Architectural Review Board Report To: From: Subject: Architectural Review Board Meeting: November 21, 2016 Architectural Review Board Rathar Duong, ARB Liaison Agenda Item: 7.6 16ARB-0443 to approve the building design, colors, materials, and landscape plans for an exterior renovation to two existing two-story, 20-unit multi-family residential buildings. Address: Applicant: 1238-1242 10 th Street Khaldoon Khaireddin, Khal Khaireddin Architects Recommended Action It is recommended that the Architectural Review Board approve application 16ARB-0443 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is requesting approval of the design, colors, materials, and landscape plans for an exterior renovation of two, two-story condominium buildings containing a total of 20 units. The property is located on the west side of 10 th Street between Arizona Avenue and Wilshire Boulevard. The proposed renovation includes upgrade of the façades with new finishes/cladding materials, windows, doors, glass railings, front and rear gates, balcony railings, garage doors, and a new color palette for the buildings. The project also includes a new landscape palette to coincide and complement the proposed renovation. Staff supports the proposed exterior modifications and new landscape design. Background The building was constructed in 1956 as a 20-unit condominium project and no ARB review was required since the development predates the requirement for ARB review/approval for a project located within the R3 district. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design R3, Medium Density Residential District Guidelines: Parcel Area (SF): 14,997 SF Parcel Dimensions: 100.03 x 149.93 Existing On-Site Two, two-story condominium buildings (1956) Improvements: Historic Resource Not on the City s Historic Resources Inventory CEQA Categorically Exempt pursuant to Class 3, Section 15303 (b) of the CEQA Guidelines 1
Adjacent Zoning & Use: North R3 Multi-family residential South R3 Multi-family residential East R3 Multi-family residential West R3 Multi-family residential The property is located mid-block on the west side of 10 th Street between Arizona Avenue to the south and Wilshire Boulevard to the north. An alley (9 th Ct) is located at the rear of the site. The block is primarily developed with similar multi-family residential buildings ranging from one to three stories in height. The majority of these buildings, including the subject site, are legal-nonconforming in regards to their setback distances, height, parking, and density since they are older and were developed under different development standards. Analysis Building Design/Architectural Concept The subject site is located in a densely populated neighborhood consisting of older multiunit residential buildings ranging from two to three stories in height and designed in a variety of architectural styles. The site contains two nondescript condominium buildings that were developed in 1956 with a total of 20 dwelling units and at-grade covered parking. The buildings are generally rectangular in plan view and with footprints that mirror each other. The configuration of the buildings create a small central courtyard where four sets of stairs and entries into the units are located. The site is minimally landscaped with most of the plant materials in the front setback. Both buildings are currently simply clad with primarily a stucco finish on all facades, except the front elevation. The street-facing elevations are highlighted with stone of widely different sizes in a random bond that frame the first and second story windows on either side of the pathway into the courtyard. The stone continues onto the planters at the base of the buildings. The first and second stories of the front façade are delineated by a wide wood trim that runs horizontally across each building. In concert, these treatments provide visual and textual interests to the buildings. The building s morphology and fenestration create a symmetrical appearance along the street. The windows are a combination of aluminum sliders and jalousie (louver) of varying sizes, shape and reflect hierarchy, particularly at the front elevation. The entry doors are wood, the railing is metal, and the roof is composition shingle. The applicant proposes to modernize the property s aesthetic through a variety of methods, including through implementation of new finishes, cladding materials, colors, and landscape design. The buildings will receive a smooth steel troweled stucco finish throughout. The stone along the front façade will be removed and replaced with reclaimed wood panels in a vertical pattern (A400). The treatment will continue to frame the entrance into the site as well as the upper and lower story windows. Additionally, a new steel and wood gate will also help mark the entry point. 2
