Transcript – November 13, 2025 Design Review Board Agenda Item 5.7 – 30801 Driftwood Drive 111325_DRB Agenda Item 5.7
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Board Member Weil:
Chair, I visited with Steve Kawaratani, Tony and Bobby across the street, Henry and Joyce, and Mr.
Armando.
Board Member Bauta:
Chair, I visited the site with Steve Kawaratani.
Chair Pro Tem Gannon:
I visited the site with Mr. Armando, forgot the last name, there he is, also across the street Tony and Bobby and immediately next door at 21562 Ocean Vista.
Board Member Coveny:
I also went to the site and met with Steve Kawaratani, the neighbors across the street, the Speranzo’s and the neighbors next door.
Chair Gibbs:
I visited the site with Mr. Kawaratani, Marcus Imhof I talked to, the Speranzo’s I met, the Brodt’s I met and Armando Baez
Nancy Balmer-Csira:
3 0 8 0 1 Driftwood Drive. The proposal requires design review, coastal development permit and revocable encroachment permit. Next slide please. The project is demolition of the existing home. The left side you can see the site plan in yellow represents the lot and then the street frontage view of the existing one-story home. Currently there is a side access into the garage as you can see in the driveway photo. Next slide please. So the entitlements for the project includes the demolition of the single-family residence and the site plan here you can see the new vehicular axis is shown. The apron is highlighted in green just to show you where that happens. There are skylights, they're pretty small and circular, but they're highlighted in this plan in green. Grading is proposed because it's more than 20 cubic yards outside the building footprint and landscaping. Because the development permit is for the non-exempt development in the coastal zone and there's a very small area highlighted in blue, which is the REP for the walkway and that's the portion between the sidewalk area they're proposing and the property line.
Next slide please. These are the applicant provided renderings. The right image is the street view and then a view. The second view shows views that they get from their home. The next slide is the colors and materials. This is also as available in the staff report. We've heard from neighbors that have view and privacy impacts and are generally in favor of a one-story home but preserving views. The last slide is staff's recommendation to conduct the hearing, adopt the resolution approving the design review, the coastal development permit and the revocable encroachment permit. And I'm available for questions.
Thank you.
Chair Gibbs:
Thank you, Nancy. Excuse me. Any questions? Seeing none, I open the public hearing. Applicant, you have five minutes.
Attachment 9
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Paul Vantieghem, Applicant:
To present. Thank you to the Board for giving the time to the Laguna Beach community and for allowing us to present the design of this single-family, one-story home on Driftwood Drive in Laguna. I see the first diagram. Next please. So learning from Laguna Beach design guidelines, no owner is entitled to the maximum approvable building masses shown in this diagram. It is the existing character of the neighborhood that is guiding and the most important for approval. That is why. Next slide please. That's why we began by carefully introducing a one-story pitch through volume with eaves heights set to basic standards. The shallow pitch through roof runs parallel to the direction of the hill to reduce mass in scale. Should I continue without the graphic material?
Chair Gibbs:
Hold on a second. Are you having problems, Paola? With the slide? Patrick Donegan, Assistant City Attorney:
She got kicked off. Correct. Yeah, she was just removed from the zoom and there's an internet connection issue going on in council chambers. Mr. Chair.
Chair Gibbs:
Why don't we wait till we get it ready and then we can start your time.
Paul Vantieghem, Applicant:
Thank you. You can move on to the next slide please. So that is why we carefully place a one-story pitch to roof on the side with eaves, heights set to basic standards heights and the shallow pitch to roof runs parallel to the direction of the hill to reduce mass and scale. Next slide please. In the next design step, we divided the building house into four smaller modules. This lowered the height of the roof ridge substantially and each module is slightly rotated to avoid long facade planes and to introduce variable setbacks and building heights. Finally, projections and recesses are introduced to create shadow and depth and create a human scale to the home. Next slide please. As this physical model shown shows, this results in a design expression that blends into the scale of the surrounding neighborhood very well.
Next slide please. That's the existing aerial image and in the next slide you see an overlap, an overlap of the new design and existing showing again this scale compliance to the neighborhoods. Next slide. In the zoom we noticed that compared to the existing building, the current situation that the roof currently protrudes not further than the existing home. Actually, it corrects the situation where a sunroof at the moment in the existing situation protrudes in the backyard and this will obviously be demolished. The house will actually sit further back.
