MINUTES
MINUTES
REGULAR MEETING OF THE
ARCHITECTURAL
REVIEW BOARD
MONDAY, NOVEMBER 5, 2001
|
City Council Chambers, Room 213 |
|
7:00 PM |
|
1. CALL TO ORDER: The meeting was
called to order at 7:10 p.m.
2. ROLL CALL: Present: Howard
Laks, Chairperson
Sergio
Zeballos, Vice-Chairperson
Rick
Abelson
Iris
Oliveras
Alison
St. Onge
Also Present: Ken Genser, City Councilperson (arrival 9:45)
Jonathan
Lait, AICP, Associate Planner
Tony
Kim, Associate Planner
Margaret
Bell, Staff Assistant
Absent: Joan Charles
Chris
Joseph
3. SECRETARY’S REPORT: Jonathan
Lait, AICP, Associate Planner, indicated that item 01-ARB-085,
Jonathan Lait, AICP, Associate Planner stated that
the Building and Safety Division has initiated a program to educate business
owners about encroachments into the public right of way. All business owners
along major commercial streets have been notified and have received information
about encroachments and illegal signage on the public sidewalks. The Building and Safety Division anticipates
continuing its educational program by mailing additional information to
businesses regarding sign regulations.
Mr. Lait recognized Susan Healy Keene, AICP, Senior
Planner, for her nine years of service to the City of
4. APPROVAL
OF MINUTES:
October
01, 2001
Boardmember Zeballos made a
change to the third paragraph on page 2.
Chairperson Laks moved to approve the minutes. Boardmember Abelson seconded the motion,
which was approved by voice vote.
ACTION: APPROVED WITH REVISIONS
October
15, 2001
Chairperson Laks moved to
approve the minutes as submitted.
Boardmember Abelson seconded the motion, which was approved by voice
vote.
ACTION: APPROVED AS SUBMITTED
5. PUBLIC
HEARINGS AND INPUT: None.
6. EX PARTE COMMUNICATION: Boardmember
St. Onge attended an OPCO Board meeting where item 01-ARB-305,
Boardmember Abelson noted that he
would recuse himself from item 01-ARB-241,
Boardmember St. Onge noted that she
would recuse herself from items 01-ARB-294,
Councilperson Ken Genser noted that
he would leave the Council Chambers for item 01-ARB-293,
7. REVIEWS: Public input
permitted.
A. CONSENT CALENDAR
Chairperson Laks made a motion to approve items
01-ARB-305,
Chairperson Laks made a motion to move items
01-ARB-175,
Boardmember Abelson left the Council Chambers.
Chairperson Laks made a motion to approve item
01-ARB-278, 2900 Olympic Blvd. on consent, which was seconded by Boardmember
Oliveras and approved by voice vote.
Boardmember Abelson returned to the dais.
7.1 ARB
01-085, 2029 Sixth Street Ocean
Park
Approval of Building Design, Colors, Materials and
Landscape Plans
ACTION:
CONTINUED DUE TO LACK OF QUORUM
7.2 ARB
01-282, 3102 Colorado Avenue Santa Monica
Approval of Building Design, Colors, Materials and Sign Plans
ACTION:
APPROVED WITH REVISED CONDITIONS
Rick Davidson was present to discuss the
project.
Boardmember
Oliveras clarified the plaster application, pin-mounted stainless steel signage
lettering and removal of the fluorescent light boxes.
Vice-Chairperson Zeballos verified the font style
would be Times Roman, brushed stainless steel satin finish lettering, pinned
two-inches from the wall with a height of ten-inches.
Chairperson Laks closed the public hearing.
Vice-Chairperson Zeballos made the motion to approve
the item with the findings as stated in the staff report and with the following
additional condition:
1. The sign font shall be Times Roman and
shall not exceed a cap height of 10-inches for the larger letters. The smaller
letters shall be proportionally reduced.
Boardmember Oliveras seconded the motion which was
approved by voice vote.
