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, ARB Liaison ARB 13-460 to approve the design, colors, materials and landscape plans for the remodel of an existing 47-unit apartment complex Address: Applicant: 301 Ocean Avenue 301 Ocean A LLC, 301 Ocean B LLC, 301 Ocean C LLC Recommended Action It is recommended that the Architectural Review Board approve ARB application 13-460 based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is requesting architectural review for a proposed façade and landscaping remodel of an existing 47-unit complex within two separate buildings oriented around a central garden courtyard at 301 Ocean Avenue. The proposed site work includes new landscaping and lighting improvements, removal and backfill of the existing pool, construction of ground floor private open space, and a new retaining wall along San Vicente Boulevard. The proposed façade modifications to the two buildings include six (6) new exterior stair towers, remodel of the existing elevator tower, the addition of private open space on upper levels and rooftops, new projected awnings with retractable canvas, and new building façade materials. The proposed improvements greatly enhance the appearance of the existing 47-unit complex, providing an updated appearance that is compatible with the surrounding neighborhood Background Redevelopment of the site was approved in 2010, with an extension of Planning Commission approval occurring in 2013. However, the applicant, a new owner of the site, is requesting a remodel of the property rather than demolition and redevelopment as originally approved. In late 2012, staff approved an architectural review board application for a below grade parking level expansion, window replacement, new walkways, removal of existing trellises, railing replacement and reconfiguration of window openings. The proposed application is the second step to converting the currently vacant complex back to the rental market. 1
Project / Site Information The following table provides a brief summary of project data: Zoning District / Design R4 High Density Multiple Family Residential District Guidelines: Parcel Area (SF): 43,814 SF Parcel Dimensions: Irregular lot Existing On-Site Vacant 47-unit apartment complex (1952) Improvements (Year Built): Mature Vegetation Existing trees to be removed Historic Resource Existing buildings are not listed CEQA Exempt pursuant to Section 15061 (b)(3) Adjacent Zoning & Use: West DP, Palisades Park North R4, Multi-Family Residential building East R2 and R1, Multi-Family Residential buildings South R4, Multi-Family Residential building Landscape Plans Conditioned to comply with the City s Water Conservation Ord. Irrigation conditioned to comply with Water Conservation Ord. The project site is located on a curved triangular shaped property on the southeast corner of Ocean Avenue and San Vicente Boulevard. The relatively flat parcel is within the R4 High Density Multiple Family Residential District and surrounded by a variety of residential uses. A three-story condominium building is located adjacent to the south of the subject property. A two-story apartment building that fronts San Vicente Boulevard and a two-story condominium building that fronts Georgina Avenue are located across First Court alley to the east. Across San Vicente Boulevard to the north, is a 17-story condominium tower; Palisades Park is located across Ocean Avenue to the west. The subject site is currently developed with a vacant 47-unit apartment complex comprised of two buildings oriented around a courtyard with a pool and landscaping. Analysis Building Design/Architectural Concept The proposed remodel will transform the vacant complex into a minimalist contemporary project with white and grey massing accented by rich brown wood and polished metal details. The proposed façade features stucco in white, grey and light brown. Fluted glass is used for railings and privacy glass. Doors and windows match the horizontal wood privacy screens in dark brown. The grey painted steel is accented with a blue tweed retractable awning cover. Extensive landscaping throughout the interior courtyards and along the perimeter of the site are intended to enhance various project perspectives, break up the building massing, provide buffers for the adjacent residential buildings, provide shade, and relate to the adjacent Palisades Park. 2
The proposed site work includes new landscaping and lighting improvements, removal and backfill of the existing pool, construction of ground floor private open space, and a new retaining wall along San Vicente Boulevard. The proposed