Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Cc: Subject: Architectural Review Board Meeting: February 6, 2017 Agenda Item: 7.7 Architectural Review Board Stephanie Reich, AIA, LEED AP, Design and Historic Preservation Planner Rathar Duong, ARB Liaison 16ARB-0574 to approve the building design, colors, materials, and landscape, and sign plans for a new drive-thru restaurant, Chick-fil-A. Address: Applicant: 2207 Lincoln Boulevard Jennifer Daw, Chick-fil-A Recommended Action It is recommended that the Architectural Review Board approve 16ARB-0574 based upon the findings and subject to the proposed conditions. Executive Summary Proposed is the renovation of an existing Taco Bell restaurant and drive-thru for a Chickfil-A drive-thru restaurant with a contemporary façade, new signage, and enhanced landscaping. The proposal represents a significant improvement to the existing condition in its overall contemporary design, and landscape design enhancements. Signage is included in the submittal and will serve to enhance the building design. Background CUP On December 11, 1991, the Planning Commission approved the construction of a one-story drive-thru fast food establishment with 21 on-site parking spaces. Text Amendment On June 3, 1992, the Planning Commission approved a text amendment to allow drive-thru establishments to operate after 10:00 PM Project / Site Information The following table provides a brief summary of project data: Zoning District / Design GC (General Commercial) Guidelines: Parcel Area (SF): 12,234 SF Parcel Dimensions: Rectangular, 90 x 140 Existing On-Site Existing 1-story Taco Bell (1991) Improvements (Year Built): Mature Vegetation No mature trees or landscape are proposed to be removed. 1

2 Historic Resource CEQA Landscape Plans The subject building is not listed on the Historic Resources Inventory. Exempt pursuant to Section (b)(3) Enhancements to the site s existing landscaping proposed. The project site consists of a 12,234 square foot site bounded Lincoln Boulevard on the west, Pacific Street to the north, and Lincoln Court is the alley that separates the property from the residential zone to the east. To the south is a two-story medical office building. The site was previously developed as a Taco Bell drive-thru restaurant. The proposed remodel will maintain the existing site configuration and operation. Analysis The applicant proposes an extensive façade renovation of an existing Taco Bell drivethru restaurant. While the property remains auto-oriented, the building and landscape design will provide a significant improvement. The design objective is to modernize the older building design and maintain the drive-thru function and configuration. Building/Façade Design/ Neighborhood Compatibility The building façade remodel is a simple contemporary design. As the side of the building faces Lincoln Boulevard, there are two additional window openings that that make the building appear more open to the street. Two colors of stucco are used with the dark grey highlighting the customer areas including walk-up windows and pick-up areas. The metal canopies are provide a datum around the building and some visual interest. Score lines will in the stucco add to the simple, clean design. Parapets are tall enough to conceal all mechanical equipment. The signage, particularly the logo signage will provide a focal point and accent of color. The building was constructed in 1991, and appears to not have been improved since its construction. The renovation represents a simple yet creative approach to updating the building design, enhancing its appearance from the street and on all sides, while maintaining the existing plan and configuration. The new design represents a new and fresh design that is appropriate to and will benefit the neighborhood. The proposal represents a significant improvement to the existing condition, and will dramatically improve the look from Lincoln Boulevard. Building Design PROPOSED EXTERIOR DESIGN ELEMENTS MATERIAL, FINISH AND COLOR Façade Stucco cement plaster (grey, ivory) Breakmetal, trim and expansion joints, smooth (brushed aluminum) Windows Anodized aluminum window frame (silver) with clear glass Doors Anodized aluminum window frame (silver) with clear glass + patterned film Metal service door and frame, smooth, painted to match plaster 2

3 Canopy Mechanical Screening Roof Perimeter walls Doors Aluminum metal canopy, painted (silver) Exterior wall parapet serves as screening Flat, textured Existing CMU, painted Anodized aluminum window frame (silver) with clear glass Metal service door and frame, smooth, painted to match plaster Sign Plans The proposed sign plans provide for new business identification and wayfinding for Chickfil-A. All existing signs for Taco Bell will be removed with the exception of the 54 SF legal nonconforming monument sign located at the corner of the site. The sign will be refaced for Chick-fil-A. The proposed sign plans comply with the Sign Code for combined sign area for the site as reflected in the chart below. All signs are replacements of existing sign types currently on site, and appear to reduce the size of existing signage. The proposed sign plans include four wall signs, three directional/informational signs, one menu board sign, and a monument sign. All signs are appropriately placed on the building and site for effective business identification and on-site circulation. The design of the signs complements the building s design. SIGN AREA CALCULATIONS Multi-tenant Building No Permitted Sign Area x 1.5 (corner site) = SF Signs to Remain Monument Sign (at corner) = 54 SF The existing monument sign will be refaced. Proposed Sign Area 163 SF (for all signs/sign types proposed on site) (this application) Total Number 9 signs (4 wall signs, 3 informational/directional signs, 1 menu of New Signs board, 1 monument sign) Compliance Yes, 130 SF (new) + 54 SF (existing) = 184 SF of total sign area Proposed 184 SF < SF permitted sign area Proposed Materials: Method of Illumination: Proposed Colors: Acrylic face with aluminum returns Internally LED illuminated Red and white for logos and letters Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. 3

4 Landscape Plans Landscape plans for the restaurant remodel are not required but are voluntarily being provided to enhance the site s landscaping and street appearance. The landscape palette includes a variety of plants that are complementary to one another, will enhance the site and the pedestrian experience along Lincoln Boulevard. The addition of two Fruitless Olive trees near the sidewalk will also improve the pedestrian experience. The voluntary landscape improvements will enhance the building redesign and the appearance of the site as viewed by the user and from the street. 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, 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. Any significant changes to the design subsequent to any ARB approval will require Board approval. FINDINGS: A. The plan for the proposed building and signage 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 façade renovation utilizes quality materials to provide the building with an improved and updated appearance, more openings facing the street and is further improved with new drought-tolerant landscaping. B. The proposed building and signage 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 such smooth stucco, metal awning details etc. as detailed in the application submittal and as presented to the Architectural Review Board will be used. C. The proposed design of the building and signage is compatible with developments on land in the general area in that the improved building identity, refreshed façade, and contemporary material choices are consistent with recent developments and renovations along the boulevard and general vicinity. 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 4

5 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 previously granted by an associated approval have lapsed. If no such permit has been issued, this approval shall expire 24 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 constructionrelated projects. All conditions of approval and the final inspection process must be completed within this timeframe. 2. 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 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. 3. 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 micro-climate, irrigation method, irrigation devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers. 4. Prior to issuance of a building permit, details such as canopies, parapets and locations where changes in plane occur shall be reviewed and approved by staff. 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 9.55, Section Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR16\16ARB-0574 (2207 Lincoln Blvd, Chick-fil-A).docx 5

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