7.3 ARB
01-305, 2401 Fifth Street Los Amigos Park
Approval of Building Design, Colors and Materials
ACTION: APPROVED
ON CONSENT WITH STAFF CONDITIONS
7.4 ARB
01-307, 1401 Olympic Boulevard: Memorial Park
Approval of Building Design, Colors and Materials
ACTION:
APPROVED ON CONSENT WITH STAFF CONDITIONS
7.5 ARB
01-175, 1312 Fifteenth Street Santa Monica
Modification to Previously Approved Building Design,
Colors, Materials, Landscape and Sign Plans
ACTION:
APPROVED ON CONSENT WITH STAFF CONDITIONS
7.6 ARB-01-221,
1325 Third Street
Approval of Building Design, Colors, Materials, Sign
Plans, Sign Adjustment and Sign Program
ACTION: APPROVED WITH REVISED FINDINGS AND CONDITIONS
Cai Eberhardt, Vice-President, Store Planning,
Venator Group, and Bill Commer, architect, were present to discuss the project.
Vice-Chairperson Zeballos asked for clarification
regarding the attachment details of the panels to the facade.
The applicant responded and also clarified that each
panel provides a 40% transparency to the facade beyond.
Chairperson Laks closed the public hearing.
Boardmember Abelson indicated his support the
project, but favored 13 thin vertical bands (Exhibit A) as opposed to the broader bands included in
the packet.
Boardmember Oliveras indicated her support for the
project.
Boardmember Abelson made the motion to approve the
project based upon the following findings and conditions:
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 remodel incorporates pedestrian oriented design including an expansive
glass storefront system and recessed entries.
In addition, the edges of the façade will be extended from the existing
wall, framing the storefront, providing articulation and texture and upgrading
the appearance of the existing 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
façade remodel will provide more glazing at the pedestrian level, increasing
visibility into the store, and the extended edges of the façade will frame the
storefront and provide articulation complementary to the adjacent properties.
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. 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
has demonstrated compliance with all applicable ordinances as reviewed by
staff.
SIGN ADJUSTMENT
FINDINGS
1.
That the strict
application of the provisions of the Sign Code would result in practical
difficulties or unnecessary hardships inconsistent with the general purpose and
intent of the Code or that there are exceptional circumstances or conditions
applicable to the proposed sign that do not apply generally to other signs
covered by the Sign Code in that the proposed panels, as conditioned, provide
unique and creative architectural features to the building façade which does
not add additional area to the proposed signage.
2.
The granting of
a sign adjustment would not adversely affect public safety or public welfare,
and would not be detrimental or injurious to property and improvements in the
surrounding area, and that the sign will be harmonious with the site in that
the proposed panels, as conditioned, provides articulation and texture to the
building façade, upgrades the building appearance, and in general contributes
to the surrounding area.
CONDITION(S):
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 one year from the date of approval,
unless appealed or otherwise implemented pursuant to applicable municipal
regulations.
2.
The
approved design shall incorporate 13 stripes as shown in the color rendering
labeled as Exhibit A.
3.
Prior to the issuance of a building permit, the applicant
shall submit detailed plans showing the attachment of the glass panels to the
facade. The fasteners shall be consistent with the overall building design and
subject to staff approval.
Boardmember St. Onge seconded the motion, which was
approved by voice vote.
7.7 ARB-01-241,
1337 Third Street Promenade: Express
Approval of Building Design, Colors, Materials, Sign
Plans and Sign Program
ACTION:
APPROVED WITH REVISED CONDITIONS
Boardmember Abelson recused himself from this item
and left the Council Chambers.
Arpy Hatzikian and Michael Lee were present to
discuss the project.
Vice-Chairperson Zeballos clarified that the sign
would be illuminated, six inch brushed aluminum letters with a milk-white
front, suspended below the canopy.
Chairperson Laks closed the public hearing.
Chairperson Laks noted that the façade design
complemented the existing building and indicated his support of the project.
Chairperson Laks made the motion to approve the
project as stated in the staff report with the following 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 one year from the date of approval, unless
appealed or otherwise implemented pursuant to applicable municipal regulations.
2.
The depth of the
sign letters shall not exceed 6 inches.
3.
The gap between
the top of the suspended sign letters and the bottom of the canopy shall not
exceed 1.5 inches.
Vice-Chairperson Zeballos seconded the motion, which
was approved by voice vote.
Boardmember Abelson returned to the dais.
7.8 ARB 01-156, 1401 Third Street
Promenade: La Salsa
Approval of Building Design, Colors, Materials, Sign
Plans, Sign Adjustment and Modification to a Previously Approved Sign Program
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
Steve Rosenbloom was present to discuss the project.
Chairperson Laks closed the public hearing.
Boardmember St. Onge felt the sign design did not
relate well to the building or the Promenade.
