M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION

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1 9-A M E M O R A N D U M PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA PLANNING DIVISION DATE: June 11, 2018 TO: FROM: SUBJECT: The Honorable Landmarks Commission Planning Staff 153 San Vicente Boulevard, 18ENT-0143 Consideration of Certificate of Appropriateness 18ENT-0143 for design approval of exterior improvements to an existing apartment complex including new windows and roof material, balcony railing repairs, new exterior paint color, and landscape/hardscape site improvements. The subject multi-unit residential apartment complex is a non-contributing building within the San Vicente Boulevard Courtyard Apartment Historic District. APPLICANT: Dganit Shtorch (Killefer Flammang Architects) PROPERTY OWNER: Hanokh Golshirazian/Social Investment Co., LLC INTRODUCTION & BACKGROUND Proposed are exterior improvements to an existing apartment complex including new windows and roof material, upgrades to the existing balcony railings, a repaint of the building s exterior, and landscape/hardscape site improvements in the front/side yards, and internal courtyard. The subject property is developed with a four-story, contemporary style apartment building constructed in Although located within the boundaries of the San Vicente Boulevard Courtyard Apartments Historic District ( Historic District ), the building is a Non- Contributing building based on its date of construction outside the District s period of significance ( ). Additionally, the building configuration does not include the signature courtyard design element or any other feature of the Historic District. Until the City Council adopts an ordinance governing regulatory review procedures for alterations to properties within the Historic District boundaries, any proposal affecting the exterior of properties within the Historic District boundaries, whether contributing or noncontributing, requires the issuance of a Certificate of Appropriateness

2 ENVIRONMENTAL ANALYSIS The project is categorically exempt from the provisions of California Environmental Quality Act (CEQA) pursuant to Section 15331, Class 31 of the State Implementation Guidelines in that the project consists of building façade and site improvements to a noncontributing Historic District property, which will be done in a manner consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995), Weeks and Grimmer. PUBLIC NOTIFICATION Notice of this hearing was provided as required by Section (c) of the Landmarks Ordinance, with notice sent to all owners and occupants within a 300-foot radius and a newspaper notice published in the Santa Monica Daily Press at least 10 days prior to the hearing (Attachment A). PROJECT DESCRIPTION AND ANALYSIS The existing front yard is developed with a front entry, a pool area, and parking area adjacent to the front driveway. Perimeter site walls at the sidewalk screen the pool and parking areas. The proposal includes façade enhancements to the existing apartment building and landscape/hardscape improvements throughout the property. In addition to interior renovations to the residential units, the following exterior improvements to the building are proposed. Existing paving at the front entry and within the enclosed pool area would be replaced with new hardscape materials consisting of wood grain porcelain tile, concrete tile, and pebble ground cover. Existing landscaping would be replaced with drought-tolerant planting material consisting of low-growth ground covers and shrubs. Three olive trees are proposed within the center courtyard providing shade at the front entry. Existing site walls will be maintained and covered with a smooth stucco finish painted light grey. The scope of work is summarized below: Replace existing aluminum frame windows and sliding patio doors with Milgard dark bronze anodized aluminum frame windows and sliding patio doors. No changes to the existing openings are proposed. Replace existing clearstory windows at the roof level. Replace existing tile roofing material on angled roof portions with asphalt shingles (dark grey). Mechanical equipment screen enclosure is proposed at the center of the roof area that will screen new roof mounted mechanical equipment (condenser units), consisting of horizontal metal panels. The screen enclosure would not be visible from the street based on its central location on the roof. Rehabilitate existing wood balcony railings, structurally reinforcing the railing from the interior side, as necessary. Balcony railings will be stained/painted with a dark brown semi-solid stain ( Rocky Tundra ). Sliding shade wood panels are proposed - 2 -

