Architectural Review Board Report

Transcription

1 Architectural Review Board Report Architectural Review Board Meeting: December 18, 2017 Agenda Item: 7.2 To: From: Cc: Subject: Architectural Review Board Rathar Duong, ARB Liaison Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner 17ARB-0335 to review the façade remodel, colors, and materials of an existing restaurant, O Brien s. The project was last reviewed on October 2, Address: Applicant: Main Street George Kelly, Kelly Architects Recommended Action It is recommended that the Architectural Review Board approve ARB application 17ARB-0335 based upon the findings and subject to the conditions contained within this report. Executive Summary The proposal a façade remodel of two adjoining storefronts and redesign of the outdoor dining patio for an existing pub/restaurant. The most significant change is a redesign of the existing open outdoor dining patio. The new design includes a tile and wrought iron enclosure around the outdoor dining space, a trellis cover with retractable canvas awnings above, and a new outdoor fireplace on the north wall. The stucco and brick finish on both facades will be repainted in a new color palette to complement other elements and achieve a cohesive design. Existing windows and window openings will also be modified to achieve transparency and enhance the indoor/outdoor experience. Signs are not included in this proposal and will be reviewed separately. The proposal was considered by the Board on October 2, 2017 and was continued for further refinements. Plans from the previous submittal are attached. Board Comments and Applicant Responses The Board was generally supportive of the façade improvements but expressed some concerns over the scale/proportion of the trellis and orientation of the banquet seating among other details. The project was continued to provide the applicant an opportunity to address the following comments from the Board: Reduce the height of the trellis to provide a better proportion and relationship to the buildings and overall project. It may align with the adjacent building or not, but should have a clear relationship. 1

2 o The trellis patio has been lowered to align with the band above the ground floor of the adjoining building. While the surface treatment between the two facades will be different, there is a clear relationship and transition which results in an improved scale/proportion. The flared design at the top of each columns was also removed in lieu of a more conventional design. This change also help improves the proportion. Consider engaging a historic preservation consultant to identify color, surface treatment and type of paint to be used on the existing brick for the property that is on the City s Historic Resources Inventory. o The applicant engaged a historic preservation consultant to address the surface treatment and a report is attached for review. The existing brick treatment will be painted to achieve a consistent color scheme between the two façades. Aside from preparation work for new paint, the proposal does not include removal of the existing paint or exposing the brick surface. Eliminate or reorient the banquet with back facing Main Street to provide openness toward Main Street as provided by open railing design. o This change resulted in a more open and attractive layout and encourage more transparency into the dining space. The new furniture arrangement is efficient and permits all diners the opportunity to look outward/inward. If planting is provided in trellis, it should be properly detailed. o At the top of the trellis along both street sides, a 10-gallon planter with Prostrate Rosemary is proposed to soften the edges of the trellis. The approximately 16-inch deep planter will be lined with galvanized steel trough with a 1/8 slope for proper drainage connected to a downspout. Vines as shown in the rendering could soften the columns. Locate and provide details of in-ground landscaping for vines to grow on the columns. o Confederate Jasmine is proposed at the base of the columns planted within 6 x 6 sand beds. Over time the vines will soften the columns and further enhance the outdoor space. Since it is not specified, it is unsure what is proposed to support and train the vines to grow upward. Details of the vine support is required and should be hidden behind each column. Consider a more layered approach to the landscape and trellis design. o A number of design ideas are proposed in the trellis and landscape that encourage a layered appearance. For example, the edge of the trellis patio is pulled back from the face of the adjoining building as are the columns from the edge of the top of the trellis. Landscape along the top 2

3 edge of the trellis and at the columns, retractable awnings and lighting help create a layered sensibility due to their complementary quality. Planting that dies shall be replaced within two weeks. o The applicant is in agreement with this condition. Reconsider the scale of the fireplace flue. o The size of the flue has been significantly increased to 6 wide resulting in an improved proportion with the fireplace as depicted on Sheet A However, the exterior/interior renderings of the patio show a wider flue that also appears proportionally adequate. Under the revised proposal, the applicant has made the appropriate changes to improve the project design and detailing that are consistent with the Board s comments and direction. Based on the revised plans and as conditioned, staff supports the revised project and recommends approval of the façade remodel and redesign of the outdoor dining space. Impact on Historic Resources The restaurant is established in two adjoining buildings, 2941 Main Street and 2943 Main Street. The two-story 1912 brick building at 2941 Main Street is listed on the City s Historic Resources Inventory. The proposed façade renovation has been reviewed and conditioned to comply with the Secretary of Interior s Standards. The awnings and paint are reversible features and are not intended to copy the original design but are consistent with the building s commercial vernacular. 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. While exempt from CEQA, the project has been reviewed for, and complies with the Secretary of Interior s Standards. 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. Any significant changes to the design subsequent to any ARB approval will require Board approval. Summary The proposed renovation achieves an updated but cohesive design on the two adjoining facades through complementary colors, textures, and materials. The redesigned 3

4 outdoor dining patio adds a layer of visual interest and maintains a transparent appearance. The level of enhancement to this corner helps enliven the streetscape and its design is consistent with the eclectic appearance of the district. 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 remodel involves a cohesive design appropriate for a food-serving establishment that is respectful of the existing building form, proportions, and storefront rhythm of the ground floor. The new outdoor dining patio will further activate the street and create a lively and pedestrian-friendly environment that is consistent with the goals and objectives of a business located within the Main Street Commercial District. 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 as detailed in the application submittal such as wood, tile, canvas awning/shade, and aluminum windows as presented to the Architectural Review Board will be used. These materials complement the building design and have lasting qualities. C. The proposed design of the building or structure is compatible with developments on land in the general area in that façade remodel and outdoor dining patio are in keeping with other retail and restaurant establishments in the area while retaining the low-scale appearance of the building. The simple and cohesive remodel adds to the eclectic appearance characterized by other businesses on Main Street. 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. The replacement of a new window on the front façade of 2941 Main Street shall not disturb or cause removal of the original brick bulkhead. 2. Existing brick surface treatment may be prepped for repainting appropriate to a historic building so as not to damage the surface prior to painting. 3. Point of attachment for the framing/support of the new awnings at 2941 Main Street shall be provided so as not to damage existing brick surface. 4

5 4. Supporting element for the Confederate Jasmine proposed at the base of the columns shall be specified and detailed for review and approval by staff prior to issuance of a building permit. 5. New rooftop equipment shall be completely screened from view of the public right-of-way with material(s) and color complementary to the building design. 6. Coastal Commission review and approval is required prior to the issuance of a building permit. 7. All proposed sign(s) requires separate review and approval. Signs requires a separate ARB review if they are not consistent with the resolution for staff-level approval. 8. The reintroduction and installation of new windows and awnings on the 2941 Main Street building shall be consistent with the Secretary of Interior s Standards. 9. 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. 10. 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 SMMC Attachments A. Applicant s Submittal Material B. Previous Submittal C. October 2, 2017 Staff Report F:\CityPlanning\Share\ARB\STFRPT\SR17\17ARB-0335 ( Main St) 2 nd Review docx 5