Chairperson Laks emphasized that the location of the
signage, and its exposure required strong definition. The current submittal for a sign adjustment
has not changed from previous submittal in massing, configuration, and
articulation. Chairperson Laks further
clarified that the application included a building design component to address
the backer plate or wall texturing to cover the existing and removed tiles,
which has not been fully explored by the applicant.
Mr. Rosenbloom requested a continuance.
Chairperson Laks made the motion to continue the
item, seconded by Boardmember St. Onge and approved by voice vote.
7.9 ARB 01-259, 1112 Montana Avenue:
Commercial Retail
Approval of Modification to Previously Approved
Building Design, Colors, Materials, Landscape Plans and Sign Program
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
John Lautemann was present to discuss the project.
Chairperson Laks defined the scope of the project as
removing the bay window in the front, removing the two windows on both sides,
and revising the front of the building to incorporate two wide stone veneer
columns, two single light windows, and a French door in the center. A different façade color is being proposed
along with an additional 500 square foot second floor storage room. The applicant has also applied for
landscaping and signage approval.
Boardmember St. Onge believes the stone veneer was
applied without approval, and it detracts from the character of the building.
Boardmember Abelson believes the current application
is confusing between residential and commercial uses and has an unaesthetic
appearance. It appears that a very large
tree was removed without approval, and the veneer wall was installed without
approval. Boardmember Abelson suggested the
appearance of the building could be improved by covering the Montana elevation
with a stone wall similar to the wall on the staircase.
Boardmember Oliveras states the stonework is
unattractive and should be removed to simplify the busy appearance.
Vice-Chairperson Zeballos believes the thin stone
veneer columns do not support the Mediterranean style, and landscaping or a
planter could enhance the appearance by adding different architectural
elements.
Mr. Lautemann asked for a continuance.
Chairperson Laks made the motion to continue the
item.
Boardmember Abelson seconded the motion which was
approved by voice vote.
7.10 ARB 01-211, 608 Pico Place: Single Family Residence
Approval of Building Design, Colors, Materials and
Landscaping Plans
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
Jeoff Collins was present to discuss the project.
Chairperson Laks suggested the applicant submit
drawings demonstrating the building’s transition between neighboring
buildings. Photos will also help to
conceptualize the project.
Boardmember Oliveras clarified that the roofline
incorporates skylights. Computer
renderings could better illustrate this application.
Boardmember St. Onge suggested that each Boardmember
visit the site.
Boardmember Zeballos stated the drawings did not
provide enough information. A model
would be very useful. Eyelevel
photographs would also be helpful. The
project is well articulated, but its neighborhood compatibility is questionable
for the OP2 district.
Boardmember Abelson stated the trellis on the front
is not representative of the International style. It would be responsive to the neighbors to
replace a large tree with another large tree.
The assistance of a landscape architect would be helpful to render plans
including an irrigation system in compliance with the City’s water conservation
ordinance.
Jeoff Collins asked for a continuance.
Chairperson Laks made the motion to continue the
item.
Boardmember St. Onge seconded the motion which was
approved by voice vote.
7.11 ARB 01-294, 2714 Second Street: Single Family Residence
Approval of Building Design, Colors and Materials,
and Landscape and Irrigation Plans
ACTION: APPROVED WITH REVISED FINDINGS AND CONDITIONS
Boardmember St. Onge left the dais.
Philip Glusker and Ken Unger, architect, were present
to discuss the project.
Boardmember Laks outlined the items for discussion
which consisted of the building’s non-characteristic Craftsman style roofline,
lack of articulation, lack of relation to the street, lack of transition to the
neighbors, and the massing of the stair enclosure.
Chairperson Laks clarified that the drawings were
drawn to scale but the north elevation appears to have a very high façade along
the stair enclosure.
Boardmember Oliveras stated that the narrow lot size
is problematic for any construction.
Boardmember Oliveras stated that the abandoned house next door is
designated for demolition and any new neighbor most likely will construct to
the maximum height allowable.
Boardmember Abelson is in support of the project and
suggests that the five-gallon plants be substituted with 15-gallon plants.
Vice-Chairperson Zeballos clarified that the front
and east elevation rooflines are finished with siding and a fascia board and
stated his support of the project.
Chairperson Laks is in support of the project and
stated the project is well-articulated with respect to the proportions of the
fenestration.
Chairperson Laks made the motion to approve the
project with revised findings and conditions.
Vice-Chairperson Zeballos seconded the motion which
was approved by voice vote.
