Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: August 17, 2015 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: ENT-0066 to approve the building design, colors, materials, and landscape plans for a proposed remodeling of an existing drive-thru restaurant into a new Starbucks. Address: Applicant: 2727 Pico Boulevard Jeff Herbst Recommended Action It is recommended that the Architectural Review Board approve 15ENT-0066 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is proposing to remodel an existing fast food restaurant space to accommodate a new Starbucks store with drive-thru. The remodel involves updating the exterior façade and landscape plans. Signage is not part of this application and is subject to a separate ARB application submittal. This item was originally reviewed by the Board on April 20, 2015, there the Board expressed concerns regarding the entry design along the south building elevation, the fenestration on the east building elevation, and the overall replacement of existing windows. Staff believes the applicant has responded to these comments and recommends approval based on the findings and with the conditions in this report. Background ARB : On December 15, 2003, the Architectural Review Board reviewed and approved design, colors and materials for a façade remodel of an existing fast-food restaurant, KFC. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design MUBL (Mixed-Use Boulevard Low) District Guidelines: Parcel Area (SF): 14,352 SF Parcel Dimensions: Irregular lot approximately 92 x 156 Existing On-Site Existing 1-story stand-alone restaurant and surface Improvements (Year parking; Built): Mature Vegetation N/A 1

2 Historic Resource The subject building is not listed on the Historic Resources Inventory. CEQA Exempt pursuant to Section (b)(3) Adjacent Zoning & Use: North: R2 Single Family and multi-family residential South: NC, R1 and R2 Single Family and multi-family residential, and commercial East: NC and R2 Single & multi-residential, and commercial West: MUBL Retail, multi-family residential, and restaurants. Landscape Plans Conditioned to comply with the City s Water Conservation Ordinance. The subject property is located on the northwest corner of Pico Boulevard and Stewart Street. The existing KFC restaurant is oriented towards the southeast portion of the lot with the remainder of the lot consisting of a surface parking lot, drive-thru, and landscape areas. The surrounding area consists of a variety of retail, restaurant, and residential uses. Analysis Building Design/Architectural Concept The applicant proposes to remodel the façade of a former fast food restaurant, Kentucky Fried Chicken, in order to accommodate a new Starbucks store with drive-thru service. On April 20, 2015, this item was initially reviewed by the Board. The Board was generally supportive of the project; however, many Board members stated the project was uninspiring for such a prominent corner location and the design warrants more attention to details and better material selections. The following summarizes the concerns expressed by the Board: The design of the entryway needs to be more prominent along the front building elevation; More consideration needs to be made for additional window glazing along the east building elevation; The condition of the existing windows warrants replacement rather than just repainting the window frames; At such time the Board voted to continue the item. Subsequently, the applicant has met with Staff and has addressed the Board s comments: The front entrance door has been widened and a much narrower side window has been added that provides a better visual distinction and contrast to the entrance of the building. Removal of the existing windows along the east building elevation and install new aluminum windows and adding two additional windows for added glazing; 2

3 The resurfacing the exterior of the building with a smooth stucco finish and changing the color scheme of the building with a brighter color palate. Substituting the reclaimed wood board accents with a dark brown brick veneer; Replacing the previously proposed fabric awning with metal awning that encompasses the front and side building elevations; The exterior redesign of the building uses a brick veneer, smooth stucco finish, neutral paint scheme of black and grays, and new metal canopies. These materials and colors provide texture and emphasis on certain architectural features and depth to the building. Staff feels that the project now yields a more contemporary design that maintains a cohesive aesthetic. In addition, a Board member did suggest to the applicant that additional shade trees be added to the parking lot; however, the applicant is planting additional trees that were not previously present on the subject site. Staff believes the applicant has responded to the comments and recommends approval based on the findings and with the conditions in this report. Sign Plans Signage is not part of this review. The applicant will submit for sign review at a later date. The signs currently shown on the submitted building elevation drawings are for context purposes. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. Landscape Plans Landscape plans are proposed as part of the project. A planting plan, plant legend, elevation drawings and illustrations of the type of plant material proposed are included with the packet. Highlights include the installation of Red Sensation Dracaena, Wall Germander, and Yarrow within the front yard area. In addition, a variety of plants including Blue Fescue, Fox Tail Agave, Sea Lavender, Dwarf Myrtle, and Little Becca Flax Lily are proposed along the east building elevation. The existing shade trees will remain with new shade trees, New Zealand Christmas Tree, being planted in the existing parking lot. In general, the landscaping is generally contemporary in appearance and complements the building s architecture. A standard condition has been added to ensure project compliance with the City s Green Building Ordinance. Staff feels that the plant palette relates to the contemporary architecture of the project and the landscaping proposal enhances the site. Staff supports the proposed project and recommends approval with the conditions noted above. 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. 3

4 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. Building Design DESIGN ELEMENTS Façade Windows Doors Awning and Trellis Perimeter Walls and Fences Roof PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Smooth Stucco, Repose Gray Smooth Stucco, Anew Gray Smooth Stucco, Black Fox Belden Brick, Ebony Black Smooth Aluminum window frame (Black) with clear glass Aluminum frame (e), painted black with clear glass infill Metal canopy (Black Fox) Metal trellis/green screen (powder coated, black) None Flat, to match existing 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 proposed improvements and use of high quality materials provide the building with an improved and updated appearance and improve the pedestrian orientation. 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 improved building identity while maintaining the site s pedestrian orientation thus maintaining the building s compatibility with other developments along Pico Boulevard. 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 4

5 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. No signs are approved as part of this application. Any signs will require separate review and approval from the Architectural Review Board. 2. 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. The approval for the signs shall expire in six months from the date of approval or six months from the date a certificate of occupancy is granted for construction-related projects. All conditions of approval and the final inspection process must be completed within this timeframe. The applicant shall submit a color photograph of all installed signs demonstrating compliance with the Architectural Review Board approval to the staff liaison, prior to Planning final. 3. 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. 4. 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 microclimate, irrigation method, irrigation devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers. 5. 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

6 Prepared by: Ivan Lai, Assistant Planner Grace Page, Architectural Review Board Liaison Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR15\15ENT0066 (2727 Pico Boulevard).docx 6