MINUTES
DRAFT
MINUTES REGULAR MEETING OF THE
ARCHITECTURAL
REVIEW BOARD
MONDAY, NOVEMBER 3, 2003
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City Council Chambers, Room 213 |
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7:00 PM |
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1. CALL TO ORDER: The
meeting was called to order at 7:05 p.m.
2. ROLL CALL: Present: Sergio Zeballos, Chairperson
Joan Charles, Vice-Chairperson
William Adams
Rodolfo Alvarez
Howard Laks
Iris Oliveras
Also
Present: Ken Genser, City
Councilperson (arrival 7:10 p.m.)
John Chase, Urban Designer
Stephanie Reich, Urban Designer
Ava Pecherzewski, Associate Planner
Ethan Edwards, Assistant Planner
Margaret Bell, Staff Assistant
Absent: Rick Abelson
3. SECRETARY’S REPORT: Ava
Pecherzewski, Associate Planner, stated that Boardmember Abelson’s absences
have been reported to the City Clerk.
The Landscape Architect appointment discussion from the City Council
meeting of October 28, 2004 was continued to November 11, 2003. Ava Pecherzewski reminded the Board that the
Joint Meeting with the Planning Commission to review the Downtown Design
Guidelines and Multi Family Residential Development Standards has been
continued to Wednesday, November 5, 2004 due to lack of quorum. John Chase, Urban Designer introduced
Stephanie Reich, who will be transitioning to the Urban Designer position as of
November 10, 2003. Ava Pecherzewski
informed the Board that Marika Modungo will be transitioning to the
Architectural Review Board as Liaison beginning December 19, 2003.
4. APPROVAL
OF MINUTES:
a. November 5, 2001
Boardmember Laks made the motion to approve
the minutes as submitted. Chairperson
Zeballos seconded the motion that was approved by voice vote with one
abstention by Boardmember Alvarez.
ACTION:
APPROVED AS SUBMITTED
b. November 19, 2001
Vice-Chairperson Charles the motion to
approve the minutes with one correction.
Chairperson Zeballos seconded the motion that was approved by voice
vote.
ACTION:
APPROVED WITH ONE CORRECTION to page 1, paragraph 2 to read, “Herbert
Katz, City Council Liaison.”
5. PUBLIC
HEARINGS AND INPUT: Public input permitted.
6.
EX
PARTE COMMUNICATION: Chairperson Zeballos and Vice-Chairperson
Charles recused themselves from item 03-ARB-384,
Boardmember Laks spoke with the applicant
for 03-ARB-175,
Boardmember Laks spoke with the applicant
for 03-ARB-384,
Boardmember Oliveras received a phone call
and voice mail from the applicant for 03-ARB-384,
Councilperson Genser noted that he would
leave the Council Chambers for item 03-ARB-417,
7. REVIEWS:
Public input permitted.
A. CONSENT CALENDAR
Chairperson Zeballos made the motion to
approve the Consent Calendar. Boardmember
Alvarez seconded the motion that was approved by voice vote.
Chairperson Zeballos made the motion to move
items 03-ARB-442,
a. Resubmissions:
None.
b. New Submissions:
7.1 ARB03-428,
Approval of Sign Plans
ACTION:
APPROVED ON CONSENT WITH STAFF CONDITIONS
B. REGULAR CALENDAR
a.
Resubmissions:
Councilperson Genser left the dais.
7.2 ARB03-175,
417 Ocean Park Boulevard
Approval of Building Design, Colors, Materials
and Landscape Plans
ACTION: CONTINUED AT APPLICANT’S REQUEST
Ralph Mechur was present to discuss the project.
Three chits were submitted, Mariam Ginzburg, David Auch, and Victoria Graham.
Chairperson Zeballos closed the public hearing.
Boardmember Oliveras expressed concern regarding the roof top decks and stated that while they do conform to the zoning code in the Ocean Park District, the roof decks are not successful. Boardmember Oliveras stated that this proposal is repetitive and not aesthetically pleasing. Boardmember Oliveras also stated that the applicant has responded to the previous concerns of the Board and public with the removal of the stair tower.
Boardmember Alvarez stated that the style of the building does not fit aesthetically with the neighborhood and the composition of the design appears financially influenced, scaled down, and not cohesive. The deck design is not compatible with the remainder of the building.
