DESIGN REVIEW BOARD STAFF REPORT
July 11, 2024
Agenda Item No. 5.7
Case No: Design Review 24-0658
Coastal Development Permit 24-0657
Project Location: 31526 Valido Road | APN: 056-062-25
Applicant: LCRA Architects, Architect
626-449-9698 | [email protected]
Property Owner: Chuanjie Zhou
Prepared By: Community Development Department
Garrett Wank | Associate Planner
(949) 464-6626 | [email protected]
Board Members within a
500’ Radius: None
RECOMMENDATION: Adopt Resolution 24-0658, approving Design Review 24-0658 and Coastal Development Permit 24-0657 for a new single-family residence, elevated decks, grading, landscaping, tandem parking, and third covered parking space and finding said action exempt from CEQA under Section 15303.
EXECUTIVE SUMMARY:
The Applicant, LCRA Architects, is requesting Design Review 24-0658 and Coastal Development Permit 24-0657. The proposed project demolishing an existing single-family residence and construction of a new single-family residence, upper-level additions, elevated decks, grading, landscaping, tandem parking, and third covered parking space (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. As a result, staff is recommending conditional approval of the proposed Project.
Attachment 14
459
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
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 35%, 4924.85
SF
14.9%,
2096.58 SF
22.17%,
3119.54 SF
Yes
Landscape Open Space 34.29%, 4825
SF
79%,11,117
SF
53.91%,
7586 SF
Yes
Height (Lowest floor to top of roof) 29’ 11’8” 22’2” Yes Height (Above curb elevation) 17’6” 11’6” 17’6” Yes
460
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
ZONING REVIEW
The proposed project complies with applicable zoning standards and guidelines as shown in the summary table below.
Setbacks
Front
Side (West)
Side (East)
Rear
Required
20’
9’-3 ¾ “
18-’7 ½ “
20’
Existing
3’11 ½ “
34-’2”
21’-8”
69’-8”
Proposed
20’
9’ -¾ “
18’-7 ½ “
58’
Yes
Yes
Yes
Yes
DISCUSSION/ANALYSIS:
Site History
The project site is currently developed with a single-family residence that is proposed to be demolished.
Proposed Project
The applicant proposes to demolish an existing 1,278 SF single-family residence and construct a new singlefamily residence (4,002 SF), elevated decks (461 SF), grading, landscaping, tandem parking, and third covered parking space.
ENTITLEMENTS: Included within this staff report is an analysis of the following entitlements: design review and a coastal development permit.
Design Review
The proposed new single-family residence, elevated decks, grading, landscaping, tandem parking, and third covered parking space require the approval of design review. (See LBMC Section25.05.040. Design review is governed by Laguna Beach Municipal Code 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.
Yes. The site will maintain access from Valido Road. Since the street frontage is less than 50 feet, an on street parking space is not required, pursuant to LBMC 25.53.006(C).
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, 461
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
separation, offsets, terracing and reducing the size of any one element in the structure may be used to reduce the appearance of mass.
Yes. Within the maximum allowable building envelope, the design of the structure utilizes variation of materials to reduce the appearance of mass, as shown in Figure 1 below.
Figure 1: Front Elevation Rendering
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 modern/contemporary architectural style of the structure, with horizontal planes, is further achieved using a variety of materials and textures, including smooth stucco, horizontal siding, stone wall cladding, glass railings, and glazing.
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 site does not contain significant natural features and no work is proposed within the watercourse area located on the site.
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 below as evidenced in the Findings below.
462
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
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.
The proposed project meets this policy as discussed in design articulation, environmental context, and neighborhood compatibility Design Criteria.
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.).
The proposed project meets this policy as discussed in the view equity Design Criteria, and Design Review Finding #4, and the CDP findings below.
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.).
The proposed project meets this policy as discussed in the view equity Design Criteria, and Design Review Finding #4, and the CDP findings below.
LU 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.
Yes. The site does not contain significant natural features or environmentally sensitive resources and grading is mainly utilized to allow the structure to step with the natural topography. The proposed development is located more than 65 feet from the centerline of the watercourse/stream and impacts are not anticipated.
463
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
6. Historic Preservation: Destruction or alteration to historic resources should be avoided whenever possible. See Chapter 25.45 for more information.
N/A. The project site is not considered a historic resource.
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 landscaping plan has been reviewed by the City’s landscape consultant for compliance with the City’s landscaping requirements and Landscape and Scenic Highways Resource Document.
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. All exterior lighting complies with the City’s Good Neighbor Lighting manual and no reflective materials are proposed.
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 neighborhood is developed with single-family homes, with a variety of architectural styles, attached garages, and elevated decks. The mass and scale of the proposed residence is compatible with the existing residences in the surrounding neighborhood.
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.
464
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
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.
At the time of preparation of this report, staff has received one privacy concern from the adjacent property at 31538 West Street related to window placement. Staff recommends that the Board deliberate on privacy and consider additional conditions of approval to address any privacy concerns.
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.
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. No pool or spa is proposed as part of this application. 465
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
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.
At the time of preparation of this report, staff have not received comments from neighbors regarding view equity concerns. The project is sited adjacent to a large open space area and few properties have views overlooking the project. For this reason, staff does not anticipate a significant impact to coastal views or view equity. After public testimony, the DRB should determine whether this criterion has been met.
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.
