Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: April 20, 2015 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: ENT-0007 to approve the design, colors, materials, and sign plans for the façade remodel of a new restaurant tenant, The Cheesecake Factory. Address: 395 Santa Monica Place - # 305 & #306 Applicant: Nina Raey, RSI Group Recommended Action It is recommended that the Architectural Review Board approve ARB application 15ENT-0007 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant proposes to combine two existing restaurant tenant spaces in the Santa Monica Place Shopping Center for a new full-service restaurant tenant, The Cheesecake Factory. On February 17, 2015, the ARB reviewed the façade remodel proposal for The Cheesecake Factory and continued the application to allow the applicant to address the comments and concerns expressed by Board. Specifically, the applicant was encouraged to approach the restaurant façade design in manner that related to the context of the surrounding retailers and aesthetic personality of Santa Monica Place. On March 16, 2015, the applicant returned to the ARB and presented a more harmonious facade design with less ornamentation and a simplified material palette. The tenant s sign plans were also included to provide a comprehensive design proposal of the exterior alterations. The Board noted that the project design was much improved but continued the item to further refine the pedestrian level entrance and elevator tower design. Again, Staff met with the applicant team to discuss design revisions that were aimed to address the ARB s concerns. The applicant team focused on creating a balanced appearance for the pedestrian entry and elevator tower that solidified the restaurant s identity without creating a competing presence with the adjacent facades (Nike & Nordstrom). The Board did not express any concerns or comments with the Promenade Extension elevation. Staff believes the design successfully achieves a cohesive restaurant appearance that is contextual with Santa Monica Place and recommends approval of the application. Background 09ARB-187 On August 3, 2009, the building design, colors, materials, and sign plans for La Sandia and Zengo restaurants were approved by the Board. 1

2 09ARB ARB ARB-442: ARB AA-005: On April 6, 2009, the building design, colors and materials for the tenant space for the lower level tenant, Nike, was approved by the Board. On February 2, 2009 minor revisions to ARB were approved by ARB staff. On December 17, 2008, the proposed building design, colors and materials for the remodel of Santa Monica Place were approved by the Board. December 1, 2008, a sign adjustment and sign program for Santa Monica Place was approved by the Board. On September 26, 2007, an Administrative Approval was issued for the structure remodel and reduction of building area for Santa Monica Place. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design C3C (Downtown Overlay District) Guidelines: Parcel Area (SF): 209,959 SF Parcel Dimensions: Irregular Existing On-Site Shopping Center (1980), remodeled (2010). Improvements (Year Built): Mature Vegetation N/A Historic Resource Existing building is not listed on the City s Historic Resources Inventory CEQA CEQA Section (b)(3) Adjacent Zoning & Use: North: BSC2 Retail, mixed-use development (Third Street Promenade) South:C3 Retail, Government East:BSC1 Retail, mixed-use (u/c) West:BSC2 Mixed-use retail, office, motel Landscape Plans N/A Analysis The Board s comments in previous submittals were concentrated on elements of the Broadway elevation and the following analysis provides an overview of the comments and alterations made to the design. Pedestrian Entrance & Elevator Tower The Board noted that the project design was much improved but continued the item to further refine the pedestrian level entrance and elevator tower design. Suggestions and 2

3 comments were made on the color palette, stepped design feature over the canopy, and detached appearance of the elevator tower. In response to the comments, the applicant team has made significant alterations to address the Board s comments. The pedestrian entry and elevator tower is revised to reflect a color palette that is reduced to dark bronze and beige shades. The golden hues have been eliminated from the color palette giving the restaurant s elevation more distinction from the neighboring Nordstrom wall color. Staff also believes that the pairing of bronze and beige hues provides a sophisticated contrast with the red letters of canopy sign. The metal canopy is clad with a dark bronze finish that ties into the bronzite quartzite accent stone used at the base of the elevator and entry for a welldefined sense of entry and space. At the street level, the space is further accentuated with drought tolerant plants, a pedestrian oriented menu board and lighting for a welcoming environment. The applicant team also revisited the elevator tower components and proposes to replace the existing aluminum metal cladding with a new anodized bronze finished metal panel. The existing clear glass panes are replaced with custom obscure glass product that is backlit in the evening for an ambient glow. As revised, the elevator tower displays a unique architectural element for The Cheesecake Factory and Santa Monica Place. Staff believes that the series of revisions made to the project have substantially improved the project s appearance and yields a design that is both compatible and attractive. An appropriate amount of storefront distinction is provided to produce the restaurant its own identity in a manner that does not visually over embellish or compete with the neighboring tenants. Staff supports the revised design and proposed signage and recommends approval of the subject plans. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. 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. 3

