Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Grace Page, ARB Liaison Architectural Review Board Meeting: June 20, 2016 Agenda Item: ARB-0046 to approve the building design, colors, materials, landscape enhancements and sign plans for the existing Carl s Jr. Restaurant and Drive-thru. Address: Applicant: 2727 Santa Monica Boulevard Dave McDivett, CKE Restaurants Recommended Action It is recommended that the Architectural Review Board approve 16ARB-0046 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is proposing to remodel the dated appearance of an existing Carl s Jr. Restaurant and Drive-thru with a contemporary façade, new signage, and enhanced landscaping. The applicant has met with staff on two occasions to work towards furthering the design prior to the Board s review. Staff encouraged the applicant to apply a cohesive design strategy for the building elevations, reconsider parapet proportions, and minimize the material and color palette. The applicant is also proposing non-required landscaping enhancements and a new sign plans that includes the removal of a large, non-conforming pole sign. Staff believes the applicant s design efforts have improved the project for a cohesive design but feels that the façade parapet heights are overstated and disproportionate to the storefront system. Staff is generally supportive of the building remodel and recommends approval with the condition that the applicant work with staff to reduce the parapet height and provide an alternate approach to screening the roof top equipment. Staff also supports the voluntary landscape enhancements and new sign proposal. Background 08ARB ARB ARB-059 On July 21, 2007, the ARB approved the repainting (06ARB-491 expired) and s new stucco parapet at the rear elevation. On January 29, 2006, the ARB approved the repainting of the exterior building façade for Carl s Jr. On April 1, 1996, the ARB approved the design to remodel the building and to replace one sign for the Carl s Jr. fast-food restaurant. 1

2 Project / Site Information The following table provides a brief summary of project data: Zoning District / Design MUBL, Mixed Use Boulevard Low Guidelines: Parcel Area (SF): 24,750 SF Parcel Dimensions: Rectangular, 165 x 150 Existing On-Site Existing 1-story Carl s Junior (1974) Improvements (Year Built): Mature Vegetation One podocarpus tree at rear of building to be removed and replaced with Golden Rain Tree Historic Resource The subject building is not listed on the Historic Resources Inventory. CEQA Exempt pursuant to Section (b)(3) Adjacent Zoning & Use: North: R2 Two-story multi-family residential South: MUBL Two story office, AAA East: MUBL 2-3 story, Comfort Inn Landscape Plans West: MUBL Single story commercial and two-story residential Not required, however applicant is voluntarily proposing enhancements to the site s existing landscaping. The project site consists of a 24,750 square foot site bounded by Santa Monica Place North (alley) to the north, Santa Monica Boulevard to the south, mixed-use buildings to the west and Harvard Street to the east. Multi-family housing is to the north and south and a variety of commercial uses occur along Santa Monica Boulevard. Analysis The applicant proposes an extensive façade renovation of an existing Carl s Jr. Restaurant and Drive-thru (circa 1974). The design objective is to modernize the older building design and due to the restaurant s legal non-conforming operations as a drivethru restaurant, the applicant s initial desire to propose a new building/construction was not permissible per the City s land use regulations. As such, the drive-thru sequencing and building footprint will remain, with the exception of the removal of the drive-thru canopy. Building Design/Architectural Concept The building façade remodel refreshes the older building style with contemporary materials, finishes, forms and updated color choices. The building walls primarily consist of rectilinear forms, neutral colored stucco cement plaster (sand finish) with brushed aluminum metal expansion joints, and silver metal paneled surfaces along the building corners and base. The east elevation, along Harvard Street, is designed with an angled parapet line. The applicant indicates that the design recognized the site is at a corner 2

3 and as such, addressed the corner using the unique angular shape not found elsewhere in the composition. The angled parapet also doubles as a screen for the roof top equipment (Sheet A.4 Section Drawing). The remodel also adds red metal canopies that are rationally placed above the restaurant entrances, storefront glass and drive-thru window. The red metal canopies provide a contrasting accent color from the neutral tan and silver walls. The building is upgraded with a new storefront system comprised of anodized aluminum frames and clear glazing. Staff supports the applicant s composition of materials and colors for the remodel project. While the applicant s objective to address the street corner and screen mechanical equipment are reasonable, staff continues to express concern with the overstated building height at 24-feet (at highest point of angled parapet wall) for a single-story building with an interior ceiling height that is less than 10-feet. Staff feels that the reduction of the parapet height would improve the proportions and that other means of screening the rooftop equipment should be considered. A condition for the applicant to work with staff on reducing the building parapet, mechanical screening, and modified placement of the wall sign on the east elevation is included in this report. Sign Plans The proposed sign plans provide for new business identification signage for Carl s Jr. and Green Burrito. The plan also specifies the removal of a non-conforming pole sign that is replaced with a more contemporary style pylon sign located at the southeast corner of the site. Two illuminated wall signs are proposed on the street elevations (east and south) of the building and identify both dining concepts and the trademark star logo. The sign provides a backer panel and combination of halo-illuminated and internally illuminated components. The three new signs are designed with quality materials and fabrication details for an attractive sign package. The applicant is proposing to refurbish the existing preview menu board, primary menu board, and directional signs on the site. Given the extensive address street frontage and corner location of the site, the maximum sign area for the property is a generous square feet. The sign plans are in compliance with the allowable sign area and tabulate a total sign area of 180 square feet.. SIGN AREA CALCULATIONS Multi-tenant Building No. Permitted Sign Area 165 x 1.5 (corner site) = SF Signs to Remain Preview Menu Board = 6 SF Menu Board = 32 SF Directional Signs w/ Logo = 12 SF Proposed Sign Area 35 SF + 35 SF + 60 SF = 130 SF (this application) Total Number 3 signs (1 pylon + 2 wall signs) of New Signs Compliance Yes, 130 SF (new) + 50 SF (existing) = 180 SF of total sign area Non-conforming pole sign to be removed Sign Type Sign Sign Area Text Sign Description 3