Raha Talebi, Applicant:
Next slide please. Here you see where we find the Laguna Beach supportive variable setbacks very strong and we believe it's working to not place any burden on any single side yard, slide please.
Following the neighbor's concerns as we did meet them, we immediately dropped the finished floor level by the maximum we could compared to the existing. We dropped it by six inches lower than the existing, which is allowable max to the driveway slope. And then we additionally lowered the roof ridges with another six inches resulting in the project's overall height reduction of currently one foot compared to what was previously presented in the neighborhood meeting. You see as we illustrated in the previous slide that the protruding sunroof, which is highlighted in blue in the rear yard is eliminated. So in fact the new volume significantly sets back from the rear yard line. What you also see is that the new 177
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ridge, the four modules as Paul referenced, require additional height relative to the existing, but there are also areas where it has been purposely dropped everywhere we could in the ridges and valleys to respect the context. So that's where you see the blue versus the elevation. Next slide please. But that doesn't count because that's before the I'm going to go fast, I promise.
Chair Gibbs:
It's still green.
Raha Talebi, Applicant:
Thank you. Our team has made six render impressions and we believe we've been very open about these to help illustrate the deep aim for contextual compatibility in the human scale. Next slide please.
We'll walk you through these impressions. Is that five minutes, 30 seconds? Chair Gibbs:
You have 30 seconds.
Raha Talebi, Applicant:
For each, we’ve traced the existing view line of both existing structures of this existing vegetation. So you can go like this and you can go next. So you can see that we’ve also reduced. Next slide please.
Reduced existing vegetation and in this specific case something quite interesting and happy happened for us because public view corridors became open again, you see on the left side of the image where it once didn’t exist. Next slide please. Next slide please. It’s the same.
Chair Gibbs:
Your time's up. We're going to go to public hearing. You'll have three minutes to come back to if you want to make any comments that you would've made. Alright, is there a lot of people here going to speak? Raise your hand if you're going to speak. Okay, there's quite a few people. I want to keep it flowing. Keep in mind that we've read everything, we've seen everything, so keep your comments to what is most important to you. With that said, also begin by stating your name. You're on for two minutes.
Tony Speranzo (08:58):
Thank you, Tom. My name is Tony Speranzo. My wife Bobby and I reside at 3 0 7 8 2 Driftwood Drive. In 2019 we moved out to our home in Laguna Beach with the intention of retiring in this home we have full-time residents of Laguna Beach. We chose this location primarily for its ocean views, understanding that much of the home's value is directly tied to that view. Our home sits directly across the street from the property under review, the front of our home faces west and therefore our kitchen, dining room, living room, I'm sorry, kitchen, dining, living room and outdoor patio and spaces are oriented towards the ocean. As you can imagine, we spend most of our time there enjoying the view. Our primary view corridor lies directly over the existing home at 3 0 8 0 1 Driftwood. If this project moves forward as submitted, it will significantly impair that view and therefore our view equity not only from our outdoor patios but also from our kitchen, dining area, and family room.
Based on the plan submitted, the increase in the roof elevations is approximately four feet above the existing structure At its highest point, reducing my primary view by more than 50% even at the lower 178
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elevation, the increase of about three feet would diminish the view by nearly 40%. Therefore, my view equity is significantly impaired. The other important aspect of this proposed project is that the higher roof line in the design does not stair-step with the hillside topography of the neighborhood. In fact, it is slightly higher than the home above and next to it. I do not believe it is fair or equitable for our view, an integral part of our property's value and the reason we purchased our home to be so drastically compromised by the post construction, especially where the applicant benefits from an unobstructed 180-degree ocean view. I respectfully request that the Design Review Board require modifications to the proposed design specifically such that it does not impair our view equity and be more consistent with the character and topography of the neighborhood and such that it would not diminish the equity value of our property.
Chair Gibbs:
Thank you very much. Next speaker.
Harald Vogl:
Hi, my name is Harald Vogl, live at 2 1 5 6 1 Ocean Vista Drive. Note the name of that street. This is we're here to support Bobby and Tony Speranzo who just spoke. We had almost identical situation here in 2019 where the house across the street was being torn down, a new home built. Louis was there and the issue was almost identical. They wanted to build a house with a ridgeline was three to four feet higher than the existing ridge height. Our complaint, my wife and I, was that we purchased a home that had a view and we didn't want to lose any of that view. That's what we paid for and affected our quality of life and the value of our property. So our view was if you want to have higher ceilings or bigger home, grade your lot down. Take it out of your view, not our view. This home that they intend to build existing home has a great view right now and if they took their lot down they'd still have a great view and it wouldn't affect the view of their neighbors. And that's it.