Vice-Chairperson Charles stated that neighborhood compatibility and aesthetics should factor into the design components. Vice-Chairperson Charles stated that the architect has responded to the previous comments of the Board but the roofline is not visually appealing and ends abruptly. Vice-Chairperson Charles stated that the applicant has stated very clearly his intention and requested a vote and the Board should proceed accordingly.
Boardmember Adams stated that the building has been redesigned and reduced and made significantly smaller by removing the stair towers in response to the Board and public comments. Boardmember Adams stated that this is a modest, acceptable proposal to the removal of the little bungalows. Boardmember Adams suggested raising the plate by two feet to accommodate privacy issues.
Chairperson Zeballos stated that this proposal is utilizing a limited scale, fits into the neighborhood and that the applicant has responded to the previous comments of the Board and public.
Boardmember Laks stated that the applicant has
responded to the members of the public by recalculations, removal of the stair
towers, adjustment of the courtyard, and the adjustment of the second floor
setback. This is a nice project for the
Mr. Mechur asked for a continuance.
Chairperson Zeballos made the motion to continue the item.
Boardmember Alvarez seconded the motion that was approved by voice vote.
Councilperson Genser returned to the dais.
Chairperson Zeballos and Vice-Chairperson Charles left the dais.
7.3 ARB03-384,
Approval of Building Design, Colors, Materials, Landscape Plans and Modification to Pedestrian-Oriented Design Standards
ACTION: TECHNICAL DENIAL
Boardmember Laks acted as Chair in their absence of Chairperson Zeballos and Vice-Chairperson Charles.
Melissa Lingley and Stephen Kanner were present to discuss the project.
One chit was submitted, Paul DeSantis.
Boardmember Laks closed the public hearing.
Boardmember Oliveras stated that the project has not changed since the last submittal and does not fit the typology of a home, resembles an office or a school building, and closes itself from the street. The colors chosen are an attempt to replace a mural. It does not look like market-rate apartments.
Boardmember Alvarez stated his support of the project stating that the design fits in with the community and the design serves a purpose for a large project.
Boardmember Adams stated the
Boardmember Laks stated that this project is urban in character and works with the neighborhood and supports the project.
Boardmember Laks made the motion to approve the item.
Boardmember Oliveras did not support the motion.
Boardmember Alvarez seconded the motion that was not approved by majority voice vote.
Chairperson Zeballos and Vice-Chairperson Charles returned to the dais.
7.4 ARB02-126,
Approval of Marquee Design, Sign Plans and Sign Program
ACTION: REVISED PLANS APPROVED WITH STAFF CONDITIONS
Zack Benedito was present to discuss the project and presented a modification to the previous submittal.
Chairperson Zeballos closed the public hearing.
Boardmember Alvarez stated his support of the revised submittal and the proposed reduction.
Boardmember Oliveras stated her support of the project.
Chairperson Zeballos stated that the proposal is pedestrian orientated to the Promenade, provides visibility, and tastefully presented.
Boardmember Laks made the motion to approve the item.
Boardmember Oliveras seconded the motion that was approved by voice vote.
b. New Submissions:
7.5 ARB03-442,
Approval of Building
Design, Colors, Materials and Landscape Plans
ACTION: APPROVED ON CONSENT WITH STAFF CONDITIONS
7.6 ARB03-455,
Approval of Building Design, Colors,
Materials and Landscape Plans
ACTION:
APPROVED WITH REVISED CONDITIONS
Chairperson Zeballos closed the public
hearing.
Vice-Chairperson Charles stated her support
of the project stating that the colors, movement and activity would set a
standard for the community but expressed concern regarding the landscaping
vines on the
Boardmember Alvarez stated that there is a
compatibility with the ocean expressing a liquid transparency that resembles
the waves of the ocean but expressed concern regarding maintenance and
landscaping.
Boardmember Adams stated that the building
is delightful, translucent, playful, and fluid and has overcome the
motionlessness of a parking structure but expressed concern with the
photovoltaic heights on the roof and the rigidity of the rooftop.
Boardmember Oliveras stated that she thought
the design was lovely.
Chairperson Zeballos stated his support of the
project with the variety of materials and design systems but expressed concern
regarding budgeting and cost overruns to accommodate construction of such a
high quality project.
Boardmember Laks stated that the proposal is
playful, light, and incorporates movement but stated concern regarding the
heights of the storefront awnings.
