Architectural Review Board Report To: From: Cc: Subject: Architectural Review Board Architectural Review Board Meeting: April 16, 2018 Agenda Item: 7.4 Michael Rocque, Associate Planner Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner Rathar Duong, Associate Planner, ARB Liaison 18ARB-0130 to review building design, colors, and materials and landscape for an addition to the front building located on an existing 6-unit property containing three detached buildings. Address: Applicant: 1417 17 th Street Steven Nevills Recommended Action It is recommended that the Architectural Review Board approve application 18ARB-0130 based upon the findings and subject to the conditions contained within this report. Executive Summary Proposed is a 1,081SF addition to an existing one-story single-family residential building located at the front of the property along 17 th street. The site contains three detached buildings comprised of six residential dwelling units. The three buildings include a detached single-family house in the front, a two-story, 2-unit building in the middle and a two-story 3-unit building located at the rear. The middle and rear two-story detached buildings will be maintained in their existing condition and the proposed addition will not increase the existing number of units on this site. The expansion introduces a contemporary design and modern finishes to an older traditional/vernacular style building. The proposed design merges an existing building and its design with a more contemporary design resulting in an eclectic building that enhances the neighborhood streetscape. Staff recommends approval of the proposed design, colors, and materials for the proposed addition with conditions and findings contained in this report. Background The parcel was originally developed in 1940 with a one-story single-family residence. A two-story, two-unit building was constructed in 1950, soon followed by another detached two-story three unit building constructed in 1957 for a total of six residential dwelling units on site. No Zoning Code modifications exist for the property and it is not listed on the Historic Resources Inventory (HRI). The property is legal nonconforming as it pertains to unit density and maximum number of units allowed. Under current Code, only four residential dwelling units are permitted and there are six residential units on site. While the building may be over the allowable density, an addition to the existing units is allowed. 1
Project / Site Information The following table provides a brief summary of project data: Zoning District / Design R2 (Multi-Unit Residential) Guidelines: Parcel Area (SF): 7,500 SF Parcel Dimensions: 50 x 150 Existing On-Site Single-unit in front (1940)-approx. 954 SF Improvements (Year Duplex in middle (1950) approx. 1,024 SF Built): Triplex in rear (1957) approx. 1,640 SF Historic Resources Inventory Status CEQA Adjacent Zoning & Use: Existing buildings are not listed on the HRI Exempt pursuant to Section 15061 (b)(3) North GC Multi-Unit Residential South R2 Multi-Unit Residential East R2 Multi-Unit Residential West R2 Multi-Unit Residential The site is located along 17 th Street within the R2 zoning district bounded by Santa Monica Boulevard to the north, Broadway to the south, and an alley (17 th Court) at the rear. The parcel is surrounded by one- and two-story single- and multi-family buildings. Analysis Site and Landscape Design The rectilinear site is currently developed with three detached residential buildings located along 17 th Street between Santa Monica Boulevard and Broadway Avenue. The rearmost building adjacent to the alley provides two un-enclosed parking spaces. There is an existing driveway approach from 17th Street that leads to a one-car garage and two unenclosed tandem parking spaces in front of the garage. The proposed first floor addition is situated at the rear of the building and will be replacing a portion of an existing rear patio area. Both the proposed first and second floor additions would not change the existing site configuration. No work is proposed for the other buildings or units on site. The property is enclosed on three sides with existing chain link fences with a low-lying CMU block wall along a portion of the front property line. Since the majority of the site is occupied by building footprint, driveway, and walkways, much of the existing landscape is located in the front and side setbacks towards the rear of the site. In an effort to enhance the front yard streetscape, limited landscape will be provided where possible. Proposed landscape is identified primarily in the front setback area as shown on Sheet A0 (Site Plan). The front setback area will consist of 328SF of new permeable pavers and planter walls along the front of the building and a small planter 2
wall located at the rear of the building along the side yard setback. Landscape proposed for the planters should be of low-lying drought-tolerant material and shall be provided for review and approval by staff to assess the appropriateness of the palette and how it complements the building design and site. Building Design/Architectural Concept The proposed building addition and façade remodel is a contemporary design that is enhanced by the simple material and color palette. The new design terminates in a flat roof consistent with a contemporary building. The new second floor offsets from the ground floor and is setback at the street elevation (west) and the proposed metal fascia trim helps control the volume of the second floor addition. This approach allows the first and second floors to appear shifted as seen on the west elevation. A visual connection is made on the front (west) and south elevations where the siding is extended along the second floor. Materials and colors serve to enhance the separate volumes. As described, the overall treatment is clean and allows the proposed design to exhibit a clear architectural concept. Mass and Scale The new second floor addition is modest in size and is setback from the street along the front elevation. The perceived mass and scale is addressed through the composition of various projecting and receding volumes along the elevations as well as the change of colors and placement of materials and second floor deck at the front elevation. This approach breaks down the massing of the building while providing a cohesive design and a three-dimensional quality. Additionally, the Hardi panel siding and Fry reglet trim appropriately highlights different forms, provides