Chair Gibbs:
Thank you very much.
Harald Vogl:
What can I do with my extra time?
Chair Gibbs:
You’re giving it to a good cause, us getting out early. All right, next speaker please.
Joyce Brodt:
My name is Joyce Brodt and my husband Henry and I own property at 2 1 5 6 2 Ocean Vista Drive. We have lived here many years and when we remodeled our home, we planned carefully to keep our building height low and to respect our neighbor’s views and privacy. Two years ago, applicants held brief meeting about a potential project. Neighbors raised concerns about height and lost views. Meeting ended abruptly and we received no follow-up until story poles were erected. Over the last two years I repeatedly asked for design information and was met with silence. We are shocked. Proposed structure will severely and negatively affect us. Project’s height, massing and extended eaves are excessive and sit too close to our property. Finished height will loom over us. Laguna Beach’s own design review guideline publication when addressing view equity states, patios, decks and balconies can provide prime view opportunities. We agree our patio views are our prime views of mountains. Project removes entire 179
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south mountain view from us and some of our south facing ocean views within our home. Design is incompatible with established stair-step terrace rhythm of our block. Its proximity, window and rear patio will substantially reduce our privacy and replace our ocean view from living room, kitchen and dining table with a blank wall. We request applicant to one, reduce overall height. Two, reduce or pull in extended eaves to lessen bulk and privacy impact. And three conform design to character of Driftwood Drive so it fits neighborhood. Thank you for your consideration.
Chair Gibbs:
Thank you very much. Next speaker.
Aaron Peluso:
My name is Aaron Peluso. I live at 3 0 7 1 2 Driftwood Drive. I'm uphill on the next block. Two years ago, we spent about $2 million remodeling our home and one of the centerpieces was to protect and expand our narrow ocean view down the street and over this home. During our own design review we went out of our way to avoid impacting any uphill neighbor and in fact improve the view of one uphill neighbor.
Now we have these stakes at the applicant's property, and the building envelope would eliminate part of the view we fought so hard to keep. The current single-story house already enjoys sweeping views, elevating it is unnecessary and directly violates Laguna Beach's view protection policies. I wrote you an email, I think it violates 15.1 through 15.5 and as others have said, your guidelines say that projects should be stepping down the hillside and this one goes up. I welcome the investment in our neighborhood. It looks like a beautiful project to me. I just think it should be developed within the existing roof elevations. I simply ask that you direct the applicant to revise the plans, evacuate modestly, keep the current ridge line and follow the guidelines you already set. In addition to the direct impact on my view, I'm very concerned that this project will create a precedent for increased roof elevations in our neighborhood, if approved. We already have a precedent in our neighborhood, and it is the existing roof elevations. Thank you for your time.
Chair Gibbs:
Thank you very much. Next speaker.
Bill Bailey:
My name is Bill Bailey. My wife Kathy and I reside at 3 0 7 5 2 Driftwood Drive. Our home sits kitty corner on the northeast side of Driftwood Drive. We are opposed to the construction project under review. The proposed orange flag roof height on the property will impact approximately 20% of our south facing ocean views. We have lived here for the past 11 years and had two other total home rebuilds that could have affected our view. However, the Laguna Beach Design Review Board took action on both of these projects to reduce the proposed roof pitch height to ensure the views of the surrounding residents were not impacted. Both homes were designed beautifully and fit in with the neighborhood and respect and preserve the ocean views. We all love and appreciate this unique South Laguna neighborhood was designed in 1950s as terrace community with very low pitch roofs to ensure views for all residents. Like many of the residents we have southwest facing coastal views. We have front patios where gatherings of family and friends come to enjoy the views. This is where our family gathers to celebrate holidays, birthdays, special events. We're hopeful that the Design Review Board will be consistent in its application of the design restriction and preserve our community's views. Thank you. 180
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Chair Gibbs:
Thank you very much. Next speaker.
