Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: January 20, 2016 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: 7.1 15ARB-0454 to approve the building facade design, colors, and materials for an exterior renovation of a two-story residential apartment and singlestory garage structure. Address: Applicant: 1227 19th Street Joseph Spierer Architects, Inc. Recommended Action It is recommended that the Architectural Review Board approve application 15ARB-0454 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 for an exterior remodel of an apartment building complex comprised a two-story building and detached one-story garage building. The proposed façade remodel conveys a Colonial architectural style with wood grain Hardie plank lap siding, gabled dormers, decorative wood shutters, pediments with columns above the entryway and shingle roof. The building will also feature new vinyl windows, wood doors, garage doors, and modest paint colors. No landscape or hardscape work is being proposed or required for this project. Overall, staff supports the proposed exterior alterations and feels the proposal elevates the appearance of the apartment complex with a cohesive traditional aesthetic. Background 14ARB327: On September 18, 2014, staff approved the installation of two windows on the north and east building elevations. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design R2, Low Density Residential District Guidelines: Parcel Area (SF): 15,000 SF Parcel Dimensions: 100 x 150 Existing On-Site Improvements: Two-story residential building and a detached one-story garage building (1948). Historic Resource Not on the City s Historic Resources Inventory 1
CEQA Categorically Exempt pursuant to Class 3, Section 15303 (b) of the CEQA Guidelines Adjacent Zoning & Use: North R2/MUB Multi-family residential/mixed-use Boulevard South R2 Multi-family residential East HMU Healthcare Mixed-use West R2 Multi-family residential The property is located on east side of Nineteenth Street between Wilshire Boulevard and Arizona Avenue. Vehicular access and garage parking is provided from the alley (19 th Court). The block is primarily occupied with retail and restaurant uses, a school (Lighthouse Church School), a church (Santa Monica Seventh Day Adventist Church), and one and two-story multi-family residences. Analysis Building Design/Architectural Concept The applicant is requesting approval of the design, colors, and materials for the exterior renovation of an existing two-story apartment and detached garage building constructed in 1948. The applicant has stated that the existing building is not aesthetically cohesive and the proposed architectural features with a colonial theme allows all facades to be consistent while making the project visually appealing. The existing apartment building is clad with horizontal wood siding on the upper half of the building and stucco walls on the lower half. The proposed renovation involves cladding the surfaces with wood grain Hardie plank lap siding and installing decorative wood shutters. The entrances to the units are architecturally emphasized with pediments and columns providing coverage and added dimension to the façade. In addition to the new shingle roof, gabled dormers are incorporated to allow additional light and interest to the roofline. The renovation also includes new windows and doors, wrought iron stair railings, exterior lights, utility cabinet, gutters and downspouts. Similarly, the one-story garage along the alley will be outfit with new garage doors and feature the same materials/finishes used on the residential building for design consistency. Staff believes that the use of horizontal siding, wood window shutters, pediments, and gabled dormers are consistent with Colonial Revival architectural style. The gabled dormers also adds natural lighting into the interior entryways and interest to the roofline. The applicant has selected a modest color scheme of light blue, white and grey accents, and grey roof. Staff feels that the proposed façade remodel strengthens the visual connection to the street by providing appropriately styled and pedestrian scaled elements such as planter boxes, pediments above the entries and shutters. The exterior enhancements provide a cohesive Colonial Revival appearance and character to the L- shaped apartment building and detached garage building. Neighborhood Compatibility The existing development pattern in the area reflects a variety of one and two-story multidwelling residential and commercial buildings in the surrounding neighborhood. The proposed work does not increase the height or bulk of the existing building and is focused on improving the façade and providing a cohesive colonial aesthetic. Staff believes that 2
the project relates well with the prevalent street character with its modest colors, horizontal siding, and architecturally emphasized entrances. As proposed, the design appropriately enhances the multi-family building in a manner that is compatible with the existing building typology and provides a refreshed façade enhancement to the immediate neighborhood. Building Design DESIGN ELEMENTS Façade Windows Doors Roof Lighting Canopy Balcony Guardrails PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Wood grain Hardie plank lap siding, painted (light blue) Vinyl (white) Wood doors (painted white) Uninsulated garage steel panel doors (white) Gable shingle roof (dark gray) Outdoor hanging lights (black) Pediments and pediments with columns painted (white) Stair railings in wrought iron (black) 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 15061 (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. 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 proposed façade remodel comprehensively updates the residential building by incorporating features that will 3
provide visual interest and design elements that reflect a Colonial Revival-style of architecture. 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 proposal is similar in scale and mass compared to nearby structures and the proposed façade upgrade improves the street orientation and elevates the colonial architectural style building which is one building type in the 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 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. All lighting fixtures shall be shielded so as not to produce obtrusive glare onto the public right-of-way or adjacent properties [SMMC Section 9.21.080 (c)]. 3. 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 9.55.160. Prepared by: Ivan Lai, Assistant Planner Attachments A. Applicant s Submittal Material 4
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