Architectural Review Board Report

Transcription

1 Architectural Review Board Report Architectural Review Board Meeting: June 1, 2015 Agenda Item: 7.6 To: From: Subject: Architectural Review Board Grace Page, ARB Liaison Steve Traeger, Principal Urban Designer ARB 15ARB-0012 to approve façade design, colors, and materials for a new restaurant tenant. Address: Applicant: rd Street Promenade Scott Murdock Recommended Action It is recommended that the Architectural Review Board approve ARB application based upon the analysis contained within this report. Executive Summary The applicant proposes to remodel the façade for a new restaurant tenant. The restaurant space is currently vacant and was occupied by a previous restaurant tenant, Monsoon Restaurant. The façade remodel includes the installation of a new anodized aluminum framed (medium bronze) sliding glass panel doors and window system with clearstory window, new cast stone tiles, reclaimed wood entry doors and transom above entry door, wood base, new removable stainless steel railings with glass panels, new tables and chairs, and new umbrellas for the existing outdoor dining area. Signage is not a part of the proposal and will be subject to review and approval under a separate application. Staff recommends approval of the façade remodel with conditions and findings contained in this report. Background 13ARB-348: On December 16, 2013, the Board approved a façade remodel and sign plans for an existing restaurant tenant, Monsoon Café. ARB : On April 1, 1996, the Board approved a facade remodel and sign plans for a new restaurant tenant, Monsoon Cafe. ARB : On May 2, 1994, the Board approved an enclosed outdoor dining area with steel railings for Renaissance restaurant. 1

2 Project / Site Information The following table provides a brief summary of project data: Zoning District / Design Guidelines: BSC1 Bayside Commercial District / Bayside District Specific Plan Parcel Area (SF): 7,500 square feet Parcel Dimensions: 50 x 150 Existing On-Site Existing 1-story commercial building, built in Improvements: Mature Vegetation None Historic Resource Building is not listed on the Historic Resources Inventory CEQA Exempt pursuant to Section (b)(3) and Section (a), Class 11 Adjacent Zoning & Use: North BSC1 Retail/Commercial South BSC1 Retail/Restaurant/Commercial East BSC1 Retail/Restaurant/Commercial West BSC 2 Retail/Restaurant/Commercial The subject property is located on the Third Street Promenade within the BSC-1 zoning district, where the ground floor street frontage is required to be designed with pedestrian orientation in accordance to SMMC Single and multi-story commercial retail and office buildings of various architectural styles characterize the general area along the Third Street Promenade. Analysis The subject property is a one-story commercial building containing a one floor tenant space, which was occupied by a previous restaurant tenant, Monsoon Restaurant. The restaurant space is currently vacant with a planned restaurant tenant. The applicant proposes to remodel the façade of the existing building. The façade remodel includes the installation of a new anodized aluminum framed (medium bronze) sliding glass panel doors and window system with clearstory window, new cast stone tiles, reclaimed wood entry doors and transom above entry door, wood base, new removable stainless steel railings with glass panels, new tables and chairs, and new umbrellas for the existing outdoor dining area. Also, the applicant is proposing to paint the existing smooth trowel building façade off-white. The existing planters and menu panels remain; however, the existing wall sconce lights are removed. The original storefront consisted of smooth plaster finish with two dark stained double French doors leading to the outdoor dining area, and wood framed glass entry doors. The new anodized aluminum framed window system encompasses the entire building façade with additional glazing along with the new sliding glass panel doors that provides good pedestrian orientation and visual transparency to the building. The use of vertical cast stone tile provides depth and a solid feel to the building façade that adds dimension, texture, and visual interest. The reclaimed wood entry door and free floating appearance of transom above the entry door adds to open natural look and feel of the 2

3 building by off-setting the cold metal appearance of the glass and metal window system. The stainless steel railing with glass panels for the existing outdoor dining area lends a human scale to the double height storefront. Although signage is not a part of the proposal and will be subject to review and approval under a separate application, the applicant has indicated that the rectangular shaped reclaimed wood above the entry door will be the location of the tenant s signage. Overall, staff believes that the proposed composition of the façade remodel is contemporary in design and provides the transparent storefront encouraged in the Bayside District Guidelines for The Promenade. Staff recommends approval of the façade remodel with conditions and findings contained in this report. DESIGN ELEMENTS Façade Conceptual Lighting Windows Doors Perimeter Walls and Fences PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Smooth stucco painted (off-white) Cast Stone tile (grey/beige) Reclaimed wood (multi-tone brown) Wall up light (LED) Metal framed glass windows system (medium bronze) Metal framed folding glass panel doors (medium bronze) Reclaimed wood doors Metal and glass patio railing (medium bronze) 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 façade 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 and Bayside District Specific Plan, 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 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 renovated façade improves on the existing structure and the design contributes to the context of the streetscape of the Third Street Promenade. 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 project features a contextual contemporary design concept and quality materials encouraged in the Bayside District. The proposed improvements would relate with the surrounding developments. Therefore, the proposed changes to the building s appearance are compatible and harmonious with the developments on land in the surrounding area, the small-scale retail and restaurant developments on the surrounding land and with any precise plans adopted pursuant to the General Plan. 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 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 previously granted by an associated approval have lapsed. If no such permit has been issued, this approval shall expire eighteen months from its effective date, unless appealed or otherwise implemented pursuant to applicable municipal regulations. 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. Prepared by: Ivan Lai, Assistant Planner 4

5 Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR15\15ARB-0021(1212 3rd Street Promenade - formally Monsoon) docx 5