Mark Renault:
Hi, my name's Mark Renault. I live 2 1 6 0 1 Ocean Vista Drive just straight up the hill from this project and I want to thank Joyce the way she explained what was going on on her property because I have one great, what do you call it, peekaboo view straight down south of the ocean and it's between the existing house and your house. It's gone for me if it goes over towards Joyce's house. So all I want to say is take care of her and I'm happy.
Chair Gibbs:
Thank you very much. Next speaker.
Mike Childs:
My name is Mike Childs, my wife and I live at 2 1 6 1 2 Ocean Vista Drive. We're right up immediately above the Speranzo’s. I believe there's opportunity to reduce the ridge height on this property through either a reduction in the pad elevation, flattening the roof pitch or other modification of the project. I think it presents a unacceptable view obstruction to the Speranzo’s view. Thank you.
Chair Gibbs:
Thank you very much. Next speaker.
Mike McKibben:
Hi, my name is Mike McKibben. I own the house at 2 1 5 4 1 Ocean Vista Drive. I'm here. I'll keep it short and sweet. I'm here in support of Joyce and Henry and Tony and Bobby and it's been said I think that you could easily lower the grade on the proposed property, pull in the side setbacks and everybody would be happy with that. I think it would make quite the difference. And that's all I have to say.
Chair Gibbs:
Thank you very much. Any other speakers?
Chair Gibbs:
I see one more. Two more.
Sheila Jamison:
My name's Sheila Jamison and our family home is located directly below this project at 3 0 8 1 1 Driftwood and I just want to, I'm more concerned about the setbacks. It's the privacy issue because the property is going to be built so close to our house and I want to support Bobby and Tony and Henry and Joyce. We've been neighbors forever, excuse me, 50 some years. So I just support their opinion and their concerns as well as ours because of the property coming so close to ours at the 3 0 8 1 1 Driftwood. And I hope that maybe they can revise some of the plans so they can scale this whole project down. Thank you.
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Chair Gibbs:
Next speaker.
Marcus Imhof:
Hi, my name is Marcus Imhof. I own the property at 3 0 7 2 2 Driftwood next to Aaron Peluso. So where I'm kind of up the street a little ways, everything that has been said in support of the current residents and the kind of look and feel of the neighborhood I agree with. I just like to say one thing Aaron touched on this already is that I believe if this project were to continue in the way it's drawn now, it would set a precedent that would enable future roof raising. And so that's it. So just I hope the Design Review Board kind of takes us all into account. Thank you.
Chair Gibbs:
Thank you very much. Next.
Molly Zurflueh:
Hi. Good evening, Chair and members of the Design Review Board. My name is Molly Zurflueh. I represent Joyce and Henry Brodt and Tony Bobby Speranza, respectively 2 1 5 6 2 Ocean Vista Drive and 3 0 7 8 2 Driftwood Drive. They're the immediate neighbors of this proposed project. My client support thoughtful neighborhood sensitive development. This design’s increased height, new crawl space, concentrated massing towards the northern property line, elevated ceilings and extended eaves intrude into both neighbor's primary view corridors and create a looming and closing effect on adjacent properties. The Speranzo’s who live directly across the street would lose roughly 40 to 50% of their ocean view, as Tony explained. Their home was designed to preserve views for the neighbors behind them and then they take advantage of the views in front. So they're losing 40 to 50% of that which their home went through design review and through this entire process so that they could capture that view and protect it.
The Brodt’s immediately to the north would lose their south facing ocean view from inside of their home and their gorgeous mountain view from the backyard. The structure’s placement and overhangs would overshadow their single-story home, their modest yard and pool and eliminate spaces where their family routinely gathers. The design conflicts with the city's view equity guidelines by prioritizing the applicant's easement protected view while failing to equitably preserve the neighbor's views.
Reasonable modifications will avoid disproportionate harms. They can lower the overall building height.
They can utilize internal areas within those modules to shift the building mass away from the north property line and to restore those view corridors and they can retract the extended eaves and overhangs to more compact the profile of the design. Thank you so much for your time and service to the city.
Chair Gibbs:
Thank you very much. Armando.
Armando Baez:
I'm coming slowly but I'm coming.
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Chair Gibbs:
You got a second and a half? No, Just kidding. Take your time.
