Architectural Review Board Report

Transcription

1 fa Architectural Review Board Report To: From: Subject: Architectural Review Board Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Architectural Review Board Meeting: May 18, 2015 Agenda Item: 7.6 ARB to approve the building design, colors, and materials for a façade remodel of an existing residential condominium building. Address: Applicant: 156 Hart Avenue Steve Demer Recommended Action It is recommended that the Architectural Review Board approve ARB application based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is requesting approval of the design, colors, and materials to remodel the exterior façade to an existing two-story, four-unit condominium building. The proposal involves removing the existing sand stucco finish from the entire building and improving the exterior with a new smooth concrete stucco finish and installing system of hardwood slats that forms a rain screen on all four elevations. The remodel also includes replacing the existing roof deck s metal handrail with new glass parapet/guardrail, installing vertical IPE wood slats onto the outside of the existing metal stairway, replacing the existing metal garage gate screens with a new perforated steel sheets. Staff supports the proposed façade alterations and selection of quality materials and recommends approval of the applicant s request. Background 06ARB433: On September 16, 2006, an ARB staff approval was granted to fill-in the existing wrought iron fence with stucco for an existing 4-unit condominium. 02ARB238: On July 19, 2002, an ARB staff approval was granted for new balconies, railings, and decks for an existing 4-unit condominium. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design Low Density Duplex (R2R) District/ Beach Overlay (BCH) Guidelines: District. Parcel Area (SF): 4,714 SF Parcel Dimensions: Approximately 50 W x D 1

2 Existing On-Site Multi-family Residential (built 1973); 4-unit condominium Improvements (Year Built): Mature Vegetation N/A Historic Resource Not on the City s Historic Resources Inventory CEQA Categorically Exempt pursuant to Class 3, Section (b) of the CEQA Guidelines The property is located on the south side of Hart Avenue near the intersection of Hart Avenue and Neilson Way in the R2R/BCH Low Density Duplex/ Beach Overlay District. This portion of the neighborhood is primarily characterized by a mixture of one and twostory multi-family residential development. Analysis The applicant is requesting approval of the design, colors, and materials to remodel the exterior façade to an existing two-story, four-unit condominium. The following is a summary of the proposed improvements: Smooth metal trowelled concrete colored stucco (in grey color) to replace the existing sand finish stucco on the entire building. New 3 hardwood slats forming a rain screen in natural teak. New wood frame around the outside of the existing windows on the north, east and south building elevations. Replace existing metal handrail with new glass parapet/guardrail on the existing roof deck along the south and west building elevations. Vertical IPE wood slates installed onto the outside of the existing metal stairway with IPE wood capping. The underside of the stairway will be smooth metal trowelled. Underside of roof, beams, and fascia to be painted grey to match the new stucco. Replacement of the existing wood double doors with brushed stainless steel doors and frame. Remove existing metal screening of garage gate and replace with new perforated steel sheets. Wood fencing (existing) painted white to be repaired and repainted white. Existing windows and entry doors to remain. The exterior façade of the existing 4-unit condominium features sand finish stucco with vertical wood siding. The proposed remodel takes a dated 1970s façade and incorporates relatively simple design elements and materials to update and upgrade the building with durable quality materials and finishes. The new smooth concrete stucco finish and wood slat rain screen system gives the residential units a more contemporary appearance and enhanced aesthetic. The new horizontal wood slat rain screens also provide a warm accent to the building against the smooth concrete colored stucco wall. Most of the windows are accented with wood frame surrounds and provide a connective element to the rain screens. The new glass parapet/guardrail yields visual transparency and openness to the existing roof deck with a modern building appearance. The project will not affect the existing building mass or the building as the scope of work is cosmetic in nature. Staff believes the façade remodel improves the appearance of a building that 2

3 is quite visible from surrounding properties and streets. Staff recommends approval as based on the findings and with the conditions included in this report. Overall, the design encompasses a modern appearance with its composition of metal, smooth stucco, wood slats that convey simple forms. Staff recommends approval of the project. Impact on Historic Resources The existing structure 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 remodel 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. Building Design DESIGN ELEMENTS Façade Windows Doors Roof Railings Other PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Wood Screen (medium brown) Smooth cement stucco (grey) Existing vinyl windows with a new wood frame around them (medium brown) No change Storage room doors and frame (brushed stainless steel) No change Clear Glass guardrail/parapet -Underside of roof beams and fascia, painted(light grey) -Existing garage gate to have new perforated steel sheet welded to the gate. 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 overall choice and the simple interplay of building materials of smooth concrete stucco, wood slats, and clear glass railing yields a visually intriguing and improved context with the neighborhood and general vicinity. The project is designed in a variation, using the forms of the existing structure and is generally compatible with the existing developments 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 project design is compatible within the neighborhood through material selection and does not involve any increase in square footage, massing, or height with the cosmetic alterations. 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 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

5 Prepared by: Ivan Lai, Assistant Planner Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR14\14ARB342 (156 Hart Ave.).docx 5