Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: October 19, 2015 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: ARB-0234 to approve the design, colors, materials, and sign plans for the façade remodel of an existing single-story commercial retail building. Address: Applicant: 1234 Wilshire Boulevard ULTA Salon Cosmetics and Fragrance, Inc. Recommended Action It is recommended that the Architectural Review Board approve ARB application 15ARB based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant proposes to remodel an existing single-story commercial building for a new retail tenant, ULTA Beauty, located on the southwest corner of Wilshire Boulevard and Euclid Street. The building façade is updated by removing the bulky mansard overhang and installing a new storefront system, fabric awnings, new stucco and paint, stone accents, and business identification signage. Staff feels that the project enhances the building s pedestrian orientation and improves the commercial building with a contemporary appearance that maintains the visual transparency into the tenant space. Staff supports the façade remodel and signage and recommends approval subject to the conditions contained within the report. Background ARB : On December 17, 1997, the ARB approved sign plans for retailer, Shoe Pavilion. ARB : On April 16, 2009, Staff approved two wall signs for retailer, db shoes. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design MUB, Mixed Use Boulevard Guidelines: Parcel Area (SF): 15,000 SF Parcel Dimensions: 150 x 100 Existing On-Site Single-story commercial building (1946) Improvements Mature Vegetation None 1

2 Historic Resource CEQA Adjacent Zoning & Use: Existing building is not listed Exempt pursuant to Section (b)(3) North MUB - Single-story, multi-tenant commercial South R2 - Multi-residential building East MUB - Single-story, multi-tenant retail West MUB - Single-story financial institution Building Design/Architectural Concept The applicant is proposing a façade remodel involving a single story commercial building for a new tenant, ULTA. The applicant proposes to modernize the exterior and install business identification signage along Wilshire Boulevard and Euclid Street. The existing top-heavy mansard overhang along the street frontages will be removed from the façade and the walls will be refinished with a fine sand finish textured stucco and painted a pure white. As noted on the elevations, a 1½-inch horizontal stucco reveal is spaced approximately every 4-feet on the upper wall areas. The alterations on the lower half of the building include a new storefront window and door system comprised of clear anodized frames with a satin finish with clear glazing. The storefront system is paired with evenly spaced pilasters that are clad with a stone veneer at the base to provide a rhythm of bays along the expansive street frontage along Wilshire Boulevard. The treatment continues to wrap the corner and storefront area along Euclid Street for a comprehensive appearance. A new orange fabric awning is also proposed on both street elevations that results in a contemporary shade element and striking replacement of the dated and heavy mansard canopy. The store entrance is located at the street corner and the parapet is slightly raised to provide a visual hierarchy to signify the entrance to the 11,870 square foot retail store and salon. The alley and rear elevations will be refreshed with stucco surfaces and downspouts painted white and existing stair rails and bollards painted gray. Staff supports the proposal s retail design with visual permeability, pedestrian awning, and refreshed appearance and color palette. Pedestrian Orientation & Neighborhood Compatibility The project site is located within the Mixed Use Boulevard District along Wilshire Boulevard. The surrounding developments consist of one and two-story structures occupied with neighborhood serving uses such as banks, salons, small-scale retail and café s and grocery market. The subject site has been occupied with a large shoe retail use for approximately 20 years with negligible exterior improvements. The top heavy mansard projection is removed and replaced with a more contemporary style awning that provides the building a refreshed appearance. Staff feels that the design and scale are compatible with the appearance of the other businesses in the neighborhood serving commercial corridor and that the added pilasters provide a pleasant rhythm to the expansive storefront. The brighter color choices and projecting signs will benefit the pedestrian feel and experience at grade. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. 2

3 CEQA Status The project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section (b)(3) in that it can be seen with certainty that the proposed project does not have the potential for causing a significant effect on the environment in that the project involves the review of design-related issues associated with the proposed structure(s) in terms of general architectural design, proposed materials, colors, mechanical screening and/or landscape plans. Code Compliance This application has been preliminarily reviewed for compliance with the base district s development standards which address aspects of the plan that could result in significant changes to the project s design. A complete code-compliance review will not occur until the application is submitted for plan check. It is the applicant s responsibility to ensure that the plans comply fully with all applicable provisions of the Municipal Code. The applicant has been notified of any significant non-compliant aspects of their plans, and a condition has been added requiring full compliance with all applicable regulations prior to the issuance of a building permit. Any significant changes to the design subsequent to any ARB approval will require Board approval. Building Design DESIGN ELEMENTS Façade Window/Door system Roof Canopy/Awning/ Trellis PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Stucco, sandpebble fine finish, painted (Pure White) Stone base veneer on pilasters, ledgestone (grey) Storefront system, clear anodized (satin aluminum finish) Glass (clear) Rear door, hollow metal, painted (Pure White) Existing flat roof Sunbrella fabric awning (Orange Pop) Sign Plans SIGN AREA CALCULATIONS Multi-tenant Building No Existing NA, single tenant commercial building Sign Program Permitted Sign Area 225 SF (150 frontage x 1.5 = 225 SF) Existing Sign Area NA, all previous tenant signs will be removed (signs that will remain) Proposed Sign Area (this application) 9 SF (2 projecting signs x 4.5 SF) 132 SF (2 wall signs at corner x 66 SF) 35 SF (1 wall sign near alley x 35 SF) 9 SF (9 awning signs x 1 SF) Total Sign Area Upon Completion 185 SF 3