Armando Baez:
I know, I know I will not bore you anymore with photos of the impact of my ceremonial view, but I want to talk about two issues. One is neighborhood compatibility. The structures on the west side of Driftwood were all built to match the same height. You see it as you go by the street, the street curves and drops, but the houses are all about the same height. The structures on the east side like mine were built higher on the slope, on the lot slope and are accessible by stairs. This provided both sides of the street with views of Catalina Sunset and ocean. The homes in the west have killer views. Our side have good views. We have never complained about our lot in life, but we all cherish what we have, equity. So let me talk about equity. Equity means treating everyone the same to assure that all have equal opportunity to views.
Did you enjoy the 180-degree view when you visited that property? It's amazing. So all I ask is for my view to be protected. Our neighborhood views were designed to spotlight Catalina sunset and ocean views from every lot. That's why you have so many neighbors here talking about our neighborhood. It's a wonderful neighborhood. I am now challenged by climbing the stairs up to my front door every day, but I am grateful that the architects who designed the track many years ago, like 70 years, we're so careful to provide view equity to every lot. The task of the Board is to do everything possible to help existing residents and new residents achieve view equity. What is the purpose of taking my limited view simply to increase the ceiling heights across the street when it does not act to their view. Because they're new residents, I have a new copy of It Takes a Villager written by Arnold Hano and I will deliver it to the Loloi family if I see them next time.
Chair Gibbs:
Thank you, Armando. All right, thank you. Your time’s up. Alright, Armando Baez:
I'll be done to go slowly.
Chair Gibbs:
We'll wait, no hurry. Any other speakers? Seeing none, I return this to the applicant for three minutes.
Raha Talebi, Applicant:
I will go quickly so we can go to the next slide. As we've seen this for a long time, this is the south side yard. It's about the setbacks so we can look in the plan. They're variable and if you compare it to the current building, it's more than the existing. So I think we can look at that in the plan. We can go next and this is an impression of the north, and I think that's really important because we're still trying to bring in the human scale. We bring in the valleys as much as possible. We break down the four modules.
There's a significant hedge on the north that was always there that we also respected because there's only one window in the north to the design and that window is actually angled in so it doesn't even, there's so many layers of privacy that was considered on that north side yard as well. Next, this is the existing, I assume everyone's been there, but we can, and that's sort of the line of the building and as well as the sunroof and the column structure. Next, this is an overlay just to understand where those 183
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dotted red lines are coming on for us to reference and next. And you see that it's very clear that the eaves are within that boundary. So that's what we were referencing. I hope it's clear that's what we were referencing to show where the existing versus the new is sitting in the rear yard.
Next, materials we've seen and landscaping is as much as possible rustic and informal within the immediate planting area. Next, it's the lighting that's no one discussed. I think now that I have a little bit of time I want to discuss the crawlspace, the vaulted ceiling and potentially other things. But the crawlspace for us was very important, the project. We lost our children's school to the Palisades fire personally and a big no-no for that that we've been learning is that ventilated attics are not great. So I think in that sense we are two steps. We did drop, the finished floor is six inches, and we are maximized to the driveway and the garage is there because it's the lowest program, clear height that you need and it's at the highest point of the site. So these things are really almost diagrams to build. I hope we can build them exactly to those levels. So high fire zone, I think that's something to be discussed and to be considered. Therefore, this system of mechanical levels help mitigate that risk. I have more but.
Chair Pro Tem Gannon:
You have 30 seconds. You’re doing great.
Raha Talebi, Applicant:
Oh, sorry. I’m a good student. Yeah, I think that as the project is based on the design of four modules, each internal ceiling is different and adjusted to the program. So I hope that that was very considered.
The setbacks were very considered. Sometimes there we don’t even have windows facing the side yards in the north.
Chair Gibbs:
Okay, your time's up now.
Raha Talebi, Applicant:
Yeah.
Chair Gibbs:
Let me ask you a question. The crawl space, how high is the crawl space? Raha Talebi, Applicant:
It's 18 inches.
Chair Gibbs:
And is that for your mechanical?
Raha Talebi, Applicant:
Yes.
Chair Gibbs:
You have your air conditioning ducts and all that underneath? 184
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Raha Talebi, Applicant:
Yeah, we'll have some handling units in the places where we have seven and a half foot ceilings. Locally we can fit between the vault, but we are avoiding the ventilated attic that way.
