Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Cc: Subject: Architectural Review Board Architectural Review Board Meeting: July 31, 2017 Agenda Item: 7.8 Russell Bunim, Associate Planner Stephanie Reich, AIA, LEED AP, Design and Historic Preservation Planner 16ARB-0231 to approve the design, colors materials and landscape plans for the construction of a six-story, mixed-use building with 1,001 square-feet of ground floor retail and 43 senior affordable housing units. Address: Applicant: th Street WNMS Communities, LLC Recommended Action It is recommended that the Architectural Review Board approve application 16ARB-0231 based upon the findings and subject to the conditions contained within this report. Executive Summary Proposed for review and approval is the building design, colors, materials, and landscape plans for a new six-story, mixed-use building with 1,001 square-feet of ground floor retail and 43 senior affordable housing units. Staff supports the proposed project and landscape design with conditions as outlined in this report. Background Settlement Agreement (SA) Approved on May 28, 2014 Third Amendment to the Settlement Agreement between the City of Santa Monica and NMS Properties, which requires the construction of off-site affordable housing. Requirements of the SA: (1) Proceed in good faith to expeditiously apply for an AA, an ARB approval, and a building permit. (2) Within six months of ARB approval of the project, commence substantial construction. (3) Within two years of ARB approval, the project shall be completed. Administrative Approval (AA) 12AA-003 approved on August 19, senior affordable housing units and 1,324 squarefeet commercial. Residential units subject to SA. 1

2 Updated AA 17ENT-0097 Approved on June 28, 2017 Replaces prior AA. 43 senior affordable housing units and 1,001 square-feet commercial. Residential units subject SA. Project / Site Information The subject site is located mid-block on the east side of 5 th Street between Santa Monica Boulevard and Broadway. The existing improvements on the subject property consist of an asphalt parking lot. The 1400 block of 5 th Street consists of a mix of buildings and uses including six-story mixed-use residential apartment buildings, one- and two-story commercial buildings, and parking lots. The following table provides a brief summary of project data: Zoning District / Design 1988 Zoning Ordinance / C3C (Downtown Overlay) Guidelines: Parcel Area (SF): 7,500 SF Parcel Dimensions: 50 x 150 Existing On-Site Existing asphalt parking lot. Improvements (Year Built): Historic Resource Inventory Parking lot is not on the HRI. Status CEQA Exempt pursuant to Section (b)(3) Adjacent Zoning & Use: North DCP Mixed-Use South DCP - Commercial East DCP Mixed-Use West DCP Residential Analysis Site and Landscape Design The building footprint occupies almost the entire site, and is setback 7-6 from the front property line creating a 19-6 distance from curb to the ground floor front building wall. The setback area could provide some much needed space for pedestrians. However, bicycle parking and a large planter take up much of this space. The bicycle parking and landscaping should be reconfigured for an enhanced pedestrian orientation. The ground floor of the project consists of 1,001 square-feet of neighborhood commercial tenant space, building entrance and a 482 square-feet residential lobby. A main feature of the project design is a linear common open space above the commercial podium on the second floor. This space should be enhanced with landscaping and other features while also defining the unit entries. Landscaping should be depressed into the slab to provide low planters with seat walls where appropriate. (Tall planters would crowd 2

3 the narrow space.) Landscaping must be drought tolerant. Planting shown in the streetfront are medium to high water use. These plants should be drought tolerant as well. Building Design/Architectural Concept The building is organized around an open slot or vertical cut that allows light and air into the units. In addition, the front face of the building is sculpted above the second floor emphasizing the central void. The front of the building steps back progressively and higher floors have greater stepbacks. This additional stepback adds to the threedimensional appearance at the front. Mass and Scale The proposal is a unique approach to addressing building massing and modulation by including the large vertical cut (described above) breaking the mass of the building vertically above the second floor. This area would have otherwise been removed from the upper floors of the building for stepback requirements under the 1988 Zoning Ordinance. The façade of the solid portions angle toward the vertical cut, emphasizing the void as viewed from the street. In addition to the staggered stepback on the upper floors, the street façade provides a sculpted appearance. The first floor mezzanine is expressed as a framed box that continues over the stepback at the ground. This expression acts as a counter point to the figural forms above and provides scale and shelter at the street level and building entry. Design, Details and Materials The proposed ground floor is comprised of storefront glazing for the commercial tenant space and smooth concrete with a glass entrance door into the residential lobby. The ground floor ceiling height is 19-9 tall and is broken in two, with the mezzanine expressed as a projecting concrete frame, noted above. The front building façade also features round columns that makes the framed concrete box at the mezzanine appear to float. The upper floors of the front elevation consist of light grey stucco, sliding glass doors, vinyl windows, clear glass railings at the street front, metal wire mesh railings on the interior court, and corrugated metal at the angled corners. Vinyl windows do not appear appropriate for this design. Staff recommends aluminum windows be used throughout the project. The sides and rear of the building consist of corrugated metal, light grey stucco, and concrete at the base. The side walls are at the interior lot line, and therefore must be solid. As the site is only 50 feet, space for recesses is severely limited. However, these walls may be visible for the foreseeable future. To that end, there is variation in color and material used for visual interest. Staff recommends a change in plane of at least a few inches where the material changes occurs to further enhance these visible elevations. 3

