D A V I D M . P A R K E R , A R C H I T E C T A I A
1502 N. Coast Highway, Laguna Beach, CA 92651
Ph: (949) 872-6616 [email protected]
Date: January 26, 2026
Project: 31731 Seacove Drive
Discussion of Exhibits
Dear Council Members,
Thank you for taking the time to consider our request to deny the appeal of our Design Review approval. Please review the attached exhibits. Following are my discussions of each exhibit to assist you.
SEACOVE DR ANALYSIS
This exhibit shows the Seacove street, the relationship of the homes to each other, and the deck sizes for comparison. Please note that the neighborhood consist of small lots, which are very close to each other, and that our lot is twice the size of the other lots on Seacove. Note that the smaller lots cannot support a deck of similar size as our proposed deck, as the houses necessarily occupy nearly the entire lot. It is not fair to require that our deck size be restricted by the very constrained and substandard lots which surround our property.
Please also note that all the homes on Seacove are in such close proximity to each other, that zero privacy impact is not achievable, and moreover, reducing our deck further would not improve privacy of the neighbors.
MAIN DWELLING DECK
This exhibit shows that the deck is a “walk-out” from the main house living room, and is not accessible to the ADU. Per staff report, walk out decks above ADU’s are allowed. This exhibit also shows the windows which face the Burnes property, which will be frosted glass.
PROPOSED SEACOVE STREETSCAPE LANDSCAPE
This exhibit shows how we screened the proposed pool from the neighbors across the street with a tall popocarpus hedge, at the request of of the board. Note that there is a view from our deck and pool which would be impacted if we provided a higher and more extensive hedge.
LANDSCAPE PLAN
This exhibit shows the extent of the proposed landscaping, and how we provide a visual screen for the Burnes privacy with a row of Carolina Cherry trees, as requested by the board. This exhibit also shows other measures we provided to improve privacy for Mr. Burnes, such as further deck reduction, frosted windows facing Burnes, and preservation/replacement of a podocarpus hedge which currently exists between the two properties.
31672 SEABLUFF LOWER DECK VIEW
This photo is a close up of the proposed deck story poles which Burnes contends are impacting his privacy. It shows the stages of deck reduction, resulting in a small corner (yellow) which is barely visible. A person would need to stand at this farthest corner, and look back toward Burnes, instead of toward the ocean view. This image also shows the proposed Carolina Cherry screen trees, which will replace the Ficus tree.
31672 SEABLUFF UPPER DECK VIEW
Similar to the previous photo, his photo is a close up of the proposed deck story poles which Burnes contends are impacting his privacy. It shows the stages of deck reduction, resulting in a small corner (yellow) which is barely visible. A person would need to stand at this farthest corner, and look back toward Burnes, instead of toward the ocean view. This image also shows the proposed Carolina Cherry screen trees, which will replace the Ficus tree. 3162 SEABLUFF OVERALL VIEW FROM LOWER DECK
This photo displays the complete sweeping view which is enjoyed by Burnes, showing how insubstantial any view impact which may exist from our proposed deck is to Burnes, As pointed out in the staff report, “In regard to neighbor opposition, while staff acknowledges neighborhood concerns, opposition alone is not a basis for denial; the decision must be grounded in review standards and supported findings. The Board weighed concerns, required multiple revisions (deck reductions, glazing changes, and landscaping), and concluded that the Second Revised Project with the conditions of approval satisfied all applicable findings.”
EXISTING AND PROPOSED GARAGE COMPARISON
This exhibit shows the existing substandard 1-car garage, and the proposed oversized 2 car garage with parking for (at least) 2 cars in the driveway. This provides more than ample parking for the proposed project and removes the need for parking on the narrow street.
PROPOSED AND REVISED DECK AREA COMPARISON
This exhibit shows the cumulative reductions made to the deck, at the request of the Board.
POOL SIZE COMPARISON, EXISING VS. PROPOSED
This exhibit shows the large existing pool, and the much smaller proposed pool, for comparison.
Finally, We have been encouraged to achieve “equity” among neighbors regarding privacy. Equity does not mean zero impact, but means that there is a balance between an applicant’s right to reasonably develop their property, and the right of neighbors to reasonably maintain their views and privacy. We believe that our proposed project has achieved such an equity, and is neighborhood compatible.
Respectfully,
David M. Parker
Architect AIA
PER PLANNER
TAKE OFF - GIS MAP - APPROX.
DECK SIZE 1067 SF
(810 SF+257 SF) APPROX.
31672 SEA BLUFF LANE
375
SEACOVE DR ANALYSIS
NEW DECK
NEW
POOL
ADDITION
PER STAFF REPORT
AVERAGE DECK SIZE AT SEACOVE DR. IN VICINITY IS 407 SF.
MAIN DWELLING DECK
NEW GARAGE
UPPER
LEVEL
ADDITION
NEW ADU
Per Staff Report: The deck can only be accessed from the primary dwelling, it is clearly intended to only be used by the primary dwelling, not as roof deck for the ADU. The current ADU ordinance (Ord. No. 1713) defines a “roof deck” as “a deck above the uppermost story of a building, with no access from interior living space at that same floor level”. The proposed deck is accessed from the interior living space of the main dwelling, therefore, it is not considered an ADU roof deck. 1 5 ’ - 5 ”
1 0 ’ - 5 ”
PROPOSED SEACOVE STREETSCAPE LANDSCAPE
(PODOCARPUS)
SEA BLUFF LN
PROPOSED LANDSCAPE PLAN
VIEW PRIVACY CONCERN FROM SEA BLUFF
LOWER DECK
Per Staff Report: In regards to privacy, as noted above, the Second Revised Project includes glazing and landscaping measures to mitigate visual intrusion; the combination of frosted/obscure glass and a dense hedge maintained at specified height constitutes reasonable mitigation. The Board concluded these measures satisfy view-privacy balancing consistent with the Municipal Code.
VIEW PRIVACY CONCERN FROM SEA BLUFF
UPPER DECK
VIEW EQUITY CONCERN FROM SEA BLUFF
LOWER DECK
Per Staff Report:
In regard to neighbor opposition, while staff acknowledges neighborhood concerns, opposition alone is not a basis for denial; the decision must be grounded in review standards and supported findings. The Board weighed the concerns, required multiple revisions (deck reduction, glazing changes, and landscaping), and concluded that the Second Revised Project with the conditions of approval satisfied all applicable findings.
AREA OF IMPACTED VIEW
EXISTING & PROPOSED PARKING COMPARISON
EXISTING & PROPOSED POOL SIZE COMPARISON