Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Rathar Duong, ARB Liaison Architectural Review Board Meeting: October 17, 2016 Agenda Item: ARB-0322 to approve the building design, colors, materials, and landscape plans for the construction of a new two-story, three-unit condominium project. Address: Applicant: 212 Bay Street Ralph Mechur, Ralph Mechur Architects Recommended Action It is recommended that the Architectural Review Board approve ARB application 16ARB-0322 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is proposing to construct a new two-story, residential condominium project comprised of three residential units on a vacant lot with six parking spaces within a subterranean garage accessed from the street. The proposed building is designed in a Contemporary architectural style with simple, clean lines and modern finishes. These materials include smooth texture stucco, horizontal wood siding, anodized aluminum doors and windows, and painted steel guardrails. The Architectural Review Board reviewed the project on September 19, 2016 and generally expressed support of the project, but continued the hearing to allow the applicant an opportunity to address some of the concerns relating to the effectiveness of the front unit s design in connecting to the sidewalk and street, the size, height and design of the rooftop mechanical rooms and stair access to roof decks, as well as some general material, detailing, and consistency concerns. Background 15ENT-0331: On June 15, 2016, the Planning Commission approved a Vesting Tentative Parcel Map for the three-unit condominium. 16ENT-0030: On August 17, 2016, the Zoning Administrator approved a Major Modification allowing a reduction of the First Story Street Wall Height to a height between 12-4 to 13-0 as measured from the sidewalk level. 15ADM-0068: On September 14, 2016, an Administrative Approval was granted for the three-unit condominium. 1

2 16ARB-0322: On September 19, 2016, the Architectural Review Board reviewed the proposed project and continued the hearing to allow the applicant an opportunity to respond to the conditions, comments, and concerns expressed by the ARB. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design NC Neighborhood Commercial (Main Street) Guidelines: Parcel Area (SF): 6,022 SF Parcel Dimensions: 50 x Existing On-Site Improvements (Year Vacant Parcel Built): Mature Vegetation None. Historic Resource Not Applicable CEQA Categorically Exempt pursuant to Section (b)(3) of the CEQA Guidelines Adjacent Zoning & Use: Landscape Plans North NC/OP2 Commercial, Multi-family residential South NC Commercial East OP2 Multi-family residential West NC Commercial Submitted with application The property is located on the south side of Bay Street, approximately 100 feet east of Main Street with frontage along Bay Street. The site is located in the Neighborhood Commercial district and adjacent to the OP2 residential district to the east. The project site consists of 6,020 square feet with no rear alley and is accessible from the street. The neighborhood is characterized by multi-family residential uses with a general development pattern of one and two-story buildings within the OP2 residential district. Analysis Building Design Comments and Revisions On September 19, 2016, Staff recommended approval of the building design and landscape plans with conditions. While the ARB expressed support of the project, there were aspects of the design that required further refinement. The Board continued the project to provide the applicant an opportunity to address the following concerns: Create a more pedestrian-oriented, pedestrian-friendly experience that improves the connection between the front unit, front yard, and trash/recycling staging area to sidewalk and street. Reduce the massing, size, and height of the stairwell towers and mechanical equipment enclosures to minimize the appearance of a 3 rd story. Improve flow and accessibility around the entrances to all units on the west side. 2

3 Provide additional detail and consideration relating to: transition between different materials, windows, railing, fascia of the railing, exterior lighting, consistency in materials for site walls, landscape design/plant palette; and High wall over the driveway limits transparency to the street and the wood siding of the wall competes with the siding on the second floor. In response to the above-mentioned concerns, the applicant revisited the overall design in consideration to the Board s comments. To create a more pedestrian-friendly experience between the front dwelling unit and front yard to the sidewalk and street, the applicant has removed the low wall that encloses the front yard with the exception of one wall against the trash staging area. This low 42 inch high wall is intended to screen the trash staging area from the front patio which is further enhanced by a landscape buffer on two sides. The landscape strip that adjoins the sidewalk has been enlarged from one-foot, six inches to three feet wide. Additionally, new steps from the entry walk have been added that leads to the front patio and into the first unit. The floor-to-ceiling windows of the street-facing unit is replaced with a multi-slider (nanawall-type) door that could be opened to the front yard. While a front door/entry facing the street may be ideal, the proposed changes appear to be effective and appropriate in addressing the Board s concern over pedestrian-friendliness and the project s interface with the adjoining sidewalk and street. On the roof, the footprint of the stairwell and mechanical equipment enclosures have been reduced by 34 percent. The overall height is reduced from nine feet to eight feet high. The windows in the enclosures and stair towers have been replaced with skylights as originally conditioned. More importantly, the change in shape and size of the enclosures for Unit 1 appears most beneficial in reducing the perceived mass as depicted on the east elevation. A ramp was added to the entry walk on the west side in lieu of the steps originally proposed. The new ramp resulted in a level walkway to all unit entries. The low stucco wall in front of the entry to Unit 1 has been removed and replaced with horizontal metal railing adding a more open appearance. The concern over the growth habit and mature height of the bamboo along the east property line has been replaced with Tristania Laurina elegance. Other changes include the replacement of stainless steel cable railing system for all decks and balconies to a horizontal painted steel design. The fascia of the balconies, particularly the street-facing balcony have changed from smooth stucco to painted steel to match the dark anodized window frames. The underside of same balcony will be clad in wood siding. The eight-foot high wood siding wall over the driveway has been reduced to three feet, six inches high. The substantial height reduction is helpful in achieving a more open appearance into the private patio and side yard behind it from the street. However, it does not comply with the Board s comment in maintaining a consistent material palette among all site walls since other walls will be finished in smooth stucco. A conceptual lighting plan shows a combination of LED light fixtures designs in dark bronze. The entries and patios will feature recessed lighting, while the walkway along the west elevation will be illuminated by 41 inch high bollards placed in the planters. The stairways leading to the subterranean parking garage feature step 3

