CITY OF SANTA MONICA
CITY PLANNING DIVISION
DATE: October 21, 2002
TO: Architectural Review Board
FROM: Planning Staff
SUBJECT: ARB 02-036, 133 Fraser Avenue: Single-Family Residence
Approval of Building Design, Colors, and Materials
APPLICANT: Jill Soffer
PROPERTY OWNER: Jill Soffer
The applicant requests Architectural Review Board approval for the proposed design of a 390-square foot master bedroom and bathroom addition to an existing single-family residence.
Approve with conditions.
Zoning District / Relevant Specific Plans or Guidelines
R2R (Low Density Duplex) District / None.
Historic Resources Inventory Designation
Properties in the South Beach Tract, including the subject property, are listed on the City’s Historic Resources Inventory as a Class 5D1 (not eligible for the National Register, but appears to be a contributing structure to a potential local historic district, the South Beach Historic District). An historic evaluation indicates that most of the buildings along Fraser Avenue are not individually historically significant; it is however, the scale and character of the beach cottages as a whole that are potentially significant.
Although the circa 1901 building retains its overall design, its façade materials have been changed over time. The wood siding has been replaced by stucco, the open front porch has been enclosed, and many of the windows have been replaced. Overall, the design of the proposed second story addition respects the historic significance of the existing house. Although staff is concerned with some of the design details such as the stucco and cable balcony railing and roof eaves, staff believes that the proposed project would not adversely affect the ability to designate this area as a historic district in the future.
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301(e)(1) of the State Guidelines in that the project involves the construction of a second story, 390 square foot addition to a single family dwelling which constitutes a 29% increase in floor area to the existing structure.
Relevant Permit History / Prior Action (ARB)
01VAR-022: A Variance allowing a reduction in the number of garage parking spaces and allowing the roof eves to project into the side yard was approved on November 9, 2001.
MATERIAL, FINISH AND COLOR
Wood trim (Bone China)
Wood Frame Awning Windows below sofit
Wood Frame French Doors w/ clear glass
Asphalt Shingles (Ebonywood)
Horizontal Stainless Steel Cables between 42” high Stucco Walls on Balcony
The existing 1,333 square foot single family home is located on a 35’-3” wide by 94’-3” (3,418 square foot) lot. The existing residence is set back 10’ from the Fraser Avenue property line. The immediate area is developed with a mix of one and two story single-family homes and apartments.
The proposed second story addition will provide a new master bedroom and bathroom, adding 390 square feet to the existing two-bedroom single family home. The project also includes an 87 square foot roof deck on the west side of the bedroom addition. The addition will be set back approximately 9’ from the front of the existing house and will retain the existing hip roof over the single-story portion. The second story will have a hip roof with the same pitch as the existing building. In-lieu of the flared eaves and open rafter tails, the addition will incorporate a sofit eave design. A single row of windows will encircle the addition just below the ceiling/sofit. French doors and matching side windows provide clear glazing along the width of the roof deck. The roof deck is enclosed by a 3’-6” high stucco parapet and a rail consisting of horizontal stainless steel cables.
The project has been reviewed for compliance with applicable regulations and it complies. Variance 01-022 approved the expansion of the single-family home with a one-car garage and one tandem parking space in-lieu of a two-car garage. Variance 01-022 also allowed the roof eaves to encroach into the side yard setback. However, the Building Code prohibits roof eaves from being closer than two feet (2’) to a property line. Although Variance 01-022 allows the eaves to project 16” from the property line, a condition has been added which requires compliance with all pertinent regulations, including the Building Code. Accordingly, the eaves on the east side can extend only 2’ into the side yard.
A significant number of structures on this block have retained the charm and character of the Beach Bungalow neighborhood that was established in the early 1900’s. The size, location, and overall design of the proposed addition complement the existing circa 1901 building, maintaining a desirable architectural character while allowing for the addition. The off-white stucco walls and trim will match the existing building colors and materials. However, staff is concerned with the proposed steel cable railing and believes that a wood handrail with decorative spindles or balusters on the roof deck would be more appropriate.
Planning staff recommends that the Architectural Review Board approve ARB application 02-036 based upon the following findings and subject to the conditions below:
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 size, location, and overall design of the proposed addition, including the hip roof and front and side stepbacks, complement the existing circa 1901 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 design of the proposed addition complements the existing circa 1901 building which is compatible with the mix of one and two-story, bungalow style single-family homes and apartments in the South Beach neighborhood.
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 the plan has demonstrated compliance with all applicable ordinances as reviewed by staff and documented in VAR 01-022 and ZC 01-010.
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 its effective date, unless appealed or otherwise implemented pursuant to applicable municipal regulations.
2. The applicant shall comply with all other provisions of Chapter 1, Article IX of the Municipal Code (Zoning Ordinance) and all other pertinent ordinances and General Plan policies of the City of Santa Monica.
Applicant’s Submittal Material