Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: February 2, 2015 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: 7.5 ARB to approve the building design, colors, materials, and landscape plans for the addition of two residential units to a property in the R-3/BR Overlay District with an existing single-family house. Address: Applicant: 2318 Ocean Park Boulevard Ricky Hirschfield Recommended Action It is recommended that the Architectural Review Board review ARB application and approve with the conditions and based on the findings contained in this report. Executive Summary The applicant proposes to construct a new 1,992 square foot two-story residential unit with four on-grade parking spaces at the rear of the site. The project includes an interior remodel of the existing one-story duplex and a 990 square foot second floor addition. The applicant also plans to construct a new 227 square foot roof trellis/breezeway in between the existing duplex and new dwelling along with new patio and roof decks. These proposed improvements will reflect a Contemporary architectural style. Staff feels that the proposed project is compatible with the scale of other two-story structures in the surrounding neighborhood and recommends approval based on the findings and with the conditions contained in this report. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design R3, Medium Density Multiple Residential District/BR, Guidelines: Boulevard Residential Overlay District Parcel Area (SF): 6,999 SF Parcel Dimensions: 50 x Existing On-Site Single-story unit duplex (1938). Improvements (Year Three-car garage to be demolished and rebuilt as a new Built): residential unit (a total of three units on the subject property) with 5 new on-grade parking spaces accessed from the alleyway. Mature Vegetation N/A Historic Resource Not on the City s Historic Resources Inventory 1

2 CEQA Adjacent Zoning & Use: Landscape Plans Categorically Exempt pursuant to Section (b)(3)of the CEQA Guidelines North R3/BR Multi-family residential (4 unit apartment building) South R2 Multi-family residential (3 unit apartment building) East R3/BR Multi-family residential (5 unit apartment building) West R3/BR Multi-family residential (4 unit apartment building) Landscaping plans shall be reviewed by Staff for compliance with appropriate and applicable City Codes during plan check review. The subject parcel is located on the south side of 9th Ocean Park Boulevard near the intersection of Ocean Park Boulevard and 23 rd Street. The subject property is 6,999 square feet in area and currently contains a 1,617 square foot duplex (in the front) with a detached three car garage (in the rear). The neighborhood is comprised of one to twostory multi-residential buildings on Ocean Park Boulevard within the R-2/BR District. Vehicular access to the site will be provided by the alley. Analysis The applicant proposes to construct a new residential unit at the rear of the site while adding an addition above the existing duplex. Specifically, the new construction consists of a 1,992 square foot two-story residential unit with four on-grade parking spaces, including a handicap accessible parking space, accessed from the rear alley of a R3/BR Overlay District parcel. The project also includes an interior remodel of the existing one-story 1,617 square foot duplex along with a 990 square foot second floor addition. In addition, the applicant plans to construct a new 227 square foot roof trellis/breezeway in between the existing duplex and new dwelling. The residential units will feature new roof decks, new patio decks with 6-foot high wood partitions, wraparound windows (on the second floor of the rear unit), and transom windows. Building Design/Architectural Concept The project s Contemporary architectural style incorporates a series of articulated facades and intersecting planes reflecting simple rectilinear forms and shapes that provide modulation in the building massing. The use of smooth trowelled walls and corrugated metal siding gives the residential units an industrial and streamlined appearance while the horizontal wood planks for the private space enclosure provides a warm accent in the private patio area. The use of aluminum windows and door systems featuring transom windows provides additional natural lighting into the units while adding visual interest to the overall modern appearance of the structures. In addition, the use of a bright white color provides a clean appearance to the building façade while the light gray and dark gray color provides emphasis and contrast on certain architectural features and depth to the building. Overall, the design encompasses a modern appearance with its composition of metal, smooth stucco, simple forms and quality materials that does not overemphasize the height or massing of the two-story developments. Therefore, staff recommends approval of the project. 2

3 Neighborhood Compatibility & Pedestrian Orientation The proposed project is similar to the mass and scale of two-story buildings within the neighborhood. The new two-story addition in the front half of the parcel incorporates an articulated façade, large door, and generous window systems. The use of horizontal rails on the front gate and open style guardrails adds visual transparency to the building design and provides a connection to the street and pedestrians. Although the existing one-story duplex in the front will be remodeled and a second floor added, there are existing multi-family residential units that are two-story and located in the front parcel. In particular, two properties on end of the block just west of the subject property (2635 and rd Street) contain a 7-unit and an 8-unit apartment while just east of the subject property (2626 Cloverfield Boulevard), there is another two-story 10-unit apartment. Therefore, the proposed project is consistent with the pattern of two-story residential development that is not unusual for this neighborhood. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. Landscape Plans Front yard landscaping features two 24-inch box trees, Archontophoenix Cunninghamiana (King Palm) and a varied plant palette including shrubs Dietes Bicolor (Fortnight Lily) and Rosmarinus Tuscan Blue (Rosemary), Cerastium Tomentosum (Snow in Summer) other grasses. The landscaping along the east property line features a variety of shrubs such as Dodonaea Purpurea (Hopseed Bush) and Hardensergia Happy Wanderer (Purple Vine Lilac). In a planter along the new patio deck (east side yard area) Mahonia Golden Abundance, Abutilon Thompsonii, and other varieties of shrubs will be planted. Besides the proposed landscaping, concrete pavers are used along the walkway and complement the architecture of the building. 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 Doors Refuse Screening/ Enclosure Roof Lighting Trellis/Awning/ Canopy Balcony Guardrails Perimeter Walls and Fences PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Smooth trowelled stucco, painted (white and natural concrete finish) Corrugated metal sheets (pre-painted dark bronze). Aluminum (silver aluminum) Aluminum doors(anodized aluminum with clear glass) Stucco and metal (white and gray) Torch-down flat roof (gray) Recessed down lights and wall sconce (bronze) Break metal trellis structure (anodized aluminum finish) Stucco (white and dark bronze) and metal (dark bronze) Concrete masonry and wood (natural and cherry tinted varnish finish) 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 massing of the proposed two-story building is compatible with the scale of development in the surrounding area. It is expressive of a contemporary architectural design and is well composed with articulated facades and rectilinear forms and shapes which breaks up the building massing. The contemporary design is able to create a unique ambience that complements to the eclectic assortment of design styles in the neighborhood. 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 building or structure is compatible with developments on land in the general area in that the proposed two-story buildings provide a mid-sized project with an appropriate height and mass in a neighborhood developed with single and two-story residential buildings. The surrounding area is comprised of low and medium-density multi-family homes and single family homes of varying sizes and architectural styles, and the proposed building with its modern style elements is compatible with the mix of developments in the neighborhood. D. The proposed development conforms to the effective guidelines and standards adopted pursuant to Chapter 9.32 Architectural Review Board, and all other 4

5 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: Steve Traeger, Principal Urban Designer Ivan Lai, Assistant Planner Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR14\14ARB443 (2318 Ocean Park Blvd.).doc 5