Architectural Review Board Meeting:
March 1, 2009
Agenda Item: 7.5
To: Architectural Review Board
From:
Subject: ARB 10-059 to approve the design,
colors materials for the addition and remodel of an existing public restroom
facility at the beach.
Address: 2500 Ocean Front Walk (a.k.a. 2525 Ocean
Front Walk)
Applicant: City of
Recommended
Action
It is recommended that the Architectural Review Board
approve ARB application 10-059 based upon the findings and subject to the
conditions contained within this report.
Executive
Summary
The applicant proposes to renovate
the existing public restroom located at the beach in the plaza at the foot of
Ocean Park Boulevard opposite the “tot lot” and Beach Park #1 (the adjacent City park). The existing building is behind Perry’s
concession building. In addition to housing restrooms, this building also provides
offices for the beach parking lot operator.
The building will be renovated to accommodate four unisex family restrooms
with outdoor sinks. Materials were
selected to allow for easy maintenance, long-term durability, and to reflect
the coastal beach environment in terms of colors, textures and finishes, and
include concrete block walls, a perforated aluminum screen wall, fiber
reinforced plastic doors, and a standing seam metal roof with Alaskan cedar
beams.
Background
In accordance with a California
Department of Parks and Recreations Consent Decree, the City of Santa Monica is
undertaking this restroom renovation, along with the replacement of seven other
beach restrooms, to bring the Santa Monica State Beach public restroom
facilities into compliance with the American with Disabilities Act (ADA) by
2010. The initial design concepts were
presented at a community open house and to the Recreation and Parks Commission
in October, 2009; the City Council reviewed the concept design on November 24,
2009 and directed staff to proceed with the design. The project at 2500 Ocean Front Walk is
located in the DP (Designated Park) zoning district and is subject to Architectural
Review Board (ARB) review and approval; the other beach restrooms are not
subject to the ARB process in that the sites are not within a zoning district
and therefore require only a courtesy review by the Board.
Project / Site Information
The following table provides a
brief summary of project data:
|
Zoning District /
Design Guidelines: |
DP (Designated
Parks) District |
|
Parcel Area (SF): |
Approximately 4
Acres |
|
Parcel
Dimensions: |
N/A |
|
Existing On-Site
Improvements (Year Built): |
Beach
amenities, including bike path, Perry’s concession, existing restrooms. Also, offices for beach parking lot
operations and outdoor storage yard. |
|
Mature Vegetation |
None in immediate
project area. |
|
Historic Resource |
Existing buildings
are not listed. |
|
CEQA |
Categorically Exempt
pursuant to Sections 15302 and 15303. |
|
Adjacent Zoning
& Use: |
North DP
- Plaza South DP-
Parking lot operations office and bike path East DP-
Bike path and Parking lot West DP
- Perry’s concession, beach and ocean |
|
Landscape Plans |
N/A |
|
Transportation |
N/A |
Analysis
Building Design/Architectural Concept
The applicant proposes to renovate
the existing public restroom located at the beach in the plaza at the foot of
Ocean Park Boulevard opposite the “tot lot” and Beach Park #1(the adjacent City
park). The existing building is behind
Perry’s concession building. In addition
to housing restrooms, this building also provides offices for the beach parking
lot operator. The building will be
renovated to accommodate four unisex family restrooms with outdoor sinks. These four restrooms will be added to the
north side of the building. The existing
restrooms will be converted to operations and maintenance uses not open to the
public.
The building addition consists
of striped concrete block walls covered with a slightly pitched standing seam
metal roof, with Alaskan cedar beams, that extends from the building to create
a canopy. The doors to the four
individual restrooms are made of fiber reinforced plastic and will be gel
coated in one of a variety of colors. An
8’- 4” high perforated aluminum screen wall with gates at either end is
proposed under the roof canopy and will enclose the restroom entry area. The gates will be locked open during the day
and locked closed at night. A screen
wall also extends between the restroom building and the adjacent Perry’s
concession to enclose the operations and maintenance area not open to the
public.
Materials were selected to allow
for safety, easy maintenance, long-term durability, and to reflect the coastal
beach environment in terms of colors, textures and finishes. The restroom doors are multiple colors so
that replacement doors will not need to match the exact color and shade of the
remaining doors. As illustrated in the
applicant’s submittal materials, the building has been designed to facilitate
passive ventilation and lighting. An
interior LED cove lighting system is proposed to provide additional low level
lighting.
Staff supports this project and believes the key features of the building complement and are well integrated with other developments within the Santa Monica State Beach area, including the seven public restroom facilities that will be rebuilt in addition to this renovation.
|
DESIGN ELEMENTS |
PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR |
|
Façade |
Concrete block, filled and polished (Seashell White) Concrete block, filled and polished ( |
|
Columns and Supports |
Galvanized Steel Columns, painted (Soot) |
|
Doors |
Fiber Reinforced Plastic, gel coat finish (dark orange, spring green and teal blue, gray) |
|
Roof |
Standing seam metal & trim, zinc coated Beams: Alaskan Yellow Cedar Glulam & Decking, (clear seal ) Skylight: polycarbonate, UV coating (clear) |
|
Lighting |
LED cove lighting system installed behind protective screen |
|
Screen Wall |
Perforated Aluminum Screen (clear anodized aluminum) |
|
Other |
Metal screen Wall mounted stainless steel drinking fountain (satin finish) |
Pedestrian Orientation
The increased accessibility and visibility of the renovated public restroom facility will enhance the pedestrian experience at the beach, especially for visitors to the nearby tot lot playground. The screen wall and restroom doors provide privacy and security to facilitate use of the facility by pedestrians.
Neighborhood Compatibility
The proposed design concept and
material palate is consistent with the seven other
Impact on Historic Resources
The subject property is not listed on the City’s Historic Resources Inventory.
The project is Categorically Exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15302 in that it consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced, and Section 15303 in that it consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure.
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.
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 key features of the building, including the concrete block walls, the perforated aluminum screen wall, the fiber reinforced plastic doors, and the slightly sloped standing seam metal roof, complement and are well integrated with other developments within the Santa Monica State Beach area, including the seven public restroom facilities that will be rebuilt in addition to this renovation
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 proposed colors, textures and finishes of the restroom building reflects the coastal beach environment and proposed design concept and material palate is consistent with the seven other Santa Monica State Beach restrooms that are being rebuilt as part of this City project. Additionally, the concrete block walls and painted support columns, and the use of aluminum roof and screen materials, are compatible with the colors and materials of the existing building and the recently renovated Perry’s concession.
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 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 9.32, 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 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 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 9.32, Section 9.32.160.
Prepared by: Steve
Traeger, Principal Urban Designer
Attachments
A.
Applicant’s Submittal Material
B.
November 24, 2009 City Council Staff
Report