Architectural Review Board
Meeting: July 19, 2010
Agenda Item: 7.3
To: Architectural Review Board
From:
Subject: ARB 08-423 to approve the building
design, colors, materials and landscape plans for the construction of a new
mixed-use development consisting of 39 apartment units and 2,500 square feet of
commercial space over three levels of subterranean parking.
Address:
Applicant:
Recommended
Action
It is recommended that the Architectural Review
Board approve ARB application 08-423 based on the findings and subject to the
conditions contained within the staff report.
Executive
Summary
The applicant is proposing a new
six-story, mixed-use building with 39 studio apartments above 2,500 SF ground
floor retail (restaurant) space, and three levels of subterranean parking and
landscaping. This application was
continued on May 17, 2009 due to specific design concerns expressed by the
Board. In light of these specific design review comments, the applicant has
revised the proposal accordingly to further integrate an architectural
hierarchy in the design concept, incorporate a more pedestrian-friendly ground
floor envisioned for the downtown and provide a more comprehensive
set of detailed plans for review. Staff
primarily supports the modifications and finds that the applicant has
sufficiently addressed the concerns of the Board and is recommending approval
subject to the conditions in the report.
Although staff supports some of the
modifications and overall improvement of the details illustrated on the plans
staff remains indifferent with certain elements of the design but finds that
the applicant has made modifications that sufficiently address previously
expressed concerns of the Board and is recommending approval subject to the
conditions in the report.
Background
07AA009: On July 10, 2008, an Administrative Approval was granted for a six-story building containing 39-units, and 2,500 square feet of retail space
08ARB423: On November 17, 2008, the application was continued at the applicant’s request in order to address design concerns expressed by the Board. The applicant revisited the Board on May 17, 2009 and was continued at the applicant’s request to further develop design concepts for the Board.
09AA008: On December 3, 2009, an Administrative Approval was granted for a six-story building containing 39-units, and 2,500 square feet of retail space
Project / Site Information
The following table provides a
brief summary of project data:
|
Zoning District /
Design Guidelines: |
C3 |
|
Parcel Area (SF): |
7,500 SF |
|
Parcel
Dimensions: |
75’ x 100’ |
|
Existing On-Site
Improvements (Year Built): |
35,290 SF
office/church (1978) |
|
Historic Resource |
Existing building
is not listed on the City’s Historic Resources Inventory |
|
CEQA |
The project is
exempt from the provisions of the California Environmental Quality Act (CEQA)
pursuant to Section 15061 (b)(3) |
|
Adjacent Zoning
& Use: |
North C3,
office South C3,
office East C3,
office West C3,
office |
|
Landscape Plans |
·
Complies with the City’s Water Conservation Ord. ·
Irrigation design complies with Water Conservation Ord. |
|
Transportation |
·
Circulation has been reviewed and approved by Transportation
Management Division on June 13, 2008 |
Analysis
This application was previously reviewed by the Board on November 17,
2008 and May 17, 2009 where Board members noted the inconsistency of the plans,
general lack of detail, and need for further design development. The Board felt
that the overall idea behind the project design was still unclear and that
additional detail and information was needed to comprehend the design.
The applicant is proposing a six-story
mixed-use building on the corner of
The project applicant has submitted
revisions to the project, and has responded to the Board’s direction
accordingly.
·
Ground
Floor Design
The applicant has revisited the
ground floor design and appropriately adjusted the ground floor ceiling height
to comply with the 15-feet dimension specified for the downtown design
standards. Furthermore, the applicant
has modified the ground floor tenant space to accommodate a 2,500 SF restaurant
that can maximize the open-air design of the expansive sliding glass
walls. The applicant has also revisited
the circulation within the building to allow for a layout that is more
accessible.