Chair Gibbs:
Okay. Your ceilings, is there any sub-ceiling or is it, I mean is there any sub-ceiling to your roof.
Chair Pro Tem Gannon:
Insulation.
Chair Gibbs:
Or is just roof.
Raha Talebi, Applicant:
Roof, sorry, sub ceiling. Yeah, there's a built-up roof with insulation.
Chair Gibbs:
Okay. How tall is the built-up roof?
Raha Talebi, Applicant:
I have that.
Chair Gibbs:
Just, yeah, 12 inches. My house has nothing like that.
Raha Talebi, Applicant:
I would have to look that up while you do that. Well I think it depends on where we put the beams in the end, but it could be like six.
Chair Gibbs:
Okay. And then the plate height, and I know you've got open roofing, so what does it go from and in your project, I don't want to put words in your mouth, but it goes 10 to 13 feet, is that right? Raha Talebi, Applicant:
Yes, exactly.
Chair Gibbs:
Okay.
Raha Talebi, Applicant:
In the bottom of the roof ridges. I apologize for interrupting. 185
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Chair Gibbs:
No, go ahead.
Raha Talebi, Applicant:
The bottom of the roof, let's say the valleys are seven and a half typical. So we really, even the depth of the structure would be limited so we tried to lower it where we could. And then.
Chair Gibbs:
So what's the roof pitch? Generally.
Raha Talebi, Applicant:
It's three to 12.
Chair Gibbs:
Three to 12
Raha Talebi, Applicant:
And it's a built-up roof.
Chair Gibbs:
What about lowering the house? Any lowering the whole structure, in other words, doing some excavation to lower the structure.
Raha Talebi, Applicant:
In that sense we did lower it six inches. The existing, no, and the driveway is, Chair Gibbs:
I'm talking about further.
Raha Talebi, Applicant:
Yeah, the driveway is maximized at its slope and the garage is in the point where we could have the lowest height roof as well.
Chair Gibbs:
So you're worried about a reverse slope going into the garage so you have it as low the garage at least as low as it can go.
Raha Talebi, Applicant:
Also. Yes, exactly.
Chair Gibbs:
Okay. I don't have any other questions. Any other questions? 186
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Board Member Coveny:
I was wanting to see if I can get Nancy to bring us back to the image of the roof with the outline of the trees and the roof. No back, back, back right around there, but yeah, right here. Oh there's. That's one.
Okay, there's one. Okay, thank you sir. Perfect.
Chair Gibbs:
You got it?
Chair Pro Tem Gannon:
Yeah. Alright. Well for the eaves, are they in the setback or are they on the property line? Depends which the six-foot eaves that you have facing towards the ocean, that's next door to the Raha Talebi, Applicant:
The largest eave is within the
Chair Pro Tem Gannon:
Henry and Joyce.
Raha Talebi, Applicant:
The largest eave is within the existing property line. And then the other ones vary from one and a half feet to three, depends on where we, which house
Chair Pro Tem Gannon:
Next door to the right. If you're facing the ocean, if you're facing your house next door to the right, it's Henry and Joyce. That eave in particular
Raha Talebi, Applicant:
The one facing Henry and Joyce? Yes. Eave is protruding beyond the rear 20-foot setback.
Chair Pro Tem Gannon:
So it's within the setback, not within the property line. You could pull it out of the setback and onto the property line. You could reduce it.
Raha Talebi, Applicant:
We can reduce the eave closest to their house. Yeah. Then the one at the, let's say the kitchen house, that one is already way even it conforms to even the existing building. So it's very Chair Pro Tem Gannon:
Yeah, my only concern was just that one eave next door to Henry and Joyce.
Raha Talebi, Applicant:
If it betters them, that's no problem.
Chair Gibbs:
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Alright, any other questions with that? I close the public hearing. Who wants to begin? MJ it’s your night. Go for it.
Board Member Coveny:
First of all, have you guys worked in Laguna before?
Raha Talebi, Applicant:
No, we're in Venice.
