Joint Design Review Body Report

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Joint Design Review Body Report To: From: Cc: Subject: Joint Design Review Body Joint Design Review Body Meeting: October 12, 2017 Agenda Item: 6-A and 6-B Stephanie Reich, AIA.

1 Joint Design Review Body Report To: From: Cc: Subject: Joint Design Review Body Joint Design Review Body Meeting: October 12, 2017 Agenda Item: 6-A and 6-B Stephanie Reich, AIA. LEED AP, Design & Historic Preservation Planner Steve Mizokami, Senior Planner, Landmarks Commission Liaison Certificate of Appropriateness application 17ENT-0195 and Architectural Review Board application 17ARB-0395 for modifications to the previously approved building design, colors, materials and landscape plans for the construction of a new 271-room hotel that includes the retention and adaptive reuse of a City Landmark office building (Santa Monica Professional Building). Modifications to the Landmark building are proposed including additional canopies and signage. In addition, modifications to the new hotel are proposed, including changes to building colors, landscape and hardscape, exterior lighting, and establishment of the overall sign program for the project. Address: Applicant: 710 Wilshire Boulevard Howard Laks Architects Recommended Action It is recommended that the Joint Design Review Body approve Certificate of Appropriateness application 17ENT-0195 and Architectural Review Board application 17ARB-0395 based upon the findings and subject to the conditions contained within this report. Executive Summary The Joint Design Review Body approved Certificate of Appropriateness 14CA-012 and ARB application 14ARB-173 for building, design, colors, materials, and lighting for the proposed Project. A building permit was issued in January 2017 and construction is underway. Since that time, a new owner/hotel operator has acquired the property, and is requesting design changes to better reflect their brand and to improve the design overall. Proposed modifications including the following: Landmark Building o Modifications to the ground floor restaurant and outdoor dining area to allow the restaurant to be raised approximately 18 inches to 2 feet above the paseo with associated railings, awning, and light fixtures; New Buildings o Change the accent color from blue to charcoal gray; o Modifications to the entry canopy shape; o Modifications to landscaping including reconfiguration of the 2 nd floor terrace, the rooftop area, reconfiguration of the fountain in the paseo, and adding planters to the paseo area and a planter around the outdoor dining 1

2 area o Modifications to the hardscape color and pattern; o Proposed sign program to ensure identification of the hotel, restaurant, and retail businesses on the property; and o Modifications to lighting based on changes described above. Background On September 28, 2015 and March 30, 2016, the Joint Design Review Body (JDRB) voted 7-0 to approve Certificate of Appropriateness 14CA-012 and ARB application 14ARB-173, respectively, for building design, colors, materials and landscape plans for the construction of a new 271-room hotel that includes the retention and adaptive reuse of a City Landmark office building (Santa Monica Professional Building), a bridge connection between the Landmark building and the new hotel building, and 15,210 sf of ground-floor retail/restaurant space. A minor modification to the development agreement was authorized on October 6, 2017 approving relocation of food service and alcohol service areas from the basement and 2 nd floors to the roof top of the new hotel building. Design Analysis Modifications to Adaptive Re-Use of Historic Building The historic Professional Building will remain as previously designed with the exception of Restaurant A, the dining on the south elevation (north elevation of the Paseo). Previously, the dining area was shown open to and at the same level as the Paseo, with outdoor dining shown in the Paseo (refer to sheet R004 in previous submittal). Due to the existing condition within the Landmark building, the finish floor elevation will be above the finish floor of the Paseo. As currently proposed, the dining area will extend out into the Paseo, with a perimeter railing. The railing is open, minimal, modern yet appropriate to the Landmark structure. Awnings have been added over these small terraces. The awnings are proposed to be attached on the inside face of the pilasters. A condition has been included to ensure all awnings, lighting and signage be sensitively attached to the historic building to disturb the historic surface as little as possible. The revised configuration of the dining area will continue to activate the Paseo while providing a lively and appropriate use at the ground floor of the historic building. Landscape and Hardscape Design At Grade: The hardscape design previously proposed had a very pronounced and active pattern (see sheet L101 of previous submittal). The current submittal maintains a curvilinear design that is simplified yet remains dynamic (see sheet L101 in current submittal). The curvilinear design extends out to the Public Right-of-Way. The City supports a design that makes a seamless transition for the betterment of the public realm. This feature is shown on the plans but is not a part of the ARB application being considered as it is not within the purview of the JDRB. A condition has been added that requires that any proposed modifications to the public right-of-way shall be coordinated with ARB staff and Public Works as part of the project s off-site improvement plan. For informational purposes, staff would require a dark grey concrete instead of terrazzo for long-term maintenance purposes. The concrete color should closely match the terrazzo color. 2

The fountain and planting configuration has similarly been modified. The fountain has been simplified and appears better integrated into the design.

