Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Cc: Subject: Architectural Review Board Michael Rocque, Associate Planner Architectural Review Board Meeting: April 3, 2017 Agenda Item: 7.5 Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner Rathar Duong, ARB Liaison 16ARB-0497 to approve the building design, colors, materials, and landscape plans for the construction of a new two-story, five-unit condominium project. Address: Applicant: th Street Gantcho Batchkarov Recommended Action It is recommended that the Architectural Review Board approve ARB application 16ARB based upon the findings and subject to the conditions contained within this report. Executive Summary Proposed is a new two-story, residential condominium project comprised of five residential units with nine parking spaces within a subterranean garage accessed from the rear alley. The proposed building is designed in a contemporary architectural style which is further supported by the selected materials, colors and details. The scale and massing is appropriate to the context, and use of materials reinforces the overall design. Background The project was reviewed at the February 6, 2017 Architectural Review Board meeting, and was continued as requested by the applicant. The Board discussed the project and provided design comments for the applicant s consideration. This report highlights the Boards comments followed by modifications made in response. The previous staff report and plans provided for the February 6th ARB meeting are attached for reference. Based on the revised plans and as conditioned, staff supports the revised project design and recommends approval of the project. Board Comments and Modifications The following design comments were provided by the Board: - Front Elevation: Simplify the front building elevation using restraint and order in the materials and architectural elements. The front façade should be more pedestrian friendly by providing additional window. 1

2 In response, the architectural elements at the front have been simplified. The white band at the upper level has been made more consistent throughout and floating metal bar has been removed to provide consistency and openness. At the roof deck level, the metal trellis that was situated at the stair tower element has been reduced in size so that it only provides cover over the balcony. A metal railing has been added at the second floor balcony as well at the roof deck to provide more transparency. Windows were added at the ground floor, a new metal railing was added along the ground floor patio and pedestrian access was added from the street to the front unit patio to improve pedestrian-orientation. These revisions simplify and integrate the formal ideas for greater clarity and provide more transparency for pedestrian orientation. - Southwest Building Elevation: Simplify the southwest building elevation to improve the overall cohesiveness with the other building elevations. In response, the southwest side of the building has been significantly modified to carry out the design concept around the entire building. The ground floor elevation has a uniformed dark base (grey stucco) throughout and the second floor has been revised to provide white horizontal volumes. The metal eyebrows over the windows on the second floor have been lowered to sit at the top of the window opening to provide proper shading and consistency throughout. The chimney elements have been better integrated into the overall design. The proposed revisions simplify the facade elements and improve the relationship with the other building elevations, consistent with the Board s comments. - Northeast Building Elevation: The Board commented that this elevation was the most successful with the interlocking figures. The applicant has provided some minor improvements to the elevation for overall cohesiveness. The ground floor elevation has a uniformed dark base (grey stucco) and the stair tower windows have aligned to match with the top of the base. The second floor has been revised to provide white horizontal volumes consistent with the southwest elevation. The metal panel and trellis located above the front unit (Unit 1) to the left of the stair tower has been eliminated. The proposed revisions simplify the facade elements and improve the relationship with the other building elevations, consistent with the Board s comments. - Chimney Projections: The chimneys are distracting and could be better integrated into the overall design. In response, the chimneys were lowered to match the building parapet wall height level throughout all of the building elevations. The chimneys have also been incorporated into the exterior wall for greater cohesiveness. 2

3 - Landscaping: The landscaping is thoughtful and interesting, but has too much plant variety; the palette needs to be revised for a more peaceful design 2-inch-deep mixed Mexican Pebble within the front yard setback is replaced with 2-inch-deep mulch as shown on the landscaping plans. Mexican feathergrass located at the rear yard near the handicap parking is replaced with Lindheimer s Muhly as shown on the landscaping plans. Fortnight Lilies located at the rear of the site near the stairwell are removed and heavenly bamboo is added as shown on the landscape plans. Design and landscape modifications have been made to simplify the front and southwest building elevations in response to comments from the Board. The building forms, windows and architectural elements have been refined to clarify the design concept. These revisions result in a legible formal architectural design idea that provides a rhythm around the building. The architectural ideas are reinforced by use of color, material and detail. Based on the revised plans and as conditioned, staff supports the revised project design and recommends approval. Impact on Historic Resources The subject property is currently vacant and therefore is not subject to the City s demolition permit review process. 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 (R2), which address aspects of the plan that could result in significant changes to the project s design. Any significant changes to the design subsequent to any ARB approval will require Board approval. 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 building is visually compatible within the context of the adjacent neighbors and surrounding neighborhood. The proposed building reflects a contemporary architectural style that features a rectilinear form, clean lines, and modern finishes. The building is articulated horizontally and vertically through changes in materials and recessed entries, porches balconies, and decks. The project expresses a clear three-dimensional design concept reinforced by building colors and materials. Overall, the balance 3

4 of vertical and horizontal elements emphasized by the composition of façade materials achieves a sensible massing that is compatible with other residential buildings in the neighborhood. 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 materials that reinforce the design concept as detailed in the application submittal and as presented to the Architectural Review Board will be used. The exterior façade includes a balance of quality building materials and comprised of smooth stucco, cementitious siding, mahogany wood and anodized aluminum windows and doors, and metal and glass railing along balconies. C. The proposed design of the building or structure is compatible with developments on land in the general area in that the proposed building is similar to the mass and scale of existing two-story buildings within the neighborhood, as conditioned. The project includes elements that strengthen the relationship between the project and the street and enhances pedestrian-orientation through the use of large glazed windows and patio doors, a second floor balcony with translucent horizontal railing design, and an inviting ground floor front patio area enclosed with a low 42-inch high mahogany wood plank wall. The patio is placed away from the sidewalk in order to maintain an open appearance along the front façade. Overall, the project s pedestrian-orientation enhances the quality of the neighborhood and the enjoyment of the site. D. The proposed development conforms to the effective guidelines and standards adopted pursuant to Chapter 9.55 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 9.55, 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 24 months from its effective date, unless appealed. 2. Prior to issuance of a building permit materials and details shall be developed to properly implement the design proposal. Details to be reviewed by staff include: cantilever, trellis, window, door, railing, parapet and special details. 3. Prior to the issuance of a building permit, the applicant shall demonstrate landscape and irrigation plan compliance with the City s Green Building Ordinance standards (SMMC 8.108) subject to staff approval. Modifications to the landscape 4

5 plan that effect less than 25% of the area may be reviewed and approved by the Staff Liaison to the Board. 4. 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 9.55, Section Attachments A. Applicant s Submittal Material B. 16ARB-0497 ARB Staff Report dated February 6, Plans F:\CityPlanning\Share\ARB\STFRPT\SR16\16ARB-0497 ( th Street, Multi-Family Residential).docx 5