Architectural Review Board Report

Transcription

1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: July 31, 2017 Agenda Item: 7.3 Rathar Duong, Associate Planner, ARB Liaison, and Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner 17ARB-0211 to review pool deck remodel, ground level landscape, and lighting plans for existing multi-family high-rise condominium buildings, Ocean Towers. Address: Applicant: 201 Ocean Avenue Kristen Fritz, SQLA Recommended Action It is recommended that the Architectural Review Board approve ARB application 17ARB-0211 based upon the findings and subject to the conditions contained within this report. Executive Summary The proposal is for improvements to the landscape, pool deck and lighting design of existing 16-story, multi-tenant condominium towers. The proposed redesign incorporates a new drought tolerant landscape palette throughout the site, enhanced and expanded amenities on the second floor/podium level pool deck and new lighting. These changes will improve the appearance, enjoyment, livability, and year round use of all outdoor areas. The proposed deck and landscape remodel represent a significant improvement over the existing condition. Staff recommends approval of the proposed modifications to the landscape features, pool deck, and lighting with conditions and findings contained in this report. Background 13ARB-039: 14ARB-0305: On February 21, 2013, the Architectural Review Board approved a monument sign for the high-rise condominium complex. On October 6, 2014, the Architectural Review Board approved the pool deck remodel, landscape, and irrigation plans for the high-rise condominium complex. The approved project was never initiated and has expired. Project / Site Information The subject site is an irregular-shaped lot located on the northeast corner of Ocean Avenue and San Vicente Boulevard. The parcel was developed in 1971 with two16-story 1

2 multi-family residential high-rise buildings containing 305 dwelling units over three levels of subterranean parking. The site is surrounded by single- and multi-family residential buildings and Palisades Park. The following table provides a brief summary of project data: Zoning District / Design R4 (High Density Multi-Family Residential) District Guidelines: Parcel Area (SF): Approximately 99,000 square feet (2.27 acres) Parcel Dimensions: Approximately 220 x 450 Existing On-Site Two, 16-story residential towers (1971) Improvements (Year Built): Historic Resource Existing building is not listed on the HRI, but on the draft Inventory Status HRI CEQA Exempt pursuant to Section (b)(3) Adjacent Zoning & Use: North Single- and multi-family residential buildings in the City of Los Angeles South R4 (High Density Multi-Family Residential) District multi-family residential buildings East R2 (Low Density Residential) District multi-family residential buildings West OS (Parks and Open Space) Palisades Park Analysis Site and Landscape Design The development consists of two 16-story, high-rise V shaped residential towers on a large irregularly shaped lot at the northeast corner of Ocean Avenue and San Vicente Boulevard. Both towers and a community room sit on top of a deck on the podium level. The buildings and deck occupy a substantial portion of the lot resulting in minimal setback distances from the property line and landscaping on the ground level. The unusually large 30,000 SF deck is a main feature of the site and the only outdoor space. Except for an existing pool and spa, the deck is empty, under-designed and underutilized. The goal of the deck improvement is to encourage year round use within a variety of amenity spaces that appeal to different interests. The deck wraps around both towers with its largest open areas located at the front looking out toward Palisades Park and Ocean Avenue. Under the proposed design depicted on L1.2, the pool is centrally located and is the focal point, while various patios and gardens are woven throughout. More specifically, the deck is broken up into different interconnected zones intended to serve various uses, interests, and activities. Each zone will have a unique seating/lounge area among other amenities. For example the pool will 2