4 Building Design DESIGN ELEMENTS Façade Windows Roof Mechanical Screening Lighting Canopy/Awning/ Trellis Windscreen Accent stone PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Italian plaster walls (beige, custom color XP-11 ) Metal panel cladding (dark bronze) Aluminum storefront system (dark bronze) with clear glass Custom obscure glass panels, elevator tower Aluminum mullions (dark bronze) NA, no alteration to existing roof NA, existing mechanical screening to remain Contemporary exterior sconce, dimmable LEDs Patio awning fabric, Glen Raven Series (tan w/ white pinlines) Metal canopy & fascia (dark bronze finish) Tempered glass railing (clear) Bronzite quartzite, smooth (dark brown) Sign Plans Multi-tenant Building Existing Sign Program Existing Sign Area (signs that will remain) Proposed Sign Area (this application) Total Sign Area Upon Completion Total Number of New Signs Compliance SIGN AREA CALCULATIONS Yes Yes, but applicant s proposal deviates from the Santa Monica Place Sign Program. Request is subject to ARB discretion. Previous restaurant tenant signs are to be removed (La Sandia, Zengo) 4 wall signs and 1 menu sign are within ARB purview 212 SF 5 signs Sign deviates from the Santa Monica Place Sign Program but is consistent with the City s Sign Code. Sign A2 The Cheesecake Factory Internally illuminated canopy mounted channel letters with wireway Proposed Dimensions (Area): Approximately 4 H x 24-4 L = SF Red plex face, black aluminum returns and trim cap, with red LED illumination (internal). Sign B1 & B2 The Cheesecake Factory Internally illuminated channel letters mounted to fascia band 4

5 Proposed Dimensions (Area): Approximately 3 H x 18-2 L = 48 SF Red plex face, black aluminum returns and trim cap, with red LED illumination (internal). Sign D The Cheesecake Factory Internally illuminated canopy mounted channel letters with wireway Proposed Dimensions (Area): Approximately 2-2 H x 13-3 L = 25.1 SF Red plex face, black aluminum returns and trim cap, with red LED illumination (internal). Sign E: Menu Board Sign Proposed Dimensions (Area): Recessed wall sign illuminated within keyed case Approximately 3 H x 2 W = 6 SF Satin copper frame with clear glass The Santa Monica Place sign program permits third floor restaurant tenants two primary signs per storefront and specifies letter height and placement for such signs. The applicant s proposal complies with the number of signs permitted within the sign program but is not consistent with the prescribed letter height which limits the sign letter height to 18-inches for the leading capital letter and 16-inches for following lower case letters. Additionally, the program stipulates that exposed raceways are not allowed. The applicant s proposal incorporates letter taller letter heights and some of the signs are mounted to a wireway (low profile/minimized raceway). Staff supports the placement and scale of the business identification signage and believes it well integrated into the tenant s storefronts. 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 façade improvements of the restaurant s tenant space and outdoor seating contribute to energy of the Promenade Extension and are in keeping with the transparency of the storefronts with its use of clear glazing and transparent windscreen. Further, the improvements at the restaurant s ground floor elevator entry provides an appropriate pedestrian oriented design with its canopy element, low planters, ambient lighting and signage. 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 façade is compatible with developments on land in the general area in that as conditioned, the design provides enhancements that are in keeping with the lines, proportions and context of the existing storefronts 5

6 located in Santa Monica Place and provide an activated upper level outdoor dining amenity to the City s Downtown District. 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, Associate Planner Attachments A. Applicant s Submittal Material B. Staff Report, February 17, 2015 and March 16, 2015 F:\CityPlanning\Share\ARB\STFRPT\SR15\15ENT0007 (395 Santa Monica Place - Cheesecake Factory ).docx 6