4 Wall Signs A&C 3-11 x 10 = 35 SF Carl s Jr. Green Burrito Pylon Sign Double Sided E 16 x 2-6 = 40 SF 40 SF + 20 SF = 60 SF Carl s Jr. and logos Illuminated channel letter on backer Hand painted letters The applicant s submittal indicates a film pattern on the entry glass doors of the building. The pattern appears to be the brand s logo and would be considered a window sign. This sign area was not included as part of the sign calculation but is a permissible sign type. A condition has been added for the applicant to provide an updated sign area calculation to Staff for review and approval. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. Landscape Plans Landscape plans for the restaurant remodel are not required but are voluntarily being provided to enhance the site s landscaping and street appearance. The existing landscaping consists of perimeter planting strips along east and west property lines. During design consultation meetings, staff suggested that the applicant consider introducing landscaping between the sidewalk and surface parking area along Santa Monica Boulevard to soften the juncture of the two pavement types. The applicant is proposing a new curb and planter area with Indian Hawthorn, a flowering evergreen shrub, and Green Carpet ground cover. The existing planter area in the southwest corner of the property is enlarged and updated with layering of plants for an attractive pocket of planting. The plans also address the drive-thru islands with drought tolerant plants and also provide for three new Golden Rain Trees. Additionally, a new 8-foot high sound screening wall is situated along the alley property line to mitigate the potential noise projected during drive-thru ordering. Staff appreciates the voluntary landscape enhancements and feels that the proposal furthers the renovation of the building and Santa Monica Boulevard. 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 4

5 the issuance of a building permit. Any significant changes to the design subsequent to any ARB approval will require Board approval. Building Design DESIGN PROPOSED EXTERIOR ELEMENTS MATERIAL, FINISH AND COLOR Façade Stucco cement plaster, sand finish, (beige, tan, grey-brown, and light grey-brown) Metal panels, smooth (silver) Breakmetal, trim and expansion joints, smooth (brushed aluminum) Windows Anodized aluminum window frame (silver) with clear glass Doors Anodized aluminum window frame (silver) with clear glass + patterned film Metal service door and frame, smooth, painted to match plaster Canopy Aluminum metal canopy, painted (red) Mechanical Exterior wall parapet serves as screening Screening Roof Flat, textured Perimeter walls Existing CMU, painted (beige) Doors Anodized aluminum window frame (silver) with clear glass + patterned film Metal service door and frame, smooth, painted to match plaster 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 proposed façade renovation utilizes quality materials to provide the building with an improved and updated appearance and is further beautified with additional landscaping and removal of a nonconforming pole sign. 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 and 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 improved building identity, refreshed façade, and contemporary material choices are consistent with recent developments and renovations along the boulevard and general vicinity. D. The proposed development conforms to the effective guidelines and standards adopted pursuant to Chapter 9.55 Architectural Review Board, and all other 5

6 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 previously granted by an associated approval have lapsed. If no such permit has been issued, this approval shall expire 24 months from its effective date, unless appealed or otherwise implemented pursuant to applicable municipal regulations. The approval for the signs shall expire in six months from the date of approval or six months from the date a certificate of occupancy is granted for constructionrelated projects. All conditions of approval and the final inspection process must be completed within this timeframe. 2. Prior to the issuance of a building permit, the applicant shall work with staff to reduce the building parapet height for a more appropriate proportion for the singlestory building. Final parapet design/height, mechanical screening, and any necessary adjustments to the wall sign placement shall be reviewed and approved by staff. 3. Prior to the issuance of a sign permit, the applicant shall provide updated sign area calculations that include any window sign area. The updated sign details and calculations shall be subject to staff review and approval. 4. 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 subject to staff approval. Modifications to the landscape plan that effect less than 150 square feet of area may be reviewed and approved by the Staff Liaison to the Board. 5. Prior to the issuance of a building permit a hydrozone matrix shall be included in the landscape and irrigation plans that describes for each hydrozone the following: the square footage, percentage of total landscaped area, plant type and plant form, hydrozone basis, hydrozone description, exposure or micro-climate, irrigation method, irrigation devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers. 6. 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. 6

7 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 Prepared by: Grace Page, Architectural Review Board Liaison Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR16\16ARB-0046 (2727 SMB, Carl's Jr).docx 7