·
Developing
Architectural Concept
. The Board noted that while certain elements
of the building appeared interesting, the overall design concept needed further
development. In response, the applicant
has elected to change the building from a Type-V on top of a Type-I platform to
a Type-I concrete building. While the applicant has made the change in the type
of construction, the building’s general shape and form has not been modified
from previous submissions. The building
features a solid, grounded corner appearance with upright structural columns
that are banded with horizontal balcony areas composed of glass and concrete.
The applicant has further developed the design concept by manipulating
materials that horizontally interlock along the street facing elevations. Specifically, the use of teak stained Ipe wood is most heavily applied along the northern most
portion of the
·
Solar
Roof Deck and Water Feature
The applicant has included a
roof deck area covered by a solar panel canopy for residential use. A new spa amenity has also been introduced to
the project and also provides for an infinity edge that creates a unique
waterfall element that drops to 1-2 stories below. Although the proposed water
feature located on the upper most portion of a 5-story building is creative and
atypical of mixed-use development in the area, Staff’s consideration of the
feature raises potential issues related to noise, fly-away water, appearance of
the façade when the water element is not in operation, and maintenance issues
(i.e. staining, bleaching, birds).
·
Submittal Materials
The applicant provided a more
complete set of plans that depict the floorplans,
colored elevations, material call-outs, sections, project renderings, and
additional details for guardrails, photovoltaic panels, and planting plan.
·
Landscaping
The proposed landscaping plan
involves a continuous line of plant material that edges the building along the
front façade. Staff expressed the
potential for modifying the arrangement of the planters to provide for a more
open and pedestrian oriented corner and meaningful planter areas. The applicant
expressed agreement in making such modifications and Staff has included a
condition to have the applicant work with Staff to modify the design prior to
issuance of a building permit.
In general, the project design has evolved and
improved. However, Staff recommends that he Board pay attention to the
integration of the cascading water element with the building. Furthermore, the
applicant’s response is provided on Sheet A-003 of the submitted plans.
|
DESIGN ELEMENTS |
PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR |
|
Façade |
Stucco, smooth troweled, white color Concrete, structural frame, slabs, and columns Ipe wood siding, teak stained |
|
Windows |
Aluminum frame, clear glazing Glass block, clear |
|
Doors |
Aluminum frame, clear glazing |
|
Roof |
Slip-resistant concrete deck |
|
Lighting |
Not shown on plans – to be submitted as part of plan check |
|
Canopy/Awning/ Trellis |
Photovoltaic panel set on steel posts Patio Partitions, Panelite product |
|
Railings |
Ipe wood, teak Stucco, white Glass, clear Steel (grip rails), clear brushed |
Impact on Historic Resources
The subject property is not listed on the City’s Historic Resources Inventory.
Landscape Plans
Landscape plans are proposed as part of the project. A planting plan, plant legend, elevation drawings and illustrations of the type of plant material proposed are included with the packet. City staff has reviewed and confirmed that the project complies with the City’s Water Conservation Ordinance. The applicant is proposing a uniform series of low growth plantings along edge of the street elevations Arizona Avenue.
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 structure(s) in terms of general architectural design, proposed materials, colors, mechanical screening and/or landscape plans.
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 proposed building is Contemporary in style, and will be finished with a white stucco exterior complemented by ipe wood (stained teak) on certain exterior portions to add variation to the design. Upper story balconies articulate the façade, and the aluminum-framed doors and windows break up the mass of the structure. The project is appropriately pedestrian oriented at the ground floor level with the extensive use of glass sliding façade which creates an open-air dining opportunity along the street. The project incorporated a solar component on the roof which is a positive and sustainable design consideration.
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 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 development successfully integrates the linear qualities and proportions found in the neighborhood, but particularly on the adjacent structure east of the site along Arizona Avenue which creates a consistent and compatible streetscape.
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. Prior to the issuance of a building permit, the applicant shall submit for staff’s review and approval landscape arrangement plans along the street facades. All changes to the plans shall be reviewed and approved by staff.
2. 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.
3.
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: Grace Cho,
Associate Planner
Steve Traeger, Urban Designer
Attachments
A.
Applicant’s Submittal Material