4 lighting integrated onto the side walls. The fixtures contemporary appearance complements the overall building design. Staff believes that the applicant has appropriately responded to the Board s comments and where possible and appropriate, has further refined the project s design and detailing and recommends approval of the project. Building Elements DESIGN ELEMENTS Façade Windows Doors Roof Railings Refuse Screening/Enclosure Mechanical Screening Lighting Perimeter walls and fences PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Smooth stucco, painted (light grey/brown) Western Red Cedar Siding (clear stain) Aluminum Storefront (Dark Anodized) with clear glazing Aluminum Storefront (Dark Anodized) with clear glazing Single-Ply (White, Bright Grey) Stainless horizontal steel painted dark to match window color Smooth stucco siding (light grey/brown) Smooth stucco siding (light grey/brown) Recessed Lighting (satin nickel, white) over entry and side patio, 41 inch high bollard along walkway entry, and step light mounted on the side of stairways to subterranean garage Smooth stucco siding (light grey/brown) Western Red Cedar fencing (clear stain) Impact on Historic Resources The subject property is currently vacant and therefore is not subject to the City s demolition permit review process. 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. Code Compliance This application has been preliminarily reviewed for compliance with the base district s development standards (NC), 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, including perimeter wall heights. The applicant has been notified of any significant non-compliant aspects of their plans, and a condition has been added 4

5 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. 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 proposed building consists of a Contemporary architectural style that reflects rectilinear forms, lines, and modulation in the building massing. The building is articulated horizontally through changes in materials and recessed entries, porches, balconies, and decks. The exterior façade includes a balance of quality building materials and comprised of cedar wood siding, smooth stucco, dark anodized aluminum windows and doors, and painted steel horizontal railing along balconies. The use of lightly colored smooth stucco and cedar wood siding provides a modern, streamline, and natural appearance to the building facade. The sizable aluminum windows and doors would allow adequate light and air for each residential unit, and are proportional to the elevations adding to the overall visual interest. The use of cable railings provide transparency to second floor deck and balcony areas, and the building s modulation on the upper level. Overall, the building s horizontal appearance emphasized by the composition of façade materials and building modulation limits the overall massing that is compatible with other residential buildings 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 proposed building is similar to the mass and scale of two-story buildings within the neighborhood, as conditioned. The residential building provides an appropriate transition between the adjacent commercial and residential districts in terms of both land use and building size. The project includes elements that strengthen the relationship between the project and the street that enhances pedestrian-orientation through the use of large glazed multi-panel sliding door leading to the front yard, a second floor balcony with transparent horizontal railing design, and an inviting ground floor front patio area that is opened to the sidewalk. Overall, the project s pedestrianorientation as modified enhances the transition between the commercial and residential districts as well as the adjoining public right-of-way. 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 5

6 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 project site is located within the California Coastal Zone. The applicant shall obtain the review and approval from the California Coastal Commission prior to the issuance of any development permit. 2. In order to further reinforce the building s contemporary design, mitered joints shall be utilized where two walls comprising of siding meet at the corner. 3. Any hedges located within the front setback shall be maintained at a maximum height of 42 inches. 4. Any hedges located along the side and rear property lines, beyond the front setback shall be maintained at a maximum height of 12 feet. 5. 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. 6. 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 25% of the area may be reviewed and approved by the Staff Liaison to the Board. 7. 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 9.55, Section

7 Prepared by: Steve Mizokami, Senior Planner Rathar Duong, ARB Liaison Attachments A. Applicant s Submittal Material 7