Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Cc: Subject: Architectural Review Board Meeting: October 2, 2017 Agenda Item: 7.4 Architectural Review Board Rathar Duong, Associate Planner, ARB Liaison Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner 17ARB-0335 to approve the building design, colors, and materials of an existing restaurant, O Brien s. 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 is a façade renovation 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 outdoor dining patio. The new design includes a tile and wrought iron enclosure, a trellis cover with retractable awning, and a new outdoor fireplace. The stucco and brick finish on both facades will be repainted in a new color scheme for a cohesive design, and modifications to window openings are proposed. Signs are not included in this proposal and will be reviewed separately. Staff supports the proposed façade and patio improvements and recommends that the ARB approve the application subject to the conditions contained in this report. Background 12AD ARB ARB-0479 On October 25, 2012, an alcohol determination was granted for a change of ownership. On November 19, 2009, an ARB staff-level approval was granted for screening of rooftop mechanical equipment. On October 2, 2009, an ARB staff-level approval was granted for reroof. Project / Site Information The subject site is located on the southeast corner of Main Street and Pier Avenue within the Main Street Commercial District containing 1- and 2-story, low-scale 1

2 retail/commercial buildings. This stretch of Main Street experiences heavy foot traffic due to its pedestrian scale, walkability, shop/restaurant options and proximity to residential neighborhoods. The existing pub/restaurant is comprised of two adjoining buildings on separate lots and are known as 2941 and 2943 Main Street Main is a two-story brick building (1912) while 2943 Main is a corner one-story building (1968) with an open patio Main Street is included in the City s Historic Resources Inventory (HRI) and its surface and windows have been altered. These past alterations include removal of existing windows and removal of original canvas awnings according to the attached DPR sheet. Wood slat panels are attached to the ground floor façade cladding the original brick wall. The current proposal appears consistent with the Secretary of Interior s Standards as they do not further modify the original material and attempt to correct the previous insensitive alterations. The proposed work is described below. The following table provides a brief summary of project data: Zoning District / Design NC (Neighborhood Commercial) Guidelines: Parcel Area (SF): 5,000 SF (each lot) Parcel Dimensions: 25 x 200 (each lot) Existing On-Site Improvements (Year Built): Historic Resource CEQA Adjacent Zoning & Use: Existing 1 and 2-story commercial buildings, built in 1912 and 1968 on two adjoining lots. The restaurant is comprised of two buildings. The two-story 2941 Main Street is listed on the Historic Resources Inventory. The one-story 2943 Main Street is not listed on the Historic Resources Inventory. Exempt pursuant to Section (b)(3) and Section 15311(a), Class 11. North NC 2-story commercial building South MUBL 5-story mixed-use building East OP2 2-story multi-family residential building West NC Commercial/retail building Analysis Site and Landscape Design The proposal will minimally change the existing site planning of the property as there is no expansion to or reconfiguration of the building. The new outdoor patio is a replacement of an existing open patio in the same area. The design will be different since a trellis/awning cover is proposed. The existing condition provides minimal landscape in pots and hanging planters lining the edge of the patio enclosure. The new design incorporates a similar landscape feature in a continuous planter at the top of the trellis intended to cascade over and down the structure over time. Rosmarinus officinalis 2

