Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Rathar Duong, ARB Liaison Architectural Review Board Meeting: January 23, 2017 Agenda Item: ARB-0605 to approve the building design, colors, materials for a façade remodel for a new restaurant, La Colombe Coffee Roasters. Address: Applicant: 604 Santa Monica Boulevard Michael Gray, La Colombe Recommended Action It is recommended that the Architectural Review Board approve ARB application 16ARB-0605 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant proposes to remodel an existing storefront for a new restaurant tenant, La Colombe Coffee Roasters. The improvements include removing the existing storefront and relocating it back approximately 13 feet, create an outdoor patio that opens and connects to the existing colonnade walkway, angled the new storefront, relocating the front door and provide two new entry/exit doors, replace existing patterned glazing for plain glazing for the new storefront, and new color scheme for the background of the wall sign area. Staff supports the proposed façade enhancements and recommends that the ARB approve the application subject to the conditions contained in this report. Background ARB : On March 7, 1994, the ARB approved a Sign Program for a commercial building at Santa Monica Boulevard and was later amended on September 21, 2015 to permit a 4.5 SF projecting sign upon request for each tenant within the multi-tenant commercial building. 16ARB-0513: On November 1, 2016, a staff-level ARB approval was granted for a wall and projecting signs which were deemed to be consistent with ARB and amended ARB Project / Site Information The following table provides a brief summary of project data: Zoning District / Design Downtown Specific Plan Guidelines: Parcel Area (SF): 15,000 SF 1

2 Parcel Dimensions: 100 x 150 Existing On-Site Existing 2-story commercial building, built in 1923 Improvements (Year Built): Historic Resource Existing building is listed on Historic Resources Inventory (Status Code 5D1) CEQA Exempt pursuant to Section (b)(3) and Section 15311(a), Class 11. Adjacent Zoning & Use: North DSP - City library South DSP -2-story office building East DSP - 5-story mixed-use building West DSP 1-story commercial building The subject tenant site is located in a multi-tenant commercial building situated on the south side of the 600 Block of Santa Monica Boulevard within the City s Downtown. The surrounding developments include the City s Main Library to the north, multi-story mixed-use buildings and single story commercial/retail buildings. Analysis Building Design/Architectural Concept The proposed façade remodel is limited to the tenant s space located on the west end of the building between two adjoining restaurants, Bangkok West Thai Restaurant and Tar & Roses. The existing building is designed in the Tudor Revival style and contains six tenant spaces on the ground floor. Each tenant space is approximately the same size and frontage along the street. Furthermore, the opening of each tenant space is emphasized and framed with raised plaster trim and fluted detail which are original to the building. The proposed modification to the storefront, creation of an expanded outdoor patio/seating area, and sign installation would not cause the removal or change to these details that would compromise the architectural integrity of the building s façade. As part of the façade remodel for La Colombe Coffee, the applicant is proposing to make the following design changes: remove the existing storefront and construct a new angled storefront with two entry/exit doors approximately 13 feet back from the original storefront; this change will result in a reduced interior floor area while gaining an enlarged outdoor patio; create an enlarged outdoor patio and with that opens and connects to the existing vestibule and sidewalk; create green walls accented with wood treatment within the outdoor seating area; replace the existing patterned glazing in the storefront for plain glazing; and paint the beige background of the designated sign area black to match La Colombe s corporate color palette. The proposed design and remodel is inviting and reflects a clean and contemporary design aesthetic. The design treatment given to the interior space is extended into the exterior spaces by way of the curving wood ceiling, planting, furniture design and arrangement as shown on page 11. The expanded outdoor patio and seating will help to 2

3 further activate the sidewalk/street and create a lively and pedestrian-friendly environment consistent within a downtown setting. The design is further enhanced through the use of high quality materials including wood, stone, tile, storefront window system and metal mesh in warm tones such as various shades of browns and grays. The proposed façade remodel is well-executed and its design and detailing is applied consistently throughout making for a cohesive project. For these reasons, staff supports the façade enhancements subject to the conditions contained in this report. However, in its review, the Board should consider staff s recommendation in light of the following: The appropriateness of an enlarged outdoor patio by way of moving the storefront further back. In doing so, La Colombe will not be maintaining a consistent storefront that aligns with the other five tenant spaces within this building. However, the outdoor patio will be shaded by an existing roof system. As such, the indoor/outdoor space will be blurred and will minimize the perceived difference in the location of the storefront from the other tenant spaces (page 1). The appropriateness of the proposed clear glazing in the storefront when the other tenants maintain a consistent storefront with patterned (gridded) glazing (page 4); and finally The appropriateness of the black background in the designated sign area when all other sign areas will be maintained in their beige color palette (page 5). The wall and projecting signs shown in the submittal packet were staff approved upon verification of compliance with the established sign program approved under ARB on November 1, However, the background color of the sign area, as currently proposed, was not approved at a staff-level. Impact on Historic Resources The subject building is listed on the City s Historic Resources Inventory and noted for its commercial vernacular (Tudor/French Norman). As indicated in the Historic Resource Inventory documents (Attachment B), the storefronts on the ground floor have been altered and feature non-original glass and steel display windows. It is further documented that the ground floor was seismically strengthened and given a non-historic stucco finish after the 1994 Northridge Earthquake. The proposed façade alterations and signs are limited to the non-original portions of the ground floor and would not detrimentally change, destroy or adversely affect any notable features, such as the roof form/line, and original upper level fenestration, balconette and column details of the potential contributor to a potential Central Business District (Status Code 5D1). 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. The project has also 3

4 been reviewed for conformance with the Secretary of the Interior s Standards for the Treatment of Historic Properties and is categorically exempt pursuant to Section 15331, Class 31. 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 Outdoor Dining PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Wood (white) Mesh patio wall (grey) Metal storefront system with clear glazing (proposed) Glass (clear) door with metal frame (black) Concrete finish seating (grey) Concrete raised planters (grey) Green walls (live plants) Arched wood panels along walls and ceilings (brown) 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 and incorporates a tenant identity that is respectful of the existing building form, proportions, and storefront rhythm of the ground floor. The enlarged outdoor patio will further activate the street and create a lively and pedestrian-friendly environment that is consistent with goals and objectives of a business located in the downtown core. 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 such as arched wood panels, transparent glass, and a solid metal frame storefront system 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 façade remodel is in keeping with the ground 4

5 floor retail environment of the subject building and commercial/retail atmosphere of the Downtown and as conditioned, consistent with the Secretary of the Interior s Standards. 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. 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 and Secretary of the Interior s Standards. 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 Prepared by: Rathar Duong, ARB Liaison Attachments A. Applicant s Submittal Material B. Historic Resource Inventory Documents F:\CityPlanning\Share\ARB\STFRPT\SR16\16ARB-0605 (604 Santa Monica Blvd - La Colombe Coffee Roasters).docx 5