Board Member Coveny:
God, unbelievable. Wow. Okay. So the way you took into consideration so many of the requirements is a lesson for many of a lot of architects. I really, really appreciate it and especially in this neighborhood that's such a tight neighborhood and was designed in a specific way. You were very respectful to how to bring something fresh and accommodate the needs of the homeowner and still stay within the confines of the restrictions of this neighborhood or what are perceived restrictions. I personally and based on design review criteria will say that the impact of the view is minor, especially when you look at the outline of what's existing and what I noticed when I was there from all the points that I stood and drove, it's a minimal impact. It's nowhere close to 50% or any of the other callouts of looming and such that were coming from some of the neighbors. I get the passion of the neighbors; I get the fear of increased view. View as my Board Members would agree is my biggest concern because once you start inching away, it could become a big deal. In this case, the impact of the view is so minor and the opportunity for your design to be flourished is extraordinary. I mean I just think that the choice of materials, the choices you made of angling windows to avoid any privacy concerns, to keep it an organic to the nature is really commendable.
So no view impact of any substance, no privacy impact, definitely neighborhood compatible in size, scale and integrity and articulation and I think obviously access is there parking's there as far as the REP for that little extra walkway? I think that's fine. I'm just amazed and I thank you. So, you got my support.
Chair Pro Tem Gannon:
Yeah, I'll follow suit. I have this similar sentiment. I'm looking at photos now. So from Armando's view, I stood in his living room, and he has a full ocean skyline view. It's however minimum, but if you follow that skyline to the current roof line, the current roof line as is it already takes away his skyline view. So you're not taking any more skyline view. He still maintains that little bit of view to the left. The only place that I saw any view impact, potential view impact was across the street from Tony and Bobby's, from the kitchen. It's so minimal the view impact from their main living space. The skyline view is maintained but it's very minimal. So if you could reduce that by a foot, that would be beneficial, I think.
Yeah, because right at the skyline with this proposal, mostly it's really that eve for the next door neighbor, Tony and no, Henry and Joyce, when I was at their house in the backyard, it just looked like it crossed over their property line. That's how protruding it was. So if you could have that reduced, you would have my support.
Board Member Weil:
Just to be clear, you're talking about the side yard eave, not the rear one on the north side. 188
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Chair Pro Tem Gannon:
Yep. Just the side yard connecting to Henry and Joyce.
Board Member Weil:
I can follow it up. I think MJ hit it really on the head at the beginning. This is an amazing start for kind of a first time group coming in and the amount of care and detail you guys put into this, it's about a spot on as I've seen. So I really appreciate the characteristics, the breaking up of the masses. This was done in a very unique way. I haven't seen this done in this kind of style to maintain a single-level home. And I think the articulation's fantastic. The material choices are absolutely stunning. I think overall it meets the design review criteria, the views as Board Member Gannon was talking about, there's some subtle views. I mean when we talk about view equity, it's about sharing the views. It doesn't mean that the roof structures are permanent in place. There can be some evolutions and yes, in these areas where we do have kind of terraced lots, it is sensitive for the downhill lots and I think the architect's team did a really good job. I think the only roof that I'd want to see a little touch lower is the one above the living room.
Everything else is very compatible. That one just pops up just a little higher and I think because it's on the rear portion of the lot, if it could come down just a bit, I think that maintains the overall roof height and the total program. But outside of that, it meets the design review criteria for me and I'm willing to hear the rest of my Board colleagues.
Board Member Bauta:
Beautiful home. Welcome to Laguna.
Chair Gibbs:
All right. Yeah, I concur with my fellow Board Members and particularly MJ’s comments. And this is to all your neighbors, it is not view preservation, it's view equity and if it gives you any comfort, we have allowed more view intrusion in this and found view equity. Your views are amazing and are largely unimpeded. Yet this house in very relatively small ways, intrudes on the view a little bit. And we don't like change, and I can see the terracing issue, but this doesn't come close to where we find view equity is not satisfied and we have to be consistent. I'm very sensitive to all of your feelings. We had a tremendous number of residents come out and give very sincere and heartfelt comments.
But I want you to know we're not authorized to do view production, an applicant and you may be an applicant sometime, an applicant is entitled to have a fair and unbiased application of the design criteria including view equity, and none of us, it's unanimous. I said to several of you folks, listen to our deliberations. It would be unfair to the system, unfair to the guidelines to say that what's proposed does not achieve view equity. And all of us agree on that. I concur with the slight modifications proposed by two of the Board Members and it sounds to me like that's fine with the applicant. So with that said, do I have a motion?