3 on each of the front facing balconies. New metal Juliet balcony railings would replace existing railings along the existing balconies in the side elevations. Patch and repair existing sand stucco finish as necessary. Repaint exterior building white (Benjamin Moore Atrium White), consistent with the existing building color. Replace existing landscape material within the front yard area (including existing trees) with new ground cover, shrubs and trees directly in front of the existing perimeter wall, entry courtyard, and within the enclosed pool area. Planting materials include Atlas Fescue, Blue Glow Agave, Red Kangaroo Paw, Bruce s Dwarf Euphorbia, Green Aeonium, Evergreen Kangaroo Paw, and Olive trees. Bambusa textilis (bamboo) and Dwarf Mat Rush ground cover is proposed within the internal courtyard and along the side yards. Replace existing hardscape material in the front yard area and throughout complex (including internal courtyard) with wood grain porcelain tiles and concrete tiles. Custom wood platforms within the internal courtyard would provide residents with seating areas. Resurface existing perimeter wall within the front yard with smooth stucco painted light grey (SW Repose Grey). Square LED lights would be mounted on the perimeter wall providing landscape lighting. New 42 high metal fence and gate is proposed at the front entry. Analysis The proposed façade improvements including the window replacement, reroof, rehabilitated balcony railings, and building repaint would enhance the building s overall appearance from the street. The proposed window and sliding door replacement would be appropriate with the architectural style of the building, in addition to the proposed change in roofing material. Based on the building as a non-contributor to the historic district, refurbishing or in-kind replacement of the windows or roof material would not be necessary as these features are not considered character-defining features of the historic district, and not essential to the existing building design. The proposed site work within the front yard include modern enhancements to existing landscape and hardscape conditions that would provide a more cohesive design throughout the front yard for residents. The enhancements will not negatively impact the overall integrity of the Historic District as the open space along the San Vicente Boulevard street frontage will not be altered. Furthermore, the property s aesthetic association to the District will be maintained and the visual streetscape will remain intact. The proposed site work is consistent with the Secretary of the Interior s Standards in that the improvements will further enhance the building s appearance and will not detrimentally change or - 3 -

4 adversely affect any aspect of the streetscape or character-defining feature of the Historic District. However, staff is concerned with the proposed bamboo planting material at the side yards based on the quantity and common hedge characteristics and its typical growth height (15-20 ) that exceeds the allowable height of 12 feet for hedges in the side yard. Accordingly, staff recommends Condition No. 1 requiring that the applicant work with staff on revising the planting material along the side yards, which may include alternate planting material or reducing the quantity of the bamboo in efforts to minimize the potential for over-height within the side yard. RECOMMENDATION Staff recommends that the Commission approve Certificate of Appropriateness 18ENT based on the following finding as required pursuant to SMMC Section (c) and subject to the conditions outlined below. CERTIFICATE OF APPROPRIATENESS FINDING 1. The proposed façade improvements including the proposed window replacements, reroof, rehabilitated balcony railings, and building repaint will enhance the building s overall appearance from the street. The proposed window and sliding door replacement is appropriate with the architectural style of the building, in addition to the proposed change in roofing material. The proposed site work within the front yard include modern enhancements to existing landscape and hardscape conditions that will improve the overall appearance of the property and provide a more cohesive design throughout the front yard for residents. The enhancements will not negatively impact the overall integrity of the Historic District as the open space along the San Vicente Boulevard street frontage will not be altered. Furthermore, the property s aesthetic association to the District will be maintained and the visual streetscape of lush landscaping will remain intact. The proposed site work is consistent with the Secretary of the Interior s Standards in that the improvements will further enhance the building s appearance and will not detrimentally change or adversely affect any aspect of the streetscape or character-defining feature of the Historic District. CONDITIONS 1. Prior to the issuance of a building permit, the applicant shall work with staff on revising the planting material along the side yards, which may include a combination of alternate planting material or a reduction in the quantity of the bamboo in efforts to minimize the potential for over-height within the side yard. 2. This approval is for the plans dated June 11, 2018, which are on file in the City Planning Division, except as amended by any conditions contained herein. Significant changes to the project design that are within the Commission s - 4 -

5 purview shall require review and approval by the Landmarks Commission. Minor changes may be approved administratively pursuant to all applicable guidelines and shall be subject to staff s approval and consistent with the findings of fact contained herein. 3. This Certificate of Appropriateness shall be in full force and effect from and after the date of the rendering of the decision by the Commission. Pursuant to Landmarks Ordinance Section (h), this approval shall expire within 18 months if the authorized work is not commenced. Should the applicant be unable to comply with this restriction, an extension may be granted pursuant to Section for an additional 180 days maximum. The applicant must request such an extension prior to expiration of this permit. After that time, the applicant will be required to return to the Commission for approval. In addition, this Certificate of Appropriateness shall expire if the authorized work is suspended for a 180-day period after being commenced. 4. This decision may be appealed by properly filing with the Director of Planning and Community Development a Notice of Appeal on a form furnished by the Planning and Community Development Department. Such notice shall be filed within a ten (10) day time period commencing from the date of the determination. 5. All required Planning and Building Permit approvals shall be obtained. Project plans shall be subject to complete Code Compliance review when the building plans are submitted for plan check and shall comply with all applicable provisions of Article IX of the Municipal Code and all other pertinent ordinances and General Plan policies of the City of Santa Monica prior to building permit issuance. ATTACHMENTS: A. Public Notice B. Applicant s Materials/Plans - 5 -

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