visual interest/variety in materials, and further minimizes the mass and scale. The increased mass and scale has been successfully addressed and is comparable to other (newer) buildings in the neighborhood. The design of the front building will be different, but is complementary to the rest of the buildings on the site. Design, Details and Materials The contemporary design will be further enhanced with a variety of finishes including Hardi horizontal panel siding and steel troweled smooth stucco in neutral color tones, metal fascia and canopies while the roof will be a flat roof design. As with the materials and their placement on the façade, the color palette is appropriate and complementary and helps express the design and various features of the building in a clear way. The corner treatment where the Hardi panel siding meets should be mitered to ensure a clean appearance as depicted on the elevations. The ground floor retains its existing smooth stucco finish while the new second floor will primarily consist of Hardi panel siding along both the west and south elevation and the new stair enclosure at the rear of the building will consist of a dark grey smooth steel trowel stucco finish. New windows are proposed throughout this unit and are identified as Marvin clad white color vinyl in a combination of fixed, hung, and sliding. This should be revised in color to be an earth tone or similar color to match the façade material and color. The alignment of these windows are sensible and provide for an attractive and thoughtful fenestration pattern. A few of the windows appear disproportionate, such as the window along the west elevation to the right of the entry next to the front entry. This should be revised in 3
size to match the other two double hung windows along the west elevation at the first floor for improved proportional relationships. The metal horizontal metal cable railing at the front balcony is simple/light and continues the horizontality of the adjoining Hardi panel siding. The material palette and color scheme are generally high quality and enhance the contemporary building design. DESIGN ELEMENTS PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Façade Smooth steel trowel finish stucco Hardiboard panel siding (grey) Windows Marvin Clad vinyl windows (Color: white ) Double Hung and fixed Doors Wood Roof N/A Mechanical Screened behind proposed parapet wall Screening Refuse Screening NA - existing Lighting Bronze outdoor wall light (see detail) Railing Metal cable railing system Gates NA - existing Fencing NA - existing Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory (HRI). Code Compliance This application has only been preliminarily reviewed for compliance with the base district s development standards. 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. 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 structure(s) in terms of general architectural design, proposed materials, colors, mechanical screening and/or landscape plans. 4
Summary The proposed project is an expansion of a new first and second floor addition and façade renovation of a one-story traditional/vernacular style building to a contemporary design while maintaining the existing six units on site. The proposal achieves a sensible mass and scale via breaks in the building plane, and in setting the new second floor away from the adjoining property. The contemporary design has a clear design concept and threedimensional quality. New colors, texture, and windows are proposed throughout the building to achieve consistency and design cohesiveness between the existing ground floor and new second level. 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 expansion and façade renovation improve quality of the building and livability of the residential units. The new contemporary design expresses a clear architectural concept and adds to the eclectic quality found within the surrounding 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 materials such as Hardi panel siding, steel troweled stucco in neutral color tones, metal fascia trim and canopies, and metal cable railing appropriately placed to support a cohesive design will be incorporated into the building design as proposed in the application submittal and as presented to the Architectural Review Board. These finishes and associated color scheme support and enhance the contemporary building design and its threedimensional quality. C. The proposed design of the building or structure is compatible with developments on land in the general area in that the perceived mass and scale are addressed through various design techniques, including use of colors, materials, fenestration pattern, and building form. The proposed design is compatible with surrounding developments as other contemporary buildings exist in the neighborhood. As shown, the proposed addition will be compliant with the Zoning Ordinance in terms of setback and parcel coverage, and height and no deviation from Code is requested. 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. 5
CONDITIONS: 1. Landscape proposed for the planters should be provided for review and approval by staff for the appropriateness of the palette and how it complements the building design and site. 2. Revise the size and or design of the front window for improved proportions for review and approval by staff. 3. Color of vinyl scupper and downspouts shall not be white, but be a color that is earth tone or similar to match the façade. Scupper and downspout detail shall be provided for review and approval by staff 4. Color of vinyl windows shall not be white, but a color that is earth tone or similar to match the façade. Window detail shall be provided for review and approval by staff. 5. All stucco shall be smooth steel troweled stucco finish. 6. Existing landscape shall be retained and protected during construction. Protection barrier around impacted landscape areas shall be shown. 7. 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 24 months from its effective date, or 30 months if in the Coastal Zone unless appealed. 8. 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 150 square feet of area may be reviewed and approved by the Staff Liaison to the Board. 9. 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. 10. 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. 6
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 SMMC 9.61.100. Attachments Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR18\18ARB-0130 (1417 17th) Addition.doc 7