A PPEARANCE REVIEW BOARD

Transcription

1 ARB Staff Report A PPEARANCE REVIEW BOARD January 21, 2016 Case Number AGENDA ITEM E. CONCORD STREET O FFICE RENOVATION ARB Applicant Richardo Lopez, Figbar Architect, Inc.ential Owner Goodbusiness Investment, LLC N. Magnolia Ave. Subject Site E. Concord St.. Requested Action Request for a Major Certificate of Appearance Approval for the substantial improvement of an existing 4,522 s.f. 2- story residential style office building including façade, parking and landscape improvements. Recommendation Approval, based on the conditions in the staff report Project Planner Doug Metzger, AICP, LMT Updated: January 15, 2016 Location Map S UMMARY Project Description The subject site is bounded on the north by E. concord St. and a single story office building. And on the east by a 2-story residential style office building, on the south by a 2-story residential stlye office building, and on the west by a 2-story residential stlye office building. This is a Final Review for the renovation and substantial improvement of a 2-story residential style office building including façade, parking and landscape improvements. Project Background The original structure was build it The project site is.17 acres and the existing structure is listed as being 4,522 s.f. according to the O.C. Property Appraiser. Public Notice A poster advertising the meeting was displayed on site; as of January 15 no comments or inquiries have been received.

2 Page 2 P ROJECT OVERVIEW The proposed project is located at 112 E. Concord St., 2 parcels east of N. Magnolia Ave. in an area of downtown dominated by single-family homes that have been converted to small office uses. The applicant is proposing to completely renovate and re-develop the.17 acre site including a complete renovation of the interior of the building and the exterior facades, paving and striping the rear parking area that is accessed from Geneva Place, and completely re -landscaping the remainder of the property. Because the construction costs of the proposed renovation activities exceeds 50% of the replacement value of the existing structure this project is classified as a substantial improvement and the entire property is required to brought up to current code as part of the renovation activities. This includes installing ADA accessible access ramps and restrooms, meeting fire code egress requirements by adding a second exit stairway on the rear of the building, bringing the parking area up to code by paving and striping the parking area, and providing one handicapped parking space. It should also be noted that prior to renovation the property functioned as two individual offices uses with two distinct tenant spaces connected by a breezeway. Post renovation the property will function a single office use, as a single tenant space. Parking Access

3 Page 3 ARB STAFF CONDITIONS OF APPROVAL ARB Staff has reviewed the applicants submittal and development plans and recommends approval of the project with the following conditions: 1. Architecture A. Pilasters The pilasters on the front façade shall either be brick or stucco, the cultured stone shall not be used on the pilasters. B. Transparency i. The ground floor building walls facing all streets shall contain a minimum of 30% transparent materials. A minimum of 15% transparency shall be provided on all floors facing the street above the ground level. ii. All glass at the ground level shall be clear. Minimum light transmittance shall be 80%. High performance or low-e glass may be considered as an alternative with a minimum transmittance of 60%. iii. No windows shall be dry-walled, or have permanent partitions installed on the interior to block natural surveillance. iv. Tinted, reflective, or spandrel glass does not count towards meeting the transparency requirements. 2. Lighting A lighting plan compliant with the City s lighting regulations [Chapter 63 2M.] including photometrics and all proposed exterior lighting fixtures shall be submitted for ARB Minor Review and approval prior to submittal of building permits. Light levels shall no exceed 1 foot candle at the property line. 3. Mechanical Equipment / Fencing A. Mechanical Equipment All ground mounted mechanical equipment shall be screened from view by a vegetative hedge or buffer a minimum of 36-inches tall. This will be reviewed during the building permit review process. B. Backflow Preventer Backflow preventor[s] shall be located so as to not be directly visible from the right-of-way and should be screened from view where necessary. They shall be clearly identified on the final utilities plan. C. Fencing Any fencing on the site shall be an open, CPTED-approved fence, such as aluminum or wrought-iron picket fencing. Chain link fencing is prohibited. 4. Signage A. All project signs shall require an ARB Minor Review prior to submittal of sign permits. B. Monument Sign Traditional city design standards do not permit a monument or ground mounted sign at this location. All signage shall be mounted to the building unless a variance is received for a ground mounted sign. 5. Permits Required ARB approval does not grant permission to construct. All necessary building permits shall be obtained prior to commencement of construction activities.

4 Page 4 S ITE PLANS Existing Site Plan Proposed Site Plan

5 Page 5 P ROPOSED SITE PLAN

6 Page 6 P ROPOSED FLOOR PLAN

7 Page 7 N ORTH BUILDING ELEVATIONS Existing Proposed Pilasters shall either be stucco or brick, not cultured stone

8 Page 8 S OUTH BUILDING ELEVATIONS Existing Proposed

9 Page 9 E AST BUILDING ELEVATIONS Existing Proposed

10 Page 10 W EST BUILDING ELEVATIONS Existing Proposed

11 Page 11 L ANDSCAPE PLAN Reduce oaks, insufficient spacing X X X X X X X X Minimum 25-foot spacing for oaks