Developmental Information Guide 6

- Design Review Process

Intent:

In 1972, the City of Laguna Beach established a design review process for new construction or revitalization of existing structures. This information guide provides an overview of the design review process and sets forth general guidelines. Although not specific, its intent is to provide assistance and direction toward achieving each individual's development goals. For more specific information, you are encouraged to consult the following official documents that are available for review at City Hall:

• Laguna Beach Municipal Code Title 25 - Zoning
• Uniform Building Code
• City's General Plan
• Appropriate Specific Plans
• Local Coastal Plan
• Zoning Map
• Height Guidelines
• Environmental Maps

In addition, the reader is encouraged to contact the Community Development Department for further information about any points contained in this guide or any applicable codes. Since the ordinances of the City of Laguna Beach are based to a large extent on community values and needs, they continually change and therefore require Periodic review.

The Process:

The codes, criteria and parameters affecting your project may be numerous and complex, because of the unique identity, topography and aesthetic qualities of Laguna Beach. Prior to the preparation of your construction plans, it is imperative that you thoroughly investigate all applicable ordinances and resolutions which may affect your development. Your project may require Design Review, Variances or Conditional Use Permits prior to submittal of your working drawings. Professional guidance may be necessary to assist you in achieving your goals.

Certain areas of the City have developed design concerns which address subjects unique to those particular areas. The following neighborhood organizations may be of assistance in supplying such information for your Project:

1. Temple Hills Association
2. Arch Beach Heights Association
3. North Laguna Community Association
4. Canyon Acres Neighborhood Association
5. South Laguna Civic Association
6. Irvine Cove Association
7. Others not listed

The following projects are subject to Design Review Board approval, (this listing is not necessarily all inclusive):

1. Single family dwellings.
2. Second floor additions.
3. Additions that exceed 50 percent of the original floor area.
4. Decks more than three feet above the ground.
5. Grading in excess of 20 cubic yards.
6. Construction which violates the additional building setback or height limit guidelines."
7. New construction or additions to multi-family, commercial or industrial properties.
8. Singe or graphics on commercial properties.
9. Variances reviewed by the Board of Adjustment.
10. Conditional Use Permits not in the Central Business District.
11. Demolition Permits for historically significant structures.

Once you have researched and analyzed the various documents and consulted with the proper city departments, you should have sufficient information to draw your preliminary concepts. The submittal requirements for the Design Review process are available from the Department of Community Development.

The requirements may include:

1. A site survey.
2. Elevation views conveying the design elements of your project.
3. Renderings.
4. A model (especially in the case of commercial projects).
5. A color and materials board.
6. Site photos (aerials when necessary).
7. Viewshed analysis.
8. Landscape plans.
9. Review of geologic/hydrologic and other environmental conditions.
10. Floor Plans.

The Design Review Board:

The Design Review Board consists of five Board members and one alternate appointed by the City Council for a period of two years. The Board meets each Thursday evening in the City Council Chambers.

The responsibilities of the Board are to review designs and to consider applications for Variances. In each case the Board members familiarize themselves with the applications and the property under discussion prior to the meeting through submitted plans and site visitations. The applicants, their representatives (i.e., architect or contractor), interested neighbors and concerned citizens are all given an opportunity to address the Board on the proposal during a public hearing.

In order to familiarize yourself with the Board and its procedures, your attendance at one or more Design Review Board meetings may be helpful in preparation for your submittal.

DESIGN CONSIDERATIONS

1. ZONING ORDINANCE:

   Each project should be designed to comply with the required height limits, setbacks, additional building setbacks, area limitations, open space requirements, parking and any additional requirements which may be imposed by the City or the Coastal Commission. Unique physical features on a site such as a rock outcropping or a natural drainage course may create additional restrictions.

2. ADJACENT PROPERTY OWNERS AND NEIGHBORHOOD ASSOCIATIONS:

   Consideration should be given to a project's functional and aesthetic aspects while maintaining compatibility with other developments in the immediate area. This would include any impacts on adjoining properties and, whenever feasible, mitigation measures implemented to minimize adverse effects. In many cases, it is advisable to consult with an adjoining owner or community association to ascertain what concerns, if any, they may have. During the design review process, adjacent property owners will be notified regarding your proposal.

3. THE STRUCTURE ITSELF:

   The size, scale, mass, color, materials and relationship of your structure to adjacent properties are important considerations in designing your project. Proper presentation including renderings, photos or models will assist the Board in their evaluation of your project.

   The compatibility of new development is, in a broad sense, a matter of scale. Appropriate scale depends on a height that is consistent with the total pattern of the land, skyline and neighborhood. Development should not be overwhelming. The overall appearance should be complementary to the surrounding structures and other elements of the City. Scale is relative and, since the height, mass and appearance of past developments differ among the various areas of the City, each project must be designed and evaluated separately, yet within the overall pattern.

   The following definitions may be helpful in understanding our terminology:

   • Size: The physical makeup of your project in terms of width, depth, height, volume and overall floor area.
   • Scale: The overall appearance of your project as it relates to the total pattern of the skyline and neighborhood. The creation of visual harmony and transition between new and old buildings should also be considered when determining an appropriate scale.
   • Mass: A building's volume. A structure which may be too Massive", is one which has no relief, voids, facade indentations, or creates no gradual transition from the streetscape to the building and whose design Generally ignores the visual relationship of itself to its surroundings.