Boardmember St. Onge returned to the dais.
7.12 ARB 01-322, 609 Palisades Beach Road: Single Family
Residence
Approval of Modification to a Previously Approved
Building Design, Colors, Materials and Landscape Plan
ACTION: APPROVED WITH STAFF CONDITIONS
Peter Hamilton was present to discuss the project.
Boardmember Oliveras clarified the removal of the
pre-cast concrete quoins facing Palisades Beach Road, but the overall mass and
articulation of the building has not changed.
Boardmember Abelson clarified the reconfiguration of
the Queen Palm trees at the rear yard and the replacement of the previously
approved decomposed granite within the front yard setback.
Chairperson Laks made the motion to approve the
project as stated in the staff report.
Vice-Chairperson Zeballos seconded the motion which
was approved by voice vote.
7.13 ARB 01-287, 523 - 527 Raymond Avenue:
Multi-family
Approval of Building Design, Colors, Materials and
Landscape Plans
ACTION: CONTINUED DUE TO LACK OF QUORUM
7.14 ARB 01-182, 2520 Virginia Avenue:
Multi-Family Dwelling
Approval of Building Design, Colors and Materials
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
Boardmember St. Onge left the dais.
Mark Levitz was present to discuss the project.
Chairperson Laks suggested the applicant bring photos
that would demonstrate elevated views of the building in relation to the
adjacent properties and would clarify the building articulation and
fenestration. The front elevation stair
landing is unclear, and the arches and columns appear thin and narrow. The metal work also requires more detail.
Vice Chairperson Zeballos clarified that the
application is for the change of a one-story building to a two-story building.
Information regarding adjacent buildings would clarify the application. The street façade is uninviting with minimal
windows, and the relationship between the arcade and the building is
unclear. The project incorporates too
many colors and elements.
Boardmember Oliveras stated that the drawings lack
detail and shadows.
Mr. Levitz asked for a continuance.
Chairperson Laks make the motion to continue the
item.
Vice-Chairperson Zeballos seconded the motion which
was approved by voice vote.
Boardmember St. Onge returned to the dais.
7.15 ARB 01-325, 1027 Tenth Street: Multi-family
Condominium
Approval of Building Design, Colors and Materials
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
Hassan Majd was present to discuss the project.
Chairperson Laks stated that the existing building
has beautiful features, proportions, and arcades. The front elevation is not pedestrian
orientated. There are no elements that
reflect the building elements that are to be removed such as columns and
archways. Boardmember Laks is not in
support of the project as currently presented.
Vice-Chairperson Zeballos stated the building is not
interesting and does not reflect the conditions that were defined by the
Planning Commission. The pedestrian
orientation is poor, and the windows and guardrails lack detail and appear out
of proportion with the massing of the building.
The front façade and exterior courts and spaces are not defined.
Mr. Majd asked for a continuance.
Chairperson Laks made the motion to continue the
item.
Vice-Chair Zeballos seconded the motion which was
approved by voice vote.
7.16 ARB
01-293, 118 Wadsworth Avenue: Multi-family Remodel
Approval of Building Design, Colors and Materials
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
Councilperson Ken Genser left the dais.
Larry Miner, Dan Zarlengo, and Eric Linzmeyer were present
to discuss the project.
Chairperson Laks asked for clarification of the roof
shingle submission and suggested a shake application. Chairperson Laks suggested looking at Sea
Ranch in Northern California as a resource for colors and material selection.
The applicant claimed that the wind rating, height,
and moisture factors were important factors in choosing the asphalt shingle.
Boardmember St. Onge stated the iron railings improve
the building.
Vice-Chair Zeballos stated the Colonial style utilizing
the traditional rails and light fixtures do not complement the building.
Boardmember Abelson stated that the color does not
enhance the building.
Boardmember Oliveras stated the window selection is
massive, and the shingle color selection does not contribute to a cohesive
design theme.
The applicants asked for a continuance.
Chairperson Laks made the motion to continue to item.
Vice-Chairperson Zeballos seconded the motion which
was continued by voice vote.
7.17 ARB 01-314, 1048 Third Street: Multi-family
Condominium
Approval of a Modification to a Previously Approved
Landscape Plan
ACTION: APPROVED WITH REVISED CONDITIONS
Manny Mobasseri was present to discuss the project.
Boardmember Abelson clarified that the revised
planting plan included in the pre-mailed packet is the current planting plan.