4 DESIGN ELEMENTS Façade Windows Doors Roof Mechanical Screening Refuse Screening Lighting Railings PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Smooth stucco, silver setting, fine acrylic finish Smooth concrete, grey color Silver vinyl frame with clear glass Silver vinyl frame with clear glass Parapet with photovoltaics All mechanical equipment will be screened behind parapet walls. Located within the building on the ground floor. LEDs as specified within the attached lighting plan. Metal wire mesh railing Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. Code Compliance This project has been reviewed for code compliance as part of the AA process. A complete code-compliance review will not occur until the application is submitted for plan check. Any significant changes to the design subsequent to any ARB approval will require Board approval. 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. Summary The proposed six-story mixed-use building is appropriate in scale, massing, and furthers the goals of making 5 th Street in Downtown Santa Monica a more pedestrian-oriented street by creating a small plaza in front of the building entries. The project design has a clear, unique concept that appears well-executed. Improvements should be made to landscape design, common open space and materials. As conditioned, staff supports the approval for the design of this project. 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 building is visually compatible within the context of the adjacent neighbors and surrounding neighborhood. The project is designed with a Contemporary / Modern style and compatible with the development pattern in the Downtown. 4

5 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 such as light grey stucco, concrete, metal wire mesh railings, and corrugated metal and as conditioned and 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 design is compatible within the neighborhood through massing and configuration, three-dimensional façade design and material selection, rectilinear building forms, and similar mass and scale. 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. Provide amenities, including landscaping and seating in the second floor common open space. 2. Planters for additional landscaping provided in the common open space should be 18 inches or lower so as not to crowd the narrow space. 3. Use drought tolerant landscaping in the second floor common open space deck and at ground floor landscape planters. 4. Reconfigure small plaza / setback area on ground level so the amenities enhance rather than fill up the space. 5. Provide variations in plane on the side elevation where different materials meet. 6. Provide aluminum windows throughout the project in lieu of vinyl windows. 7. Prior to the issuance of a building permit, the applicant shall revise project drawings or provide additional and/or supplemental drawings and/or details to provide details of the proposed windows, doors, parapets, railings, second floor frame, storefront planters, and other details that reinforce the project design subject to staff review and approval. 8. This approval shall expire when the administrative or discretionary entitlements, not including any Subdivision Map approvals, previously granted for the project 5

6 have lapsed. If no such entitlements have been granted, this approval shall expire 24 months from its effective date, or 30 months if in the Coastal Zone unless appealed. 9. The approved plans includes smooth galvanized corrugated metal that is highly reflective when new, but will lose its reflectivity after it oxidizes naturally over time or with a treatment that oxidizes the finish prior to its instillation. Approval of this material is conditions on compliance with SMMC requiring pretreatment of the material so that it is not reflective, or the material is installed in a manner that precludes violation of SMMC Prior to the issuance of a building permit, the applicant shall demonstrate landscape and irrigation plan compliance with the City s Green Building Ordinance standards (SMMC 8.108) subject to staff approval. Modifications to the landscape plan that effect less than 150 square feet of area may be reviewed and approved by the Staff Liaison to the Board. 11. Prior to the issuance of a building permit a hydrozone matrix shall be included in the landscape and irrigation plans that describes for each hydrozone the following: the square footage, percentage of total landscaped area, plant type and plant form, hydrozone basis, hydrozone description, exposure or micro-climate, irrigation method, irrigation devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers. 12. 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. 13. No building permit shall be issued for the project until the developer complies with the requirements of the Santa Monica Municipal Code with respect to applicable fees. No building permit shall be issued for the project until the developer complies with the requirements of Part of the Santa Monica Municipal Code, Private Developer Cultural Arts Requirement. 14. No building permit shall be issued for the project until the developer complies with the requirements of Chapter 9.72 of the Santa Monica Municipal Code, the Child Care Linkage Program. 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

7 Attachments A. Applicant s Submittal Material 7