Boardmember Laks made the motion to approve
the item 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 its effective date, unless appealed or
otherwise implemented pursuant to applicable municipal regulations.
2. Prior to the issuance of a building
permit, the applicant shall demonstrate compliance with the City’s Water
Conservation Ordinance 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.
3. Prior to the issuance of a building permit, the applicant shall submit specifications of areas of the parking garage designated for anti-graffiti protection to the Architectural Review Board liaison and Urban Designer for review and approval.
4. Prior to the issuance
of a building permit, the applicant may, at their discretion, submit revised
elevations showing adjustments to the awnings along the
Boardmember Oliveras seconded the motion
that was approved by voice vote.
7.7 ARB03-357:
1233
Approval of Sign Plans, Sign Program and
Sign Adjustment
ACTION:
CONTINUED AT THE APPLICANT’S REQUEST
Robert Escala was present to discuss the
project.
Chairperson Zeballos closed the public
hearing.
Vice-Chairperson Charles stated her support
of the placement of the signs but expressed concern regarding the can sign with
painted lettering.
Boardmember Alvarez stated that the proposed signage detracts from the aesthetics of the building and does not support signage on the second floor arches and would like to see a cohesive systemic presentation for second story signage, perhaps even limiting upper-level signage to window displays area only.
Chairperson Zeballos stated that the second
story businesses invite a creative challenge for signage as there is no defined
place on the first story for signage for the upper level tenants. Chairperson Zeballos stated that can signs
are not very appropriate for the building and suggested channel letters as a
possibility.
Boardmember Laks stated that the whole
building is poorly signed and lacks continuity and suggested consistent signage
above the doorways because the proposed upper-level signs are not compatible
with the lower level signs.
Boardmember Oliveras does not support second
story signage per City Ordinances and an exception should not be allowed for
this applicant. Boardmember Oliveras
stated that any approved sign program will govern future tenants so consistency
should be a well thought through standard.
Boardmember Adams stated that a consistent
elegant sign program would enhance the appearance of the multi-tenant
building Boardmember Adams also stated
that the can signs would not be appropriate for the building and he expressed
concern that the window signs might be
better.
Mr. Escala asked for a continuance.
Chairperson Zeballos made the motion to
continue the item.
Boardmember Laks seconded the motion that
was approved by voice vote.
Boardmember Oliveras did not support the
motion.
7.8 ARB03-397:
214 Wilshire Boulevard: Knoll
Approval of Sign Plans,
Sign Adjustment and Modification to Previously-Approved Sign Program
ACTION: APPROVED ON CONSENT WITH STAFF CONDITIONS
7.9 ARB03-414: 1334 Third Street
Approval of Building
Design, Colors, Materials and Sign Plans
ACTION: APPROVED WITH STAFF CONDITION
Mark Smeaton was present to discuss the project.
Chairperson Zeballos closed the public hearing.
Boardmember Laks stated his support of the project and stated that it is compatible with the existing building.
Boardmember Oliveras expressed her support of the project stating that it is simple and straightforward.
Boardmember Oliveras made the motion to approve the item with the following condition:
1. This approval shall expire one year from its effective date, unless appealed or otherwise implemented pursuant to applicable municipal regulations. All conditions of approval and the final inspection process must be completed within this timeframe. The applicant shall submit a color photograph of all installed signs demonstrating compliance with the Architectural Review Board approval to the staff liaison, prior to Planning final.
Chairperson Zeballos seconded the motion that was approved by voice vote.
8. DISCUSSION: Public input permitted.
a. Discussion Regarding Adaptation of Corporate Signage in the Santa Monica Environment (RA)
Boardmember Alvarez presented a PowerPoint photo presentation demonstrating a variety of signage size in Europe and Santa Barbara.
b. Election of ARB Chairperson and
Vice-Chairperson (SZ).
Chairperson Zeballos made the motion to
continue this item due to lack of all Board members. Vice-Chairperson Charles seconded the motion
that was approved by voice vote.
9. FUTURE
BOARD AGENDA ITEMS: None.
10. REFERRALS TO STAFF:
None.
11. ADJOURNMENT:
Chairperson Zeballos made the motion to adjourn at 10:35 p.m. that was
seconded by Boardmember Oliveras, and approved by voice vote.
11-12-03
MB