1 Steven, Heather CD
From: BURNES
Sent: Thursday, July 17, 2025 3:24 PM
To: Gannon, Jessica; Gibbs, Thomas; Coveny, Mary Jo; Bauta, Imer; Weil, Louis; Steven, Heather CD; Jung, Wendy CD; Design Review Board; JIM Burnes Subject: Re: 7/24/2025 DRB HEARING - 31731 SEACOVE DR. - BURNES SITE-VISIT -
AGREEMENT
Attachments: agrmt site visit signed 7.2025 Scan.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
[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.] Ms. Steven and DRB Members:
I am a neighbor living at who has visual & audio privacy - intrusion concerns as well as other concerns regarding the Project at 31731 Seacove Dr. Even as revised, the roof deck's 26'2" westward projection would still allow numerous individuals on the deck to have direct sight-lines into my master bedroom and in fact see my bed as well as into multiple personal spaces of the Gray and Everhart residences on Seacove Dr. The 528 SF deck as planned is TWO TO THREE TIMES LARGER THAN EACH OF THE OTHER DECKS ON SEACOVE DR. All 5 surrounding neighbors oppose the proposed roof deck.
I would like to personally show my concerns to the DRB Board Members. Please contact me via email or cell / text or call) to schedule a site - visit at your convenience. Please see attached Site-Visit-Agreement.
Thank you for your time, consideration, and community service.
Jim Burnes
Laguna Beach, CA 92651
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To: Heather Steven, Senior Planner
City of Laguna Beach, Community Development Planning Division From: Nona and Steve Everhart
Owners and residents of Dr. Laguna Beach
Subject: 31731 Seacove Dr. Laguna Beach - DRB Hearing 7/24/25 Dear Heather,
This will be the third leter we’ve writen expressing our opposi�on to the proposed modifica�ons for 31731 Seacove Drive, Laguna Beach, CA. Please note the file that our objec�ons have not changed from our leter provided for the last DRB hearing.
We, along with several of our neighbors (collec�vely “Neighbors”), have met several �mes with DRB members hoping to share our concerns for our privacy. Addi�onal site visits at our home are being conducted today.
The Neighbors have repeatedly requested a mee�ng with the architect to share our concerns prior to the hearing scheduled for this week; to date, we have not received a response to our request(s).
To reiterate our posi�on on the proposed deck:
Our objec�on shared by all other affected property owners on Seacove is not that they want a deck, it is the sheer size of the deck. Thirty plus feet in length with approximately 700 square feet in surface area is unreasonable and causes all of us concern. It is the size and length of the deck and the posi�oning of the fire pit on the outer edge that’s wholly objec�onable to us and other neighbors. Any ac�vity on the proposed deck will be directly in our line of sight and invasive. A simple solu�on we suggested to the architect when he visited our home prior to the first DRB hearing is to halve the size of the deck to a length of 15 feet (which would s�ll be a sizeable deck and much larger than any other property owners’ deck on Seacove). With that length it wouldn’t impact our view, line of sight up the coast line and our privacy. Seems to us and our neighbors a reasonable request, but apparently there is an agenda that requires a massive deck that we find objec�onable. Since the last hearing, the flags represen�ng the proposed deck size has only been decreased by 4 feet.
Include with this leter are addi�onal photos from our property which clearly demonstrate how our view and privacy will be severely impacted.
Again, we appreciate the opportunity to voice our concerns related to the proposed development and will have a representa�ve at the upcoming public hearing in person.
Respec�ully,
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Nona and Steve Everhart
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Rendering of proposed deck with a party-like atmosphere.
View from our dining/living area through picture window. 543
View from chairs on deck. Property flags clearly show the proposed view obstruc�on. 544
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31731 Seacove Drive
A few other points to consider (which are illustrated in the exhibits):
- Since the first presentation, the deck was pulled back nearly 9 feet, and reduced by 205 s.f. down from 733 s.f.
- Our proposed deck is smaller than the existing raised decks. There is an existing raised concrete deck/terrace (470 s.f.) off the existing great room, and a second raised wood deck below (189 s.f.), and the combined areas of these decks are 659 s.f. Our reduced deck is 527.8 s.f., now 131.2 s.f. less than the existing raised decks, or 80% of the existing raised deck areas. - The existing concrete deck/terrace (470 s.f.) is off the existing great room, and provides the exact same function as the proposed deck, which is 527.8 s.f., only 57.8 s.f. larger (12%) than the existing. This is a very minor increase.
