Architectural Review Board Report

Transcription

1 Architectural Review Board Report Architectural Review Board Meeting: July 3, 2017 Agenda Item: 7.1 To: From: Cc: Subject: Architectural Review Board Rathar Duong, Associate Planner, ARB Liaison Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner 17ARB-0148 to review design, colors, materials, and landscape plans for a new two-story detached residential dwelling unit located behind an existing duplex. Address: Applicant: Oak Street Greg Chasen, Chasen Architecture Recommended Action It is recommended that the Architectural Review Board approve application 17ARB-0148 based upon the findings and subject to the conditions contained within this report. Executive Summary The proposal is for a new two-story detached dwelling unit to be constructed behind an existing one-story duplex. The detached garage/utility room at the rear facing the alley will be demolished. The proposal would create a total of three dwelling units and four parking spaces. Staff recommends approval of the design, colors, and materials for the proposed addition with conditions and findings contained in this report. Background The parcel is developed in 1937 with a one-story 1,516 SF duplex and a detached garage at the rear of the lot facing an alley. The property is not listed on the Historic Resource Inventory. 03ARB-0172: On April 10, 2003, an ARB staff-level approval was granted for new 8-foot high wood fences along the side property lines. Project / Site Information The subject site is located on the south side of Oak Street between 18 th and 21 st Streets within the R2 residential zone, Sunset Park neighborhood. The parcel is bounded by oneand two-story single- and multi-family residential buildings. 1

2 The following table provides a brief summary of project data: Zoning District / Design R2 (Low Density Residential) Guidelines: Parcel Area (SF): 7,000 SF Parcel Dimensions: 50 x 140 Existing On-Site Duplex and detached garage (1937) Improvements (Year Built): Historic Resource Existing buildings are not listed on the HRI Inventory Status CEQA Exempt pursuant to Section (b)(3) Adjacent Zoning & Use: North R2 Multi-Family Residential South R1 Single-Unit Residential East R2 Multi-Family Residential West R2 Multi-Family Residential Analysis Site and Landscape Design The rectilinear site is currently developed with two detached buildings. The front building is a one-story duplex and the rear building is a detached garage/utility room with access from the alley. The garage is proposed to be demolished in order to accommodate the proposed building. The site is enclosed on all sides with wood fence except along the rear property line adjoining the alley. The site walls will be maintained. New fencing is proposed to separate the new building from the existing building providing privacy and separate open space areas for each unit. All units will gain access to the front and rear yards via new stone pathways along the side property lines (L03). The new two-story dwelling unit is proposed behind the existing duplex in an L shape building footprint. Four new parking spaces are proposed at the rear tucked underneath the building with access from the alley. The new building creates a courtyard framed by two existing trees. The front yard is enclosed with an existing low horizontal wood fence. The front yard is attractively landscaped with a drought tolerant palette and will be maintained. New drought tolerant landscape is proposed at the rear and around the new building. The new palette is consistent with the existing planting such as Podocarpus gracilior (Fern Pine), Laurus nobilis (Sweet Bay), Westringia fruticose (Coast Rosemary), Dietes bicolor (Fortnight Lily), and Dianella revoluta Little Rev (Little Rev Flax Lily). A number of ground covers are also proposed including Carex tumulicola (Berkeley Sedge), Bouteloua gracilis (Grama Grass), and Achillea millefolium (Yarrow). The existing and new landscape features are complementary to the building and site. 2

3 Building Design/Architectural Concept The proposal is a contemporary building with a flat roof that is expressed in simple clean lines and modern finishes in a two-story volume. The entire building will be clad in horizontal wood and Corten steel siding. A roof deck with sun shade and solar panels is also proposed. The roofline/parapet is finished with painted steel flashing. The overall design is guided by a clear architectural concept of a two-story Corten volume intersected by a lower volume clad in wood siding. The building possesses a three-dimensional design throughout achieved by this clear volumetric proposal. The design is further reinforced through material choices and their placement on the facades as a way to emphasize particular features of the building. The fenestration shows hierarchy and is appropriately placed with alignments and thoughtful relationships. The west and north elevations incorporate extensive use of glazing which open to the new courtyard. The design treatment is applied consistently throughout the building highlighting the simple, clear architectural concept. Mass and Scale The perceived mass and scale are addressed through the composition of various volumes emphasized with the change of colors and materials. This approach breaks down the massing while providing a cohesive design and allows the building to achieve a 3- dimensional quality, shade, and shadow. The mass and scale has been successfully addressed and is comparable to other (newer) buildings in the neighborhood. The 2-story building is larger than the existing one-story vernacular building at the front of the site. The new building will be marginally visible from the street and although different will complement the existing site and surrounding context. Design, Details and Materials The contemporary design will be further enhanced with a variety of high quality finishes including wood siding, Corten steel, and steel trim. The majority of the roof surface will be covered in wood decking. Windows and doors are aluminum clad painted dark grey. The fenestration, proportion, and alignment of the windows and sliding patio doors are generally appropriate. The material palette and color scheme enhance the architectural design. DESIGN ELEMENTS Façade Windows Doors Roof Mechanical Screening Refuse Screening Lighting Railing Gates Fencing PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Wood siding (grey) Corten steel (rust) Steel trim (on south elevation) Aluminum clad (grey), fixed, casement, and awning Glass doors (entry); sliding (patio) Wood decking and asphalt Parapet walls on roof Behind garage door Wall sconces (grey) Painted wood (dark grey) Wood (existing) Wood (existing) all around the perimeter of lot 3

4 Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. Code Compliance This application has only 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. Any significant changes to the design subsequent to any ARB approval will require Board approval. 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. Summary The new detached two-story dwelling unit is proposed behind the existing duplex. The contemporary building has a clear architectural concept that is expressed 3- dimensionally. The building s mass and scale is achieved through various volumes, change of colors, and materials while maintaining a cohesive design. The new building will be larger and different than the existing front vernacular building, but it is complementary to the site and existing context. New landscaping enhances the building s design and outdoor spaces. 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 detached dwelling unit is a simple contemporary structure that expresses a clear architectural concept finished in high quality materials. The new building adds to the eclectic design found in the surrounding neighborhood and appropriate to its site. 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 such as aluminum clad windows and doors, horizontal wood and Corten steel siding are proposed in the application submittal and as presented to the Architectural Review Board will be used. These finishes are appropriate and enhance the contemporary building design, as are the detailing and application of these finishes. C. The proposed design of the building or structure is compatible with developments on land in the general area in that the perceived mass and scale are addressed through various design techniques, including use of colors, materials, fenestration 4

5 pattern, and building form. The proposed design is compatible with surrounding developments as other contemporary buildings exist in the neighborhood. The proposed project is also compliant with the Zoning Ordinance in terms of number of units, setback, height, and parking requirements. 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. All details including windows, doors, sun shade, parapet and other unique conditions shall be provided and reviewed and approved by ARB staff prior to the issuance of building permit to ensure high quality details for proper implementation. 2. 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, or 30 months if in the Coastal Zone unless appealed. 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 plan that effect less than 150 square feet of area may be reviewed and approved by the Staff Liaison to the Board. 4. 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. 5. 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. 5

6 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 SMMC Attachments Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR17\17ARB-0148 ( Oak St) new dwelling.doc 6