This will serve to enliven the street and the Paseo.

3 The fountain and planting configuration has similarly been modified. The fountain has been simplified and appears better integrated into the design. Additionally, the outdoor dining area associated with the new hotel building has been more clearly delineated with a complementary curvilinear form close to 7 th Street. This will serve to enliven the street and the Paseo. There are three round planters shown as well- one at the Paseo entry at Wilshire Boulevard, one at the Paseo entry at 7 th street, and one located central in the plaza area between the two buildings, across from the reconfigured fountain. While the planter across from the fountain may serve to enliven the space, the combination of the outdoor dining area divider and the round planters closer to the street appear to inhibit entry into the Paseo. The paseo area is an identified community benefit of the development agreement with the intent of being a public use area. In previous reviews, the JDRB expressed interest in the Paseo being designed to feel open and welcoming to the street in order to maximize public accessibility. To that end, a condition has been added to recommend either the elimination or reconfiguration of these planters. Previously Approved Paseo Entry (7 th Street) Proposed Paseo Entry (7 th Street) 3

The hardscape pattern is similar to the curvilinear terrazzo in shades of gray used in the Paseo to provide a consistent look and feel to the outdoor spaces.

4 Second Level: The outdoor terrace has been further developed for improved function and design. The terrace is adjacent to a meeting room and fitness area, with landscaping on the east edge to buffer the space from adjacent residential uses. The hardscape pattern is similar to the curvilinear terrazzo in shades of gray used in the Paseo to provide a consistent look and feel to the outdoor spaces. Planting shown is complementary in color and form while providing visual interest. These modifications are consistent with the conditions of approval for 14ARB-173, which required that the applicant work with staff to improve the landscaping on the terrace level. In the Board s prior review, there was also discussion regarding relating the landscape concept on the terrace level to the ground floor. Rooftop: The rooftop amenity spaces have also been more fully developed for improved function and design. The dining space has been consolidated on the northern portion, with an outdoor area and bar in the central portion, with the pool and pool deck more fully designed on the southern portion of the roof. In particular, the pool area has a wood deck to the west as a lounge area, and landscaping on the perimeter takes a sculptural approach, providing a variety of types and sizes of spaces conducive to a variety of experience and enjoyment. Each terrace space is more clearly defined and developed and will serve to enhance the overall building design. The plant palette has been simplified somewhat and includes a variety of plants that will work well together in color and form. Included are some dramatic choices such as Dracaena draco and Aloe Cynthia Giddy providing a pop of color. Hotel Entrance Canopy The building entrance canopy has been simplified, streamlined and is better integrated into the overall design. Previously Approved Entrance Canopy 4

Proposed Entrance Canopy Building Color The proposed building color palette has been modified to replace the

edges, the gaps or spaces between buildings, and in the bridge element.

and have the overall effect of a more quiet and elegant building.

5 Proposed Entrance Canopy Building Color The proposed building color palette has been modified to replace the blue color with a charcoal grey in most areas where the blue was previously shown, primarily on the straight edges, the gaps or spaces between buildings, and in the bridge element. The charcoal grey color will reinforce the design concept by creating a sense of shadow in the gap elements, and have the overall effect of a more quiet and elegant building. The canopy or edge detail at the ground floor will be light grey color further integrating this element into the overall building design Previously Approved East Elevation Proposed East Elevation 5

6 Sign Program/Sign Plans A Sign Program is proposed that unifies the signage between the historic and new buildings. A variety of sign types are proposed including wall, window, and projecting signs. All will be installed on the ground level or ground floor façade to identify, inform, and facilitate business identification and wayfinding in and around the site. A SF monument is also proposed along the 7 th Street elevation. The primary tenant, Proper Hotel is identified in the Sign Program while space is identified for all other businesses. The overall sign proposal illustrates restraint and thoughtfulness in regards to size of each sign/sign area and their placement on the buildings throughout the site without impacting important design features. The proposed sign program/sign plans is compliant with the Sign Code. Page 35 of the sign submittal identifies locations of all signs and their associated square footages. The majority of the signs are relatively small and are sensitively placed throughout the site to avoid overconcentration in any one area. The largest sign is the 22 SF wall sign over the entry door of the historic building fronting Wilshire Boulevard, which identifies Proper Hotel. This sign design is simple and purposeful and complements the historic revival style of the Santa Monica Professional Building and the new contemporary hotel building on the same site. Signs proposed on the historic building that primarily front Wilshire Boulevard incorporate neon tubing against white aluminum backplate complementary with its historic context and traditional detailing. Proposes signs for the new building are contemporary in appearance and consist of individual freestanding channel letters on aluminum canopies. Window signs and informational/directions sign are small and discreet. SIGN AREA CALCULATIONS Multi-tenant Buildings Yes (hotel with commercial/retail tenants on the ground level) Existing Sign Program No Permitted Sign Area SF ( SF along Wilshire Blvd; 350 SF along 7 th Street) Existing Sign Area (signs that will remain) None Proposed Sign Area 164 SF (288.5 SF below the maximum allowable area) (this application) Total Sign Area 164 SF Upon Completion Total Number 26 of New Signs Compliance Yes Sign Type: Window Proposed Materials: Monument Sign (1), Wall Signs, Projecting Signs, Signs Matte Brass, Brass with Oxidized Blackened Finish, Aluminum, Gold Leaf Vinyl 6