Boardmember Abelson made the motion to approve the
project as stated in the staff report with the following condition:
1. Item #A (FAX sheet) will be the
planting plan implemented and the trees to remain 15-gallon Pink Melaleuca in
lieu of a 24-inch box.
Vice-Chairperson Zeballos seconded the motion which
was approved by voice vote.
7.18 ARB
01-311, 1218 Third Street Promenade: Apple Computer
Approval of Building Design, Colors, Materials and Sign Plans
ACTION: WITHDRAWN FROM AGENDA AT THE APPLICANT’S
REQUEST
7.19 ARB
01-300, 314 Santa Monica Boulevard: Two Lips Shoes
Approval of Building Design, Colors, Materials, Sign
Plans and Sign Adjustment
ACTION: CONTINUED AT THE APPLICANT’S REQUEST
Anke Hamalian was present to discuss the project.
Chairperson Laks defined the proposal as an
individual storefront application, and that this application will dictate a
pedestrian-oriented pattern for future applicants in the subject building.
Boardmember Abelson suggested the owner of the
building coordinate a cohesive sign program for the three tenant spaces. The window system should also be
coordinated. Boardmember Abelson also
suggested that the accuracy of the drawings be examined before any future application.
Boardmember St. Onge stated that the extra window
height provides more exposure for signage and will contribute more light are
air into the store.
Vice-Chair Zeballos noted inconsistencies in the
drawings.
Mr. Hamalian asked for a continuance.
Chairperson Laks made the motion to continue the
item.
Boardmember St. Onge seconded the motion which was
approved by voice vote.
7.20 ARB
01-316, 1809 Olympic Boulevard: Post-Production Facility
Approval of Lighting Design, Modification of
Screening Requirements and Landscape Plans
ACTION: APPROVED WITH REVISED CONDITIONS
Esther Margulias and David Hibbert were present to
discuss the project.
Vice-Chair Zeballos clarified that the light globe
glass was clear.
Boardmember Oliveras stated that the lighting should
be responsive to neighbors and eliminate extreme glare.
Boardmember Abelson stated that the planting plan is
appropriate with good texture, size, color and placed in excellent locations
with good spacing.
Boardmember Abelson made the motion to approve the
item as stated in the staff report with the following condition:
1. Exterior lighting wattage to be
restricted to 40 watts with frosted lenses added to the fixtures.
Vice-Chair Zeballos seconded the motion which was
approved by voice vote.
7.21 ARB
01-278, 2900 Olympic Boulevard: Revolution Studios
Approval of a Sign Adjustment and Sign Plans
ACTION:
APPROVED ON CONSENT WITH STAFF CONDITIONS
7.22 ARB
01-289, 402 Santa Monica Boulevard: Toys R Us
Approval of Sign Plans and Sign Adjustment
ACTION:
APPROVED ON CONSENT WITH STAFF CONDITIONS
7.23 ARB
01-302, 1608 Montana Avenue: Coldwell Banker
Approval of Sign Plans
ACTION:
APPROVED WITH REVISED CONDITIONS
Boardmember St. Onge left the dais.
Rob Clark was present to discuss the project.
Vice-Chair Zeballos suggested the raceway letters
become aligned with the edge of the canopy allowing the letters to float above
the canopy.
Vice-Chair Zeballos made the motion to approve the
item as stated in the staff report with the following condition:
1. The raceway letters and sign logo on
the canopy move closer to the building wall in order for the sign face to be
flush as possible with the edge of the canopy.
The sign face is not required to be set back further than the edge of
the canopy.
Boardmember Oliveras seconded the motion which was
approved by voice vote.
Boardmember St. Onge returned to the dais.
8. DISCUSSION: Public input
permitted.
a. Ex
Parte Communication
ACTION: CONTINUED TO NOVEMBER 19,
2001 MEETING
Chairperson Laks made the motion to
continue Ex Parte Communication to the November 19, 2001 meeting.
Boardmember Oliveras seconded the
motion which was approved by voice vote.
9. FUTURE BOARD ITEMS: Public input
permitted.
10. REFERRALS TO STAFF: Jonathan
Lait, AICP, Associate Planner outlined the progress being made in the revision
of the ARB application.
Chairperson Laks questioned the
recent lengths of ARB agendas.
11. ADJOURNMENT: Motion to
adjourn was made by Chairperson Laks at 11:55 p.m., seconded by Boardmember
Oliveras, and approved by voice vote.
11-13-2001
M. Bell