Board Member Weil:
Just to clarify,
Chair Gibbs:
You said lower,
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Board Member Weil:
So let me just touch on the two recaps. Okay. Alright, so Board Member Gannon was talking about the side yard eave on the north side to have a reduction. Right now, I believe the length is three feet of an eave. Is that six feet? No, on the side yard. How wide is the eave on the side yard? Raha Talebi, Applicant:
Can we just look at the drawings? So we observing, I want to be clear about it. Is the roof plan okay? Board Member Weil:
Yeah.
Raha Talebi, Applicant:
Should I bring it?
Board Member Weil:
No, you can just talk to it.
Patrick Donegan, Assistant City Attorney:
You can just describe it.
Raha Talebi, Applicant:
So this is the living room. That's the house we're in talking about. And this is the I'm I have a red pen.
This is the roof.
Chair Gibbs:
The eave on the corner of the living room next to the of course to the Brodt’s house.
Board Member Bauta:
What sheet are you looking at?
Steve Kawaratani:
Board Member Gannon. Just to make it easy. You would like no encroachment into that side yard setback, correct? So if we pull the eave back outside the side yard setback, it was never over the property line. We're allowed to cantilever 20% into the side yard. We'll pull it back. So no eave on that north side encroaches into the side yard setback.
Chair Pro Tem Gannon:
That would be lovely. Thank you.
Chair Gibbs:
That works for you. And then what about you Louis?
Board Member Weil:
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Okay.
Steve Kawaratani:
And then additionally to address Board Member Gannon again and perhaps Louis, we're willing to take the highest roof ridge and reduce it by a foot.
Board Member Weil:
Okay. One foot and just on the living room eave.
Steve Kawaratani:
It's going to have a ripple effect.
Board Member Weil:
Or does it take the whole thing down?
Steve Kawaratani:
It takes the whole thing down. If we could just go down maybe six inches, that might work better for us.
Chair Pro Tem Gannon:
Because you're already taking away six inches. All you need is because I just thought maybe a foot. So if you take six inches, that totals one foot.
Chair Gibbs:
Wait, you're saying for all the roofs, take the whole roof, all system, the whole roof down.
Board Member Weil:
So the whole thing's linked to, it's not broken.
Raha Talebi, Applicant:
Steve told me. Don't get too complicated, but it's a system.
Chair Gibbs:
Okay, so take benefit. You're willing to roof, take the system down one foot.
Chair Pro Tem Gannon:
Raha Talebi, Applicant
The total, well the maximum one would be they're different, but Chair Gibbs:
The maximum height
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Raha Talebi, Applicant:
One is one foot one. Yeah. The living room would drop one foot.
Chair Pro Tem Gannon:
Is that in addition to the six-foot reduction that you talked about? Or six inches? Raha Talebi, Applicant:
That's in addition to already 12-inch. We did six-inch drop. The finish floor, we did six-inch roof drop. So this would now be a total of two feet.
Chair Pro Tem Gannon:
I was just asking for six more inches.
Board Member Weil:
Okay, let's leave it then
Board Member Coveny:
I have no issue with the existing roof.
Board Member Weil:
Let's leave the roof where it is. It's fine. Anybody? It really is fine. It hovers that line. It hovers, it really does. It leaves the horizon line from what I saw at most sites. So we'll just make the no eave in the side yard setback. Okay, I'll make the motion. Item number 5.7. I'll move item number 5.7 at project location 3 0 8 0 1 Driftwood Drive that the Board adopts Resolution 25-1883, approving Design Review, 25-1883, Coastal Development Permit 25-1884, and Revocable Encroachment Permit 25-1885. That the said action is categorically exempt from CEQA pursuant 15303. The project will be approved with one condition that the eave on the north side be reduced not to be within the side yard setback. Okay, Board Member Bauta:
I second that. Call the roll please.
Paola Miller, Senior Office Specialist:
Board Member Bauta.
Board Member Bauta:
Yes.
Paola Miller, Senior Office Specialist:
Board Member Coveny.
Board Member Coveny:
Yes.
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Paola Miller, Senior Office Specialist:
Board Member Weil.
Board Member Weil:
Yes.
Paola Miller, Senior Office Specialist:
Chair Pro Tem Gannon.
Chair Pro Tem Gannon:
Yes.
Paola Miller, Senior Office Specialist:
Chair Gibbs.
Chair Gibbs:
Yes.
Paola Miller, Senior Office Specialist:
Motion has passed. 5-0.
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