4. VIEW PRESERVATION:

   The City's geography creates unique ocean views from many sites and areas. These views are special and cherished by all who share them. As a result, the preservation of views from adjacent properties is an important consideration in designing your project. A viewshed analysis should be developed to assure maximum preservation of neighboring views while maximizing views from your own project. It may be helpful for the designer of the project to show graphically how adjacent views were considered in the design by presenting a visual representation of view preservation measures to the Board. The intent is to equitably retain existing views, while providing for your own view enjoyment and yet satisfy the functional and aesthetic requirements of the project. Although sometimes difficult to achieve total satisfaction of all facets such is the intent.

5. GRADING:

   The thoughtful protection and preservation of existing mature vegetation and the natural topography is critical in creating successful results within the property. Grading has both technical and aesthetic aspects. A certain amount of grading is necessary in all projects of any scale simply to prepare sites and ensure proper drainage. Grading is very important in developing a design. The proposed development should strive to preserve and enhance the natural environment and any existing aesthetic qualities of the site. Since geological considerations may be crucial to your project, careful review of the site's geology is mandatory.

   The following considerations should be observed when grading is involved in the desion:

   1. Grading should result in the minimum disturbance of natural terrain and vegetation.
   2. Grading should not result in soil erosion, slide damage or drainage problems on either the subject development or adjacent developments. Continuity with surrounding properties should be considered.
   3. High, steep banks should be avoided. A smooth flow of ground forms, where possible, should be retained.
   4. Projects designed to follow natural slopes will decrease the necessity for extensive grading. Split-level, hillside developments will reduce high cut or fill banks. Steep slopes are difficult to landscape and maintain.
   5. Utilize outdoor space where possible by incorporating decks in the design rather than creating large retaining walls and cut/fill conditions.
   6. Careful consideration should be given to siting the individual development in relation to downhill neighbors so that privacy is not invaded.

6. LANDSCAPE:

   The character of developments and their surroundings are greatly enhanced by proper landscape treatments. The use of appropriate plant material and careful consideration of environmental factors in the design of landscaping and open space contribute to a neighborhood's identity and improve the environmental quality.

   New developments within the commercial and residential zones and other projects involving landscape treatment are required to submit detailed plans for review. The design should take into consideration and be compatible with the shape and topography of the area, the architecture of the project and the architectural characteristics of adjacent landscaping and topography.

   The following general guidelines will help achieve a unified and attractive image within the City of Laguna Beach.

   1. In commercial projects, size and quality of landscaping should be such that upon occupancy, it presents a mature and established program.
   2. Use plants creatively to soften building lines and emphasize the positive features of the site.
   3. Provide a balanced mix of trees, shrubs and groundcover. A proper mix of plants will result in landscape plantings with complementary leaf texture, design, water/sun requirements and color. The appropriate plant materials should be checked against the particular climatic and coastal hardiness zones of this area to assure their proper and Potential growth habits.
   4. Use plants to screen parking lots, trash enclosures, storage areas, loading docks, utility boxes, etc.
   5. Coordinate landscaping with adjacent private or public landscaping when the adjacent landscaping meets city standards.
   6. Landscaping on-site will play a major and crucial role in the development of the property. Particular attention should be paid to those sites where existing building coverage makes the landscape design less flexible.
   7. Nonliving landscape ground material such as gravel, bark or paving should be used when appropriate and in harmony with the overall design composition.
   8. Street trees may be required in addition to on-site landscaping. All specimen trees must conform with the standards of the nursery industry for size and quality.
   9. To ensure the longevity of your plants, an automatic irrigation system may be required and a regular maintenance schedule should be followed.
   10. Long-term growth characteristics of trees should be considered with respect to view preservation.
   11. For reasons of geologic/soils stability, the use of drought resistant plants should be considered on hillsides.

7. LIGHTING:

   Lighting quality is a critical aspect of the character of a project. Just as each project must present a unique and distinct identity during the day, it must be equally represented at night. Lighting must enhance the architecture of a project, be functional and not be offensive to its viewer or to adjacent properties.

   Decorative lighting is essentially an art rather than a science. While calculations of luminance (photometric brightness) will generally be necessary, successful lighting depends to a large extent on the designer's ability to manipulate brightness relationships, textures and colors. Thus, lighting is part of the architectural vocabulary and, as such, can be utilized to help create and dramatize a nighttime image of a structure, sculpture or garden, thereby extending the hours of their usefulness.

8. SIGNAGE:

   Laguna Beach is very proud of its unique quality and character. Unless signs are controlled, they will tend to compete with each other and with the historical character of the area. Without specific design criteria, signs will distract and dominate the setting via height, shape, size, number, lighting and movement.

   The City's sign ordinance sets forth size, location, lighting and design standards for signs, and requires approval of all new signs by the Design Review Board. The Sign Regulations contained within the City's Zoning Ordinance explain the most important factors considered by the Design Review Board. Those needing more specific information should review the City's sign Program (available from the Community Development Department) and, if necessary, discuss their questions with the City's Community development staff.