Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: March 17, 2014 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: 7.1 ARB to approve design, colors and materials for a façade remodel and signage for a new retail store, Muji. Address: Applicant: 2936 Main Street Muji U.S.A Limited. 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 proposing to remodel the façade for a new retail tenant, Muji. The remodel will include a new storefront system, replacing existing brick work, new roofing material, new metal awning and signage. The applicant is also proposing three new business identification signs on the front building façade: one new wall sign and two new projecting signs. This item was reviewed by the Board on February 3, 2014 at which the Board generally supported the project design but requested additional information to better understand the comprehensive design proposal. The Boards comments included additional information on roof replacement details, request for three dimensional renderings and submittal of sample boards that demonstrate real materials. Subsequent to the last meeting, the applicant has reduced the size of the projecting signs to 4.5 square feet each, thus complying with the 75 square feet of permitted signage for the building and eliminating the need for a sign adjustment. In addition, the applicant has changed the projecting signs from banner/cloth material to illuminated metal projecting signs. Staff believes the applicant has successfully responded to these concerns and recommends approval based on the findings and with the conditions in this report. Background ARB : ARB : The Architectural Review Board reviewed and approved a sign adjustment for two projecting signs for Patagonia on June 15, 1998 with the condition that the banner size be reduced to the same 2 x3 which was previously approved on Main Street. The Architectural Review Board reviewed and approved the building design, colors and materials, and signage for Patagonia on July 21,

2 ARB : On February 4, 1991, the Architectural Review Board reviewed and approved the building design, colors, materials, and sign plans for Reebok. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design Guidelines: Existing On-Site Improvements (Year Built): Historic Resource CEQA Adjacent Zoning & Use: Landscape Plans CM (Main Street) Commercial One story commercial building. (1929) The subject building is not listed on the Historic Resources Inventory. Exempt pursuant to Section (b)(3) North CM2 Retail/Restaurant/Commercial South CM4 Retail/Restaurant/Commercial East CM2 & OP2 Retail/Restaurant/Commercial/Multi-family residential West CM2 & OP4 Retail/Restaurant/Commercial/Multi-family residential N/A The subject site is located on the west side of Main Street between Kinney Street and Pier Avenue. The site is developed with a one-story single tenant commercial building constructed in Analysis The applicant is proposing to remodel the front building façade for a new retail tenant, Muji, which involves the removal of the existing front building façade brick work, Terracotta roof tiles, the two existing roof gables, and the existing upper level window frames and storefront glass system. The new exterior remodel will include a new slate roof and storefront brick work, new glass doors and windows, and a new metal awning and signage. Also, a smooth stucco wall finish (in dark gray) will be used on portions of the building frontage that are not being re-bricked. The existing storefront entranceway will be set back approximately 4 feet from the front of the building and consists of a new window wall on either side of the two new automatic single sliding glass doors. The choice of a subway brick configuration gives the building a classic but contemporary appearance and feel along with the dark gray and brown brick color which provides color contrast and depth to the overall exterior building façade. The use of a dark red on the awning provides a visual break/delineation between the new upper window frame and storefront glass window and door entry system while providing a balance to the overall building façade. Overall, the proposed project maintains the scale and configuration of the existing building and the proposed architectural elements are consistent with the proportions of 2

3 the other tenant spaces. The proposed project enhances the façade with an updated appearance and maintains the pedestrian orientation along Main Street. These features together with the proposed awning sign provide visual interest and an updated appearance to the tenant space. This item was reviewed by the Board on February 3, 2014 at which the Board generally supported the project design but requested additional information on the roof replacement details, a comprehensive design proposal and three-dimensional renderings with sample boards that demonstrate real materials. Staff believes the applicant has successfully responded to these concerns and recommends approval based on the findings and with the conditions in this report. Sign Plans New business identification signage is also being proposed. The existing single-story retail commercial building is located on the west side of Main Street. The applicant is permitted 75 square feet of business identification signage and has revised the proposal to comply with the sign area allotted for the tenant. The proposed signs are as follow: One internally illuminated channel letter awning sign, mounted on top a new metal panel awning (powder coated) above the main entrance of the new retail store. Two illuminated projecting signs mounted along the side of the two ends of the building frontage. In general, the proposed signs complement the overall building façade design. All are composed of high quality materials (aluminum, acrylic letters, and a powder coated metal panel) and positioned to provide adequate and appropriate street presence, while still respecting the scale and feel of the overall building. The applicant has reduced the size of the projecting signs to 4.5 square feet each, thus complying with the 75 square feet of permitted signage for the building. Additionally, the applicant revised the projecting signs to be fabricated with metal in lieu of the initial cloth/banner material. Staff believes the applicant has successfully responded to the previous sign comments and recommends approval based on the findings and with the conditions in this report. Historical Resources Inventory The subject property is not listed on the City s Historic Resource 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 existing structure in terms of general architectural design, proposed materials, colors, and signage. 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. The plans have been preliminarily reviewed for conformance to parking and loading requirements. A complete Code-compliance 3

4 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 PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Stucco, matte finish, painted ( Web Gray ) Brick, smooth finish (Gray, Acme Onyx) Brick, smooth finish (Brown, Acme Brownwood) Windows, Doors Anodized aluminum window frame (Black) with glass Automatic sliding doors (Stainless Steel with clear glass) Herculite Double Swinging Doors( Stainless Steel with clear glass) Awning Aluminum panel powder coated (Dark Red) Roofing Material Slate roofing material (Charcoal with black streaks) Sign Plans SIGN AREA FACTORS Multi-tenant Building No Existing No Sign Program Permitted Sign Area 75 SF for the subject tenant (Muji) Existing Sign Area 21 SF Patagonia (wall sign) 1.20 SF window signs (total of 2 window signs) 12 SF Projecting signs (total of 2 projecting signs) 34.2 SF* Proposed Sign Area 59.2 SF Awning Sign (this application) 4.5 SF Projecting Sign (illuminated) 4.5 SF Projecting Sign (illuminated) 68.2 SF Total Sign Area 68.2 SF Upon Completion Total Number 3 of New Signs Compliance Yes *All existing Patagonia signage to be removed from the building. 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 4

5 beauty, creativity and individuality in that the proposed façade remodel will freshen the building appearance. The project will maintain the glazing along Main Street and will add architectural elements to provide visual interest and enhance the pedestrian orientation of the building. 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 facade remodel will update the appearance of an existing one-story building and will enhance the building s overall pedestrian orientation and in keeping with the surrounding developments. Therefore, the proposed changes to the building s appearance are in overall harmonious with the developments on the surrounding land and with any precise plans adopted pursuant to the General Plan. 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 Prepared by: Ivan Lai, Assistant Planner 5

6 Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR13\13ARB445 (2936 Main Street).doc 6