- The existing usable outdoor area, consisting of wood and concrete decks, and a swimming pool, totals 2798 s.f. These areas are displaced by the garage and lower additions. Our proposed deck is not the only usable outdoor area, and at 527.8 s.f., is only 24% of the existing usable areas (including the pools).
- The houses on Seacove with smaller decks occupy lots 1/2 the size as our double lot, thereby restricting the possible deck size.
- There are a count of 6 houses on Seacliff, adjacent to Seacove with a similar pattern of development, with decks larger than 700 s.f. Moreover, 31673 and 31672 Seacove (behind the subject property) have substantial decks, although we could not find data regarding the sizes. - In neighborhoods such as this one, which are close to the ocean and which have ocean views, it is a property right, and a lifestyle, to enjoy these views, and enjoy outdoor living. - There is virtually no impact to neighbor's views. Some views may be improved by the removal of the large trees for the proposed project.
- The neighbor to the north has privacy concerns. We have taken reasonable steps to minimize these concerns, and that any exposure to our deck is now limited to a very small corner. It should be noted that expansive views are enjoyed by the neighbor (see photos at the end of the exhibits). The row of Carolina Cherry trees ends at a point, beyond which, the applicant will have diminished view up the coast, blocked by the cherry trees.
This project has many benefits to the neighborhood, including:
- Removal of the massive ficus tree and a large podocarpus tree on Seacove will improve the views of some neighbors.
- The proposed 2 car garage, off the street with a turnaround area, will improve parking and traffic and safety with "nose out" vehicle exiting.
- The unsightly tall non-conforming wood fence along Seacove will be removed, and replaced with a lower more attractive 4' high railing, enhancing open space. - There will be landscaping along Seacove, which will beautify the streetscape.
It should be noted that that our proposed deck has been described by some neighbors as a “party deck”.
The term “party deck” is often used to mischaracterize the use of decks and to create a false impression. The owners wish to use the proposed deck for outdoor dining, to access the pool, and to enjoy sunset views, but not for entertainment or parties.
Final Thoughts
The Seacove area has a pattern of development of small lots, reduced setbacks, and narrow streets.
This results in many homes very close to one another. Most of these homes enjoy decks for outdoor living, and the enjoyment of the fine weather and views of the ocean. It is unreasonable, in such a community, to expect complete privacy and complete mitigation of noise and views to and from these properties. However we have taken reasonable steps possible to address these concerns. 548
31731 Seacove Drive
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. In other words, “give and take” should be expected to be fair to all concerned. We believe that our proposed project has achieved such an equity.
We hope you will approve the project, and we look forward to presenting to you.
Respectfully submitted,
David M. Parker
Architect AIA
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July 22, 2025
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1 Steven, Heather CD
From: David Parker
Sent: Wednesday, July 23, 2025 3:10 PM
To: Gibbs, Thomas; Gannon, Jessica; Weil, Louis; Coveny, Mary Jo; Bauta, Imer Cc: Steve Kawaratani; Steven, Heather CD; David Parker; JOSEPH PRANER; Mitchell Friedman Subject: 31731 Seacove New Finding for Comparable Deck Sizes, and Driveway Entry Radius Attachments: NEIGHBORHOOD COMPS.pdf; DRIVEWAY RADIUS.jpg [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 Board Members,
We have a new finding that is relevant to the size of the proposed deck at 31731 Seacove. Please see the attached.
There are only 6 single family homes on Seacove Drive. 4 of these are on very small lots, roughly 1/2 the size of our property. These small lots have small decks.
However, the lots on Seacliff which have decks larger than 700 s.f., are larger lots (with one exception).
These lots are not similar to ours. We feel that having a larger lot justifies a larger deck area, and that it is not applicable to compare the size of our deck with the size of decks on the four small lots on Seacove, which do not have as much room for a deck.
The lots along the north branch of Seacliff, which backs up against Seacove, are similar to ours and these homes have larger decks. It is consistent and appropriate to compare those lots to ours. Also, Seacove and Seacliff are part of the same neighborhood. We feel this finding justifies our proposed 527.8 s.f. deck, and illustrates that it is consistent with the pattern of development in the neighborhood We hope you will consider this finding.
Lastly, we agree to radius the corners of the driveway entry with a 3' radiused curve, as suggested by Board member Weil. This is better and safer to facilitate vehicles turning in and out of the narrow street.
Please see the attached plan showing the radiused corners in red.
Please let me know if you have any questions.
Kind regards,
David M. Parker
Architect AIA
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