7 Method of Illumination: Proposed Dimensions (Area): Font: Color: LED-illuminated, face lit, halo lit, neon Various, refer to sign design package GT Walshiem, GT Spectra Gold, Black, Warm Gray, White CERTIFICATE OF APPROPRIATENESS FINDINGS: 1. The proposed alterations would not detrimentally change, destroy or adversely affect any exterior feature of the Landmark property. Rehabilitation and adaptive reuse of the Landmark building in accordance with the Secretary of the Interior s Standards and the Certificate of Appropriateness will make the building safer in light of current building and fire codes, rehabilitate and restore its characterdefining features, and ensure that the Landmark building endures for future generations. Exterior modifications include awnings, lighting, and a railing around the outdoor dining area for Restaurant A. The dining area terrace, railing and awnings are sensitive to the historic building but clearly new and modern and do not provide a false sense of historicism. Signage is minimal complementary and sensitive to the historic structure. The railing, awnings, lighting, and signage for the ground floor dining area of the Landmark building will be attached to the building in a minimally invasive and reversible manner, consistent with the Secretary of the Interior s Standards. Modifications to the hardscape, color and details of the new building will serve to complement the Landmark building. ARB FINDINGS: B. 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. The contemporary design of the new hotel building is complementary to the distinctive features of the Landmark building. The modifications to the building design including revised paving pattern and materials, color, ad details serve to further enhance the design concept and provide a fully integrated design. C. 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 Joint Design Review Body will be used, with modifications improving the design and quality of the architecture. D. The proposed design of the building or structure is compatible with developments on land in the general area. The proposed project has been designed with significant building setbacks to ensure that the mass and scale of the project is compatible with the surrounding neighborhood context. In particular, the revised 7

8 colors and canopy details will serve to better complement the historic building and the surrounding context. E. 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 Joint Design Review Body, and as conditioned, the plans will fully comply with all applicable regulations prior to the issuance of a building permit. CONDITIONS: 1. All lighting, signage and awnings on the historic building shall be attached to the building should be reversible, and disturb the historic surface and materials as little as possible. 2. The terrazzo hardscape that extends out to the Public Right-of-Way as shown on Sheet L101 of the Plans is not a part of this approval. Any modifications to the Public Right-of-Way shall be shown on the Project s off-site improvements plans and shall be coordinated with ARB staff and Public Works. 3. The round planters near the 7 th Street and Wilshire entries into the Paseo shall be relocated to ensure that the entry opening to the Paseo is maximized or eliminated. 4. These approvals are for the plans reviewed on October 12, 2017, which are on file in the City Planning Division, except as amended by JDRB action. 5. These approvals shall expire when the administrative or discretionary entitlements, not including any Subdivision Map approvals, previously granted for the project have lapsed. 6. Prior to the issuance of a building permit, the applicant shall demonstrate that the plans are consistent with the plans approved pursuant to Development Agreement Significant changes to the project s design shall require review and approval of the Joint Design Review Body. Minor changes may be approved administratively pursuant to all applicable Architectural Review Board and Landmarks Commission guidelines. 7. 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 affect less than 150 square feet of area may be reviewed and approved by the Staff Liaison to the Board. 8. All work shall be done in a manner that is consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties. 8

9 The Joint Design Review Body s approval, conditions of approval, or denial of this application may be appealed to the City Council if the appeal is filed with the City Clerk within ten consecutive days following the date of the Joint Design Review Body s determination in the manner provided in SMMC Section Attachments A. Applicant s Submittal Material B. Applicant s March 30, 2016 Submittal Material C. JDRB Meeting Minutes March 30, 2016 D. JDRB Meeting Minutes January 11, 2016 F:\CityPlanning\Share\ARB\STFRPT\SR17\Joint Design Review Body 710 Wilshire 2017 revisions 9

Architectural Review Board Report

Architectural Review Board Report Architectural Review Board Meeting: February 3, 2014 Agenda Item: 7.9 To: From: Subject: Architectural Review Board Steve Traeger, Principal Urban Designer Scott Albright,