M E M O R A N D U M CITY PLANNING DIVISION PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT CITY OF SANTA MONICA DATE: March 13, 2017 TO: FROM: The Honorable Landmarks Commission Planning Staff SUBJECT: Certificate of Appropriateness 17ENT-0009, 234 San Vicente Boulevard Consideration of a Certificate of Appropriateness for approval of window replacements, roofing, new paint colors; stair tread replacement; a pool house remodel; a new pool cabana; and the installation of new landscaping, hardscape, new replacement fencing, and site drainage for an existing multi-family residential apartment complex that is a Contributor within the San Vicente Boulevard Courtyard Apartments Historic District. APPLICANT: Jeff Appel PROPERTY OWNER: United El Segundo, LLC INTRODUCTION AND BACKGROUND The two-story, 20-unit Villa Vicente Apartments were constructed in 1953 by builder M. L. Riesenberg. The building s architectural style is Mid-Century Modern and has not experienced any discernible alterations that have impacted its historic integrity. The building has a U-shaped plan surrounding an interior courtyard. At the rear of the property is a swimming pool, pool house and garage. The property is a Contributor within the San Vicente Boulevard Courtyard Apartments Historic District ( Historic District ) given its construction year within the Historic District s period of significance (1937-1956) and it containing the signature element of the Historic District, a courtyard, in its layout. The project consists of several cosmetic improvements to the building and site to sensitively modernize the property without compromising its Mid-Century Modern design aesthetic including: new windows, roofing and stair tread replacements paint colors; remodeling of the existing, non-historic pool house; the construction of a new pool cabana; and - 1 -
New landscaping, hardscape and fencing, and site drainage improvements. The applicant has utilized the professional services and advice of a preservation architect, Chattel Incorporated, to develop an approach that is sensitive to the building s architecture and is respectful to the overall character of the Historic District. On September 12, 2016 and January 9, 2017, the applicant presented conceptual plans to the Commission seeking feedback on the overall scope of work and to identify any potential issues of concern. At the latest conceptual review, the Commission expressed appreciation for its on-going involvement in providing design guidance, and was pleased with the overall evolution of the project, particularly the proposed color palette, landscape plan, and accent color at the pool. Commissioners also suggested that the proposed mailboxes be inset into the wall, and that it wouldn t be appropriate to create a faux metallic appearance/finish on the building exterior. Commissioners also encouraged analysis of the screen wall to ascertain the original materials. ENVIRONMENTAL ANALYSIS The project is categorically exempt from the provisions of California Environmental Quality Act (CEQA) pursuant to Section 15331, Class 31 of the State Implementation Guidelines in that the project consists of a façade remodel to a non-contributing Historic District property, which will be done in a manner consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995), Weeks and Grimmer. PUBLIC NOTICE Notice of this hearing was provided as required by Section 9.56.170(c) of the Landmarks Ordinance, with notice sent to all owners and occupants within a 300-foot radius and a newspaper notice published in the Santa Monica Daily Press at least 10 days prior to the hearing (Attachment A). PROJECT DESCRIPTION Building Upgrades The applicant proposes to replace approximately 15 existing jalousie and nonoriginal vinyl-framed, slider windows with aluminum sash and aluminum awning styled windows, utilizing existing openings. All new windows will have operable components. Original windows were steel windows. Aluminum more closely matches original aluminum. Currently, the existing stair treads are worn out and pose a potential safety risk. The applicant is proposing to replace all treads and mid-landings with new Ipe planks. The existing stair stringers, supports and decorative rails will remain intact. - 2 -
All existing built-up roofing material will be removed and replaced with a new Thermoplastic overlay. A four-inch ridgeline will be introduced to assist in drainage. This ridge will not be visible to the public as it will be located below the existing parapet. Based on feedback provided by the Commission, the walls in the vicinity of the mailboxes will be furred out to allow the mailboxes to be recessed into the walls. Paint Colors A new color palette will be introduced to the building consisting of white and gray as the primary colors, with silver presented as an accent color. Along the San Vicente Boulevard elevation, the primary building color will be white, with the existing decorative louvers painted in the silver to highlight these characterdefining elements. The east and west side elevations will be finished in the gray color. The primary color of the courtyard elevations will also be white. Currently the building color is light beige. The new palette is consistent with a Mid-Century Modern style. Pool House Remodel/Cabana Construction The existing non-historic pool restrooms (leaving the pool equipment room intact) is proposed for demolition, and constructing a new pool cabana in place. The proposed cabana will have an open front, but will be protected from direct sunlight by a proposed metal awning. The exposed wall of the cabana will be painted a bright yellow color as an accent. Site Improvements With the exception of mature specimen trees, removal of all other existing plant material is proposed, and a new Mid-Century Modern Garden concept to the front yard setback area along San Vicente Boulevard, and within the courtyard. Within the front yard area, the Mid-Century Modern garden concept consists of a rows of Palo Verde trees softened by rows of shrubs, succulents and decorative grasses. The plant selections are drought-tolerant and will add color and texture to the streetscape. The proposed plantings are low-growth and will not obscure the building s character along the street. The existing radial walkway will be resurfaced with a natural gray concrete finish. The decorative landscape wall will be reconstructed of concrete block with staggered open joints, similar to other landscape walls found on the property. Within the courtyard, two rows of trees (either Olive, Citrus or Strawberry) will be set on the perimeter of a central seating area. Shrubs will be strategically positioned to create garden rooms with decomposed granite surfaces. The existing concrete surfaces will be resurfaced to a natural gray concrete finish throughout. - 3 -