Yes. The project site is not located within a specific plan and the R-1 zoning does not contain any other 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 proposed new single-family Residence, elevated decks, grading, landscaping, tandem parking, and third covered parking space requires the approval of a coastal development permit. (See LBMC Section
25.07.004.) Coastal Development Permits are governed by Laguna Beach Municipal Code Chapter 25.07.
A Coastal Development Permit 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: The project is in conformity with all the applicable provisions of the certified local coastal program, including the following review criteria:
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.
466
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
Yes. The proposed development will occur on a property accessible from an improved public street (Valido Road). The project is not encroaching on a public accessway, and no new access is proposed.
2. The proposed development will not adversely affect marine resources, environmentally sensitive areas, or archaeological or paleontological resources.
Yes. There are no known marine resources, environmentally sensitive areas, archeological, or paleontological resources in the project area. The project site is located within an established residential neighborhood. The proposed development is located more than 65 feet from the centerline of the watercourse/stream and impacts are not anticipated.
3. The proposed development will not adversely affect recreational or visitor-serving facilities or coastal scenic resources.
Yes. The subject property is located within an established residential neighborhood and the proposed addition and remodel of the existing single-family dwelling will be on private property. No impacts will occur to recreational or visitor-serving facilities or coastal scenic resources in the area.
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.
Yes. The subject property is located within an established residential neighborhood and not immediate to environmentally sensitive habitats or scenic resources in adjacent areas. The proposed development is located more than 65 feet from the centerline of the watercourse/stream and impacts are not anticipated.
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.
Yes. The project site does not contain any significant natural landforms. Grading is mostly limited to the structure’s footprint and done so to create safe access to the property. The Project will not result in undue risk from flood or fire hazards.
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.
Yes. As described in the “design articulation” and “neighborhood compatibility” criteria above, the proposed development is well-articulated and is architecturally compatible with the surrounding neighborhood in an area that is not visually degraded.
7. The proposed development will not have any adverse impacts on any known archaeological or paleontological resource.
467
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
N/A. There are no known archaeological or paleontological resources in the project area.
8. The proposed development will be provided with adequate utilities, access roads, drainage and other necessary facilities.
Yes. The existing site is within an established residential neighborhood with connections to necessary utilities, drainage, and other facilities.
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.
Yes. The existing site is within an established residential neighborhood with access to other public services.
The project is consistent with all applicable policies of the Certified LCP.
LCP COASTAL VIEW POLICIES (CDP)
Land Use Element (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 on-site resources, and protect public views as specified in the Design Guidelines and the Landscape and Scenic Highways Resource Document.
The proposed project is designed to integrate with the existing topography of the site and there will be no impact to any public views. No development is proposed within the watercourse area existing at the northeast corner of the property.
LU Element Policy 2.9 Require the use of appropriate landscaping, special architectural treatments, and/or siting considerations to protect public views for projects visible from major highways and arterial streets.
As described in the “design integrity” and “neighborhood compatibility” criteria above, the proposed project will be architecturally compatible with the surrounding neighborhood.
LU Element 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.) Policy 2.10 includes: Action 2.10.1 Discourage the addition of second stories in established neighborhoods where view equity has historically been achieved through one-story construction.
The Project will not impact coastal views or view equity as described in “view equity” criteria above. 468
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
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 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.).
Policy 3.10 requires protection of public views as specified in the Design Guidelines. The Design Guidelines require View Equity for impacts to public views and require maintenance of view corridors.
View Equity is defined as: View equity means achievement of a fair, reasonable and balanced accommodation of views and competing obstructions such as structures, trees and/or vegetation, privacy and the use and enjoyment of property.
The Design Review Guidelines refers to Public Views:
15.6 Maintain view corridors when feasible.
∙Consider opportunities for public views.
∙Locate a building to retain view opportunities through side yards.
The project is sited adjacent to a large open space area and few properties have views overlooking the project. Therefore, the proposed single-family dwelling will not impact coastal views or view equity as described in “view equity” criteria above.
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 site is not located between the sea and the first public road paralleling the sea and does not impact existing public access or public recreation facilities. Additionally, the subject site is zoned residential and is not suitable for recreational uses identified in Chapter 3 of the Coastal Act.
Therefore, the finding that the project is in conformity with the public access and public recreation policies of Chapter 3 of the Coastal Act can be made.
ENVIRONMENTAL IMPACT:
In accordance with the California Environmental Quality Act (CEQA) guidelines, the project is categorically exempt pursuant to Section 15303 - New Construction or Conversion of Small Structures, in that the project consists of construction and location of limited numbers of new, small structures There is no evidence of any unusual or special conditions that would result in a significant effect on the environment.
This project fits within the Class 3 exemption because it is a single-family dwelling on an existing legal building site.
469
Design Review 24-0658
Coastal Development Permit 24-0657
July 11, 2024
Further, none of the exceptions outlined in CEQA Guidelines section 15300.2 apply. The project site does not contain any environmentally sensitive areas. There are no unusual circumstances resulting in a significant impact on the environment as the project is similar in scope to other developed properties in the surrounding developed neighborhood. 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:
It is recommended that the Board, by motion, adopt a resolution (Attachment 1) approving Design Review 24-0658 and Coastal Development Permit 24-0657 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 ATTACHMENT(S):
Attachment 1 – Resolution No. 24-0658
Attachment 2 – Soils Report
Attachment 3 – Public Commentary
470