3 Prostratus (Creeping Rosemary) is proposed within the planter. The renderings illustrate vines growing on the supporting posts. The drawings are unclear as to how this planting will be achieved under the proposed condition. This element is attractive and if this planting is possible, details should be provided, including appropriate plant species. The intent of the patio redesign is to provide an enhanced outdoor dining area along the street. The proposed enclosure is low with open wrought iron and level with the adjoining sidewalk allowing for full visibility into the patio and restaurant beyond. These features permit a seamless connection and transition between public right-of-way and outdoor dining patio. Further, extending the patio and its design outward to the edge of the sidewalk appropriately completes the corner in a cohesive manner. Design, Details, and Materials The proposed façade remodel includes the replacement of existing windows and doors along the front façade with new and enlarged windows to create greater connectivity to the adjoining outdoor dining patio and street. The new window proposed on 2941 Main Street, as shown, appears to interrupt the original brick bulkhead and impacts the original character of this potential historic building. A condition has been added so that no brick is removed from the front façade of 2941 Main Street. Removal of the stucco infill panel appears appropriate and sensitive to the original design. The removal of the wood slat panels will expose the original brick finish. New windows are proposed on the south-facing wall of 2941 Main Street looking into the outdoor dining patio. This wall was likely intended as a party wall not to be visible. Therefore, these openings will not disturb the historic character of the building. New narrow and tall windows punctuate the south façade of 2943 Main Street facing Pier Avenue (this building is not on the HRI). The change on this elevation adds to greater level of interest as it is currently a solid wall. The windows and doors through their height and proportion establish a consistent rhythm on both elevations. The existing cantilevered fascia/parapet above the front door and windows of 2943 Main Street will be removed and improves the sense of openness to the new patio. The most substantive change is the redesigned outdoor dining patio. The existing patio was simply created with only an enclosure and an informal/movable seating arrangement. The proposed patio is intended to be an extension of the interior dining space and is integrated into the design. Elements of the patio create a more formal appearance and provide permanency to the space. This space is achieved with a low 26-inch high wall (A-4.15) constructed of tile and wrought iron panels between 50-inch high pilasters. The pilasters provide a base to the wood columns and the open trellis above that extends 16-8 above the sidewalk (A-4.03). The posts are simple and the flared top provides a unique detail. Further, the top of the trellis incorporates a 16-inch deep continuous planter facing only Main Street. The trellis is outfitted with retractable canvas awnings to control sun and shade into the space. The cross beams of the patio align with each post where string lights and heat lamps are attached. Additional illumination is provided by decorative pendant lights hung 3

4 between the columns while an outdoor fireplace enhances the ambience and heat source to the patio. Wood slat panels on the ground floor of 2941 Main Street will be removed exposing the original brick façade that will be repainted. Changes to this HRI-listed building with new windows and awnings will bring its design and proportion into more conformance with the original structure. For example, the wood panel will be removed to reveal the existing brick. Wood window and infill panel will be replaced with a steel window, with all original brick to remain. The existing brick façade will be repainted. A condition has been added to apply appropriate cleaning methods to the surface prior to painting. Both the new window and canvas awnings reversible features. Attachment of the framing/support for the awning to the building should protect the integrity of the brick. A condition has been added to ensure this protection of the brick. Additionally, the reintroduction of these features, as conditioned, will be consistent with the Secretary of Interior s Standards for the proposed work by maintaining original brick finish and fenestration. The overall design is simple, cohesive and along with the proposed materials of tile, wood, brick, and canvas lend to a comfortable outdoor space. The new design and shift in business model places focus on creating a more holistic design, with greater connection to the street. Mass and Scale The proposed façade renovation and outdoor dining patio only minimally affect the existing mass and scale in that a one-story volume is defined at the patio. This approach provides greater pedestrian-orientation and design interest. 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 4

5 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. Building Design DESIGN ELEMENTS Façade Patio/Trellis Windows Doors Dining Enclosure Outdoor Dining PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Brick (painted white and grey) Redwood, tile, and canvas Anodized aluminum windows with clear pane Anodized aluminum with clear glass insets Tile and wrought iron Wood banquette Plastered outdoor fireplace White tables/chairs Chevron patterned floor (grey and moss green) Summary The proposed renovation achieves an updated but cohesive design on the two adjoining facades through complementary colors, textures, and materials. The redesigned 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. 5

6 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 window at the front of 2941 Main Street shall be revised so as not to disturb the original brick bulkhead. 2. Brick shall be cleaned with methods 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. Coastal Commission review and approval is required prior to the issuance of a building permit. 5. 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. 6. 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. 7. Detail of planting at the columns as shown on the renderings shall be provided including plant specification. If this planting is not possible at this location, the drawings shall be corrected. 8. 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. 9. 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 6

7 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 9.55, Section Attachments A. Applicant s Submittal Material B. Historic Resources Inventory (HRI) for 2941 Main Street F:\CityPlanning\Share\ARB\STFRPT\SR17\17ARB-0335 ( Main St) O'Brien's.docx 7