Analysis Since the building is a Contributor within the Historic District, any alterations must be sensitively implemented to protect not only the integrity of the building itself, as a Midcentury Modern representation, but the integrity of the Historic District as well. Most of the proposed changes will not be visible to the public, with the color change and landscaping being the exceptions. The building s fenestration and decorative louvers on the front elevation will remain, as will its distinct script Villa Vicente building identification. Staff has a concern with the use of metallic finishes (silver) on the wood louver elements, creating a false sense of materiality, and suggests a condition be added for the applicant to work with staff to consider other color options for these features. The generous open space along the San Vicente Boulevard street frontage will be enhanced with a new plant palette which will increase the lushness of the streetscape but will not visually overpower the building s Mid-Century design. All of the proposed changes will be done in a manner that is complementary and will not impact the overall integrity of the resource individually, or as a Contributor within the Historic District. As with all requests that may impact a designated City Landmark, the proposed work must be undertaken in a manner that is consistent with the Secretary of the Interior s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Properties. The proposed work includes rehabilitation as the primary treatment associated with the proposed project. The Secretary of the Interior s Standards define rehabilitation as [t]he act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Secretary of the Interior s Standards for Rehabilitation state the following: Standard 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. Standard 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. Standard 3. Each property will be recognized as a physical record of its time, place and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. Standard 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. Standard 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. Standard 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. Standard 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. Standard 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. - 4 -
Standard 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Standard 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Staff has analyzed the proposed project for consistency with the Secretary of the Interior s Standards for Rehabilitation, and believes that execution of the proposed project scope will be done in a sensitive manner that is consistent with the Secretary of Interior s Standards for the Treatment of Historic Properties and will not detrimentally change, destroy or adversely affect any aspect of the streetscape or character-defining feature of the Historic District. The replacement windows are more similar to original windows, the roof is not a character-defining feature and will not be seen; color palette is typical of a Mid-Century Modern design. The applicant s historic consultant has also analyzed the proposal for conformance to the Secretary of the Interior s Standards as well, and also concluded that the it will meet the Standards. A copy of their assessment report is included as Attachment C. CONCLUSION AND RECOMMENDATION Staff recommends that the Commission approve Certificate of Appropriateness 16ENT- 0146 in accordance with the following findings, as required by SMMC Section 9.56.140(c): The proposed project consists of cosmetic improvements to the building and site to sensitively modernize the property without compromising its Mid-Century Modern design aesthetic including new windows, roofing and stair tread replacements and paint colors. Other alterations to non-contributing features of the site include the remodeling of the pool house, the construction of a new pool cabana, and the installation of new landscaping. The building is a Contributor within the San Vicente Boulevard Historic District. All work will be done in a manner that does not negatively impact the residential property and will complement its Mid-Century Modern style. The proposed project is consistent with the Secretary of Interior s Standards for the Treatment of Historic Properties in that the scope of work proposed will will not detrimentally change, destroy or adversely affect any aspect of the streetscape or character-defining feature of the Historic District. CONDITIONS 1. This approval is for the plans dated January 18, 2017, which are on file in the City Planning Division, except as amended by any conditions contained herein. Significant changes to the project design that are within the Commission s purview shall require review and approval by the Landmarks Commission. Minor changes may be approved administratively pursuant to all applicable guidelines and shall be subject to staff s approval and consistent with the findings of fact - 5 -
contained herein. 2. This Certificate of Appropriateness shall be in full force and effect from and after the date of the rendering of the decision by the Commission. Pursuant to Landmarks Ordinance Section 9.56.170(h), this approval shall expire within one year if the authorized work is not commenced. Should the applicant be unable to comply with this restriction, an extension may be granted pursuant to Section 9.56.250 for an additional 180 days maximum. The applicant must request such an extension prior to expiration of this permit. After that time, the applicant will be required to return to the Commission for approval. In addition, this Certificate of Appropriateness shall expire if the authorized work is suspended for a 180-day period after being commenced. 3. This decision may be appealed by properly filing with the Director of Planning and Community Development a Notice of Appeal on a form furnished by the Planning and Community Department. Such notice shall be filed within a ten (10) day time period commencing from the date of the determination. 4. All required Planning and Building Permit approvals shall be obtained. Attachments: A. Public Notice B. Project Plans C. Report from Chattel Incorporated, February 2017-6 -