing topography and its location south of the existing Laguna Beach High School. Views from the adjacent residence on the east side of the property may be impacted by the project. Staff have not had the benefit of a site visit observing the view from the interior of the units. The landscaping palette does not include any new plantings that will impact existing views.
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.
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.
Yes. The project design and architecture are appropriately scaled and diverse, as described in the design integrity and neighborhood compatibility design criteria above.
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 within a specific plan and the R-1 zoning does not contain any specific design review criteria. The project conforms to the Architectural Guidelines, including avoiding major disparities of height and bulk with adjacent structures, use of appropriate colors, and appropriate scale, detail and articulation of the structure.
Coastal Development Permit
The project includes a new single-family residence (major remodel to an existing structure with additions exceeding 50%), elevated decks, new exterior materials, windows, and landscaping, and a new detached 412-square-foot accessory dwelling unit (ADU), while not subject to design review, requires a Coastal Development Permit (CDP 24-1688).
The CDP for the ADU is not eligible for appeal to the California Coastal Commission and is categorically exempt from CEQA pursuant to section 15303, Class 3(a) (New Construction) of the state CEQA Guidelines, which allows construction of an ADU in a residential zone. The following findings are considered in relation to the proposed development of the ADU and major remodel of an existing singlefamily residence:
Finding No. 1: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
76 DR 24-1572, CDP 24-1688
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1. The proposed development will not encroach upon any existing physical accessway legally utilized by the public or any proposed public accessway identified in the adopted local coastal program land use plan.
The proposed development will not modify any existing physical accessway utilized by the public or identified in the adopted local coastal program land use plan in that the subject property contains no existing accessways legally utilized by the public, no such public accessways are identified in the adopted land use plan.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
The proposed development will not adversely affect marine resources, environmentally sensitive resources or archeological or paleontological resources in that the project site is located within an established residential neighborhood, and no such resources are known to exist in the immediate project area.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources in that the project site is located within an established residential neighborhood and is not located near any recreational or visitor-serving facilities.
4. The proposed development will be sited and designed to prevent adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas, and will provide adequate buffer areas to protect such resources.
The proposed development will have no adverse impacts to environmentally sensitive habitats and scenic resources located in adjacent parks and recreation areas in that the project site is located within an established residential neighborhood, no such areas abut the project site, and no buffer areas are needed to protect such resources.
5. The proposed development will minimize the alterations of natural landforms and will not result in undue risks from geological and erosional forces and/or flood and fire hazards.
The proposed development will not cause or contribute to the alteration of natural landforms or create undue risks from geological and erosional forces and/or flood and fire hazards in that the proposed development includes grading of 10.25 cubic yards outside the building footprint, which as described in the “environmental context” criterion above, is considered minimal and intended to create a level yard. The landscaping plan has been reviewed for fire safety.
6. The proposed development will be visually compatible with the character of surrounding areas, and where feasible, will restore and enhance visual quality in visually degraded areas. 77 DR 24-1572, CDP 24-1688
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The analysis provided in Design Review criteria #9 (neighborhood compatibility) is incorporated herein by reference. Based upon this analysis, the finding can be made.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
The proposed development will not have any adverse impacts on any known archaeological or paleontological resource in that such resources are not known to exist in the project area, and the project site is located within an established residential neighborhood.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
The proposed major remodel to the existing single-family dwelling and new detached ADU do not involve any changes to existing utilities, access roads, drainage, or other necessary facilities, and such facilities will remain adequate to serve the dwelling units.
9. Other public services, including, but not limited to, solid waste and public roadway capacity have been considered and are adequate to serve the proposed development.
The site is located in an existing developed neighborhood, which is considered adequate to provide solid waste service and the roadways are considered adequate to serve the proposed development.
Finding No. 2. Any development located between the sea and the first public road paralleling the sea is in conformity with the certified local coastal program and with the public access and public recreation policies of Chapter 3 of the Coastal Act.
The project is consistent with all applicable policies of the Certified LCP. The development is not located between the sea and first public road paralleling the sea. Additionally, the subject site is zoned residential and is not suitable for recreational uses identified in Chapter 3 of the Coastal Act.
Finding No. 3. The proposed development will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act.
As described in the staff report, the project does not have adverse environmental impacts. The project will not cause any significant adverse impacts on the environment and qualifies for a categorical exemption (as described in the Environmental Impact section below) pursuant to the California Environmental Quality Act Guidelines.
LCP DOCUMENTS
The project conforms with all the following applicable documents of the Certified LCP.
Land Use and Open Space/Conservation General Plan Elements Zoning Map
78 DR 24-1572, CDP 24-1688
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Title 25 (Zoning Code)
2010 Design Guidelines – A Guide to Residential Development ENVIRONMENTAL IMPACT:
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15303 and 15304. There is no evidence of any unusual or special conditions that would result in a significant effect on the environment. The subject property is located within a developed neighborhood with all facilities provided and access existing to the parcel. This project fits within the Class 3 and 4 exemptions because it is a single-family dwelling with one accessory dwelling and related site improvements including grading, landscape, hardscape, and retaining walls on an existing legal building site.
Further, none of the exceptions outlined in State CEQA Guidelines Section 15300.2 apply. The project site does not contain any environmentally sensitive areas. There will be no cumulative impact resulting from successive projects of the same type in the same place, over time. The project site does not contain any environmentally sensitive areas in that the site is fully developed with an existing single-family dwelling and is surrounded on all sides by public streets and developed residential and institutional properties, and the City’s environmentally sensitive areas maps do not identify any such areas on-site or within the immediate Project vicinity. 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:
Conduct a public hearing and by motion, adopt Resolution 24-1572 (Attachment 1) approving Design Review 24-1572 and Coastal Development Permit 24-1688, 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:
No comments were received on the project as of the time of preparation of this report. 79 DR 24-1572, CDP 24-1688
February 27, 2025
ATTACHMENTS:
Attachment 1 – Resolution No. 24-1572
Attachment 2 – Plans
Attachment 3 – Colored Elevations
Attachment 4 – Color and Material Board
Attachment 5 – Certified Staking Plan
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