The front façade is further enhanced by four groupings (two on each building) of steel cable wire that run vertically between rows of windows allowing vines to climb and reinforces the verticality expressed by the wood panels. The use of steel cable wire will be repeated along the interior facades as the buildings turn the corner (A400 & A201). The interior courtyard (A401) and motor court (A403) elevations will include new glass railing provided on the stairs, second level corridors, and balconies. The transparent quality of the glass panels amplify the simple and clean appearance of these facades. At the rear (alley) elevation, new overhead paneled glass roll-up garage doors will be installed on all covered parking spaces (A404). The garages will be framed with the same reclaimed wood panel introduced at the front façade. New metal and wood pedestrian gate and vehicular gates will also be provided along this elevation (A404). New vinyl windows (Milgard Tuscany Series) in espresso finish will be installed throughout both buildings. The applicant has indicated that the windows will be installed using nail-on installation method which would eliminate the appearance of a wide trim/fin (retrofit installation) on the exterior. This method allows the new windows to achieve a thin profile in each opening similar to the existing condition. The window operation is a mix of sliding, casement, fixed, and hung. Fixed and casement windows along the front elevation (A400) create an interesting fenestration pattern and appears appropriate. However, the double hung windows on the interior courtyard elevations (A401) are traditional in their appearance and should be replaced with sliding windows to complement the contemporary aesthetic of the project. The buildings will be reroofed with new composition shingle (GAF) in royal sovereign white (light gray/slate) and the facades refinished in smooth troweled stucco in shoji white for the body, and urbane bronze for the fascia and gutter. The project s color palette is contemporary and the colors complement each other. The project site will be re-landscaped with a drought-tolerant plant palette interwoven with new hardscape comprising of precast concrete and integral pavers in the walkway and courtyard (L-1.11 & L-4.01). The plant materials include ground covers such as silver dichondra, creeping thyme, blue chalkstick (senecio), agave, flax, pineapple guava, and tree aloe (L-4.10). The plant palette offers variation in height, color, shape and texture which will create visual interest throughout the year and complement the building color scheme. The proposed renovation offers a dramatic improvement over the existing condition using high quality materials. The singular design concept is skillfully executed throughout the project in a consistent and unifying manner. The materials are appropriately applied in method and location to highlight the building s best and prominent features. The overall design is further complemented by the thoughtful landscape design and plant palette. Due to the contemporary design of the project, Staff offers one recommended condition of approval in the replacement of double hung windows on the interior courtyard facades with sliding windows. 3
Neighborhood Compatibility The existing development pattern in the area reflects a variety of one to three-story, multiresidential buildings in various architectural styles. The proposed façade renovation would not impact or change the size, height, or location of the existing buildings and parking facilities. The eclectic mix of building designs and their periods of construction is reflected in a variety of cladding materials and finishes, such as stucco, wood siding, brick, composition shingle, and tile roof. Staff believes that the proposed design appropriately updates the appearance of the existing buildings and is in harmony with the varied architectural styles in the immediate area. Building Design DESIGN ELEMENTS Façade Windows Doors (entry and garage) Balcony Guardrails Stair Railing Roof PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Reclaimed wood panel at front and rear facades Steel troweled stucco finish in shoji white (beige/cream) Fascia and gutter in urbane bronze Steel cable wire Milgard vinyl (Tuscany Series) in espresso finish in a combination of sliding, fixed, double hung and casement Wood entry door Paneled glass roll-up garage door Clear glass Clear glass Composition shingle by GAF in royal sovereign white 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. 4
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 and landscape plan updates the simple exterior of nondescript buildings, by incorporating quality finishes and a plant palette that unify the contemporary design and provide\ visual and textural interest. 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 reclaimed wood panels, steel troweled stucco finish, glass balcony and stair railing, and paneled glass roll-up garage doors will be incorporated into the renovation project as detailed in the application submittal and as presented to the Architectural Review Board. 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 appearance of the building with materials commonly used on multi-family developments and are found on similar projects in the general vicinity of the subject site. Additionally, the proposed façade renovation would not cause the building to become larger, taller, or higher than the existing condition. 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 twenty-four (24) months from its effective date, unless appealed. 2. The proposed double-hung windows on the interior courtyard elevations shall be replaced with sliding windows to further unify and strengthen the project s contemporary design expression. 3. The thin profile of the new window openings shall be achieved through the nail-on installation method as proposed by the applicant to maintain consistency with the 5
contemporary design and thin profile of the existing aluminum windows. Retrofit windows and installation method shall not be utilized. 4. 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: Rathar Duong, ARB Liaison Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR16\16ARB-0443 (1238-1242 10 th Street - Condominium Bldg).docx 6