4 Total Number of New Signs Compliance 14 signs (3 wall + 2 projecting + 9 awning) Yes, 185 SF < 225 SF 2 Wall Corner of Wilshire & Euclid ULTA BEAUTY Channel Letter, Wall-mounted with LED illumination Proposed Dimensions (Area): x 5-2 = 66 SF each Aluminum with slate gray letter face, 5-inch white returns and white LEDs. 1 Secondary Wall Sign ULTA BEAUTY Channel Letter, Wall-mounted with LED illumination Proposed Dimensions (Area): 9-4 x 3-9 = 35 SF Aluminum with slate gray letter face, 5-inch white returns and white LEDs. 2 Projecting Signs ULTA BEAUTY Projecting sign with support bracket Proposed Dimensions (Area): 1½ x 3 = 4.5 SF each Orange background with white letters, grey painted returns and support bracket, internally illuminated 9 Awning Signs ULTA Proposed Dimensions (Area): Letters printed on fabric awning valence Approximately 1 SF each White vinyl print on orange fabric awning valence The proposed signs provide business identification that is targeted for both the pedestrian an automobile visibility. Specifically, the projecting signs are located near the store entry and provide visibility for those approaching the retailer from both Wilshire Boulevard and Euclid Street. The two illuminated wall signs anchor the corner of the building and serve to provide the primary signs for the retailer. A secondary wall sign is also proposed at the west end of the expansive Wilshire Boulevard elevation. The business name is also imprinted on each fabric awning with approximately 1 SF of sign area on each awning. In total, the proposed sign plans include 185 SF of sign area, which is less than the 225 SF of sign area permitted by the Sign Code. The proposed sign types and sign area are in compliance with the Sign Code and are placed in a manner that visually cues the entrance for visitors to the large 11,870 SF retail store and salon. Staff recommends approval of the proposed sign plans. FINDINGS: A. The plan for the proposed building or structure is expressive of good taste, good design, and in general contributes to the image of Santa Monica as a place of beauty, creativity and individuality in that the subject building s retail appropriate glass storefronts and pedestrian scale awnings provide the neighborhood serving corridor a contemporary and updated appearance along Wilshire Boulevard. 4

5 B. The proposed building or structure is not of inferior quality such as to cause the nature of the local neighborhood or environment to materially depreciate in appearance and value in that high quality material as detailed in the application submittal such as quality exterior grade paint, outdoor Sunbrella awning fabric and clear anodized storefronts with clear glazing, as presented to the Architectural Review Board will be used. C. The proposed design of the building or structure is compatible with developments on land in the general area in that the existing scale and retail storefront transparency is retained and enhanced with an updated façade and pedestrian oriented shade awnings and projecting signs. Further, the proposed design is in keeping with the design of neighborhood serving commercial buildings developed along Wilshire Boulevard. D. The proposed development conforms to the effective guidelines and standards adopted pursuant to Chapter 9.32 Architectural Review Board, and all other applicable ordinances insofar as the location and appearance of the buildings and structures are involved. Specifically, the location and appearance of the buildings and structures comply with required findings set forth in Chapter 9.32, as documented by the Architectural Review Board, and as conditioned, the plans will fully comply with all applicable regulations prior to the issuance of a building permit. CONDITIONS: 1. This approval shall expire when the administrative or discretionary entitlements, not including any Subdivision Map approvals, previously granted for the project have lapsed. If no such entitlements have been granted, this approval shall expire eighteen (18) months from its effective date, unless appealed. 2. Prior to the issuance of a building permit, the applicant shall demonstrate that the plans comply with all applicable provisions of the Zoning Ordinance. Significant changes to a project s design shall require review and approval of the Architectural Review Board. Minor changes may be approved administratively pursuant to all applicable guidelines. The Architectural Review Board s approval, conditions of approval, or denial of this application may be appealed to the Planning Commission if the appeal is filed with the Zoning Administrator within ten consecutive days following the date of the Architectural Review Board s determination in the manner provided in Chapter 9.32, Section Prepared by: Grace Page, ARB Liaison Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR15\15ARB-0234 (1234 Wilshire) ULTA.docx 5