3 be surrounded by chaise lounges and two orb-like pods and will be the deck s largest area. Flanking the pool to the north and south are two Resysta wood decks with shade structures, TVs, green walls, lounge chairs and cantilevered seating. Also proposed is a large multipurpose lawn area at the south end. Smaller seating areas are arranged at the rear of the deck. A variety of landscape designs, water features, and fire pits are introduced and interspersed throughout the deck seating and lounge areas. The proposed arrangement highlights the usability of each area and enables the existing community room at the rear to be easily accessible from all areas. The overall design features, the interconnected activity zones and gardens achieve a human scale appropriate to the 30,000 SF deck. While illustrated on L1-5, the railing system at the deck s edge is not detailed and its materiality specified. The railing shall be simple in design and its detail shall be provided to staff for review and approval prior to the issuance of building permits. Also proposed is replacement of all existing landscape features on the ground level. The existing planting consisting of ficus trees, pygmy palms, umbrella trees, magnolia, and assorted shrubs, lawn, and ground covers will be removed. The replacement will be a variety of drought tolerant plants to achieve a layered design as well visual and textural interest year round. The new landscape palette includes Melaleuca quinquenervia (Cajeput tree), Olea europaea Majestic Beauty (Fruitless Olive tree), Cercidium hybrid desert museum (Palo Verde), Washingtonia filifera (California Fan Palm) and Euphorbia continfolia (Carribean Copper Plant) around the building and selected seating area to achieve verticality and provide shade. While Leucadendron jester (Sunshine conebush), Hesperaloe parviflora (Red Yucca), Agave angustifolia marginata (Carribean Agave), Carex flacca (Blue Sedge), Enchinocactus grusonii (Golden Barrel Cactus) and Senecio mandraliscae kleina (Blue Chalkstick) provides the layering and accent colors which add for an interesting design. Westringia fruticosa morning light (Coast Rosemary) will be planted along the front of the deck facing Ocean Avenue to soften the edge, while existing ficus at the rear will provide added buffer to the adjoining 2-story residential buildings across the alley. The redesigned deck and landscape areas introduce a new and diverse plant palette to the development. The proposed plants offer various heights, textures, and colors resulting in an attractive composition and appropriate to the intended use of its surrounding. The proposed lighting design shown on L2-2 reflects variety in lighting design specific to the activity zone and landscape design. The goal is to highlight important and special features on the ground and deck levels to facilitate and encourage the nighttime use of various amenities. Proposed are uplights in the trees and planters, bollard lights around large open areas, downlights from trellises, and pathway light. The landscape planters along the perimeter/edge of the deck features bollards and tree uplights. The use of tree uplights is prevalent at the rear within existing planters with ficus trees. The deck proximity to the adjoining two-story multi-family buildings to the east (across alley) may create concerns over light spillage onto these lower buildings. A reduction in the quantity, light intensity, and spacing may correct any potential impact. Nine bollard lights are proposed along the southernmost edge of the deck facing Ocean Avenue, closest to San Vicente Boulevard. None are proposed elsewhere along the same 3

4 edge going traveling northward resulting in a more quiet nighttime appearance from the street in these areas. The proposed grouping of light may create a visual disruption of an otherwise dark perimeter. If lighting is required around the multi-purpose lawn area, it may be best to install the light bollards directly on the surface of the deck or in alternative location. Exterior building lighting is also proposed. Sheets E1-1 E1-4 show an exterior lighting proposal with fixture at each floor level. Although we have requested additional information, there are no cut sheets for these fixtures and the proposal remains unclear. However, it appears that there is a fixture proposed at each floor line, with exposed conduit. Although the proposal remains unclear, staff cannot supporting exterior lighting shown as the building is a clean Modernist building that should have a more integrated and finished lighting solution. In addition, the amount of light and glare to the surrounding neighborhood and even the building itself would be a nuisance. A condition has been added to eliminate this exterior building lighting in its entirety. Otherwise, the overall lighting design which include recessed wall light, downlight, linear and strip light, path and underwater light are appropriate to the activity area proposed while highlighting its unique feature and landscape design. Façade Remodel/Architectural Concept The proposed renovation of the existing landscape, pool deck, and lighting design do not modify the building design or its architectural concept. The buildings are designed in the late Modern style. Mass and Scale The existing building s mass and scale will not be changed since no addition and modifications to the building s design are not proposed. Design, Details and Materials The design, details, and materials of the existing building will not be impacted or removed by the deck and landscape remodel. The decking surface, while not visible from the public right-of-way will be finished with square non-slip 24 x 24 porcelain tile in complementary shades of gray (L5-1). The contemporary surface will complement other finishes and features of the remodeled deck. DESIGN ELEMENTS Raised Deck Deck surface Roof Mechanical Screening Refuse Screening Lighting Canopy/Awning/ Trellis PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Composite wood (Resysta) Porcelain tile (24 x 24, various shades of gray) throughout NA NA NA Bollard, tree uplight, recessed wall light, downlight, LED strip light, underwater light, path light Anodized aluminum 4

5 Benches/Seating (at planters) Planters IPE wood Stainless steel, concrete Impact on Historic Resources The subject property is not currently listed on the City s Historic Resources Inventory. However, the proposed and undated HRI identifies this building as a potential resource for its late Modern design. In any case, the remodel of the outdoor deck and landscape areas do not appear to negatively impact, or substantially modify the existing structure. Code Compliance This application has only 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. Any significant changes to the design subsequent to any ARB approval will require Board approval. CEQA Status The project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section (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. Summary The proposed improvements to the deck, landscape and lighting design will enhance the livability of the buildings and usability of the existing deck while adding a human scale within each programed zones. The re-envisioned outdoor spaces, expanded amenities, and new landscape design appeal to all interests and encourage outdoor activities, socialization, relaxation, and year round use appropriate to the building on site. In all, proposed changes represent a dramatic improvement to the existing condition and elevates the design of the Modern buildings. 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 pool, deck, and landscape renovation is comprehensive and elevates the design and usability of the outdoor spaces consistent with the high-rise buildings. The redesigned deck represents a significant update and design improvement that will not be visible from the street or from Palisades Park. 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 such as anodized aluminum, porcelain tile, Resysta decking, stainless steel, and wood are proposed and as 5

6 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 existing buildings will be maintained, but its design will be enhanced through comprehensive deck and landscape remodel. The high quality materials, added amenities, lighting and landscape design will result in an overall upgrade in the appearance of the high-rise buildings. D. The proposed development conforms to the effective guidelines and standards adopted pursuant to Chapter 9.55 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 9.55, 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. Ensure that all required pathways and accessibility is provided in and around the new amenities on the deck area. 2. Ensure the greenwall behind the drybar can be properly maintained. 3. Provide an alternate material to the Resysta material, as that materials is not sufficiently durable. 4. The bollard lights proposed along the edge of the second level deck near the multipurpose lawn area and fronting Ocean Avenue shall be installed directly on the deck surface or in alternative location. 5. The tree uplights in existing planters at the rear along the alley shall be limited in quantity and light intensity and increase spacing between each light to minimize light spillage onto surrounding residential buildings. 6. The exterior building lighting as illustrated on Sheets E1-1 E1-4 shall be eliminated. 7. The railing design shall be simple and a detailed section, attachment, and material shall be provided to ARB staff for review and approval prior to the issuance of a building permit. 8. This approval shall expire when the administrative or discretionary entitlements, not including any Subdivision Map approvals, previously granted for the project have lapsed. If no such entitlements have been granted, this approval shall expire 24 months from its effective date, or 30 months if in the Coastal Zone unless appealed. 6

7 9. Prior to the issuance of a building permit, the applicant shall demonstrate landscape and irrigation plan compliance with the City s Green Building Ordinance standards (SMMC 8.108) 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. 10. Prior to the issuance of a building permit a hydrozone matrix shall be included in the landscape and irrigation plans that describes for each hydrozone the following: the square footage, percentage of total landscaped area, plant type and plant form, hydrozone basis, hydrozone description, exposure or micro-climate, irrigation method, irrigation devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers. 11. 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 SMMC Attachments A. Applicant s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR17\17ARB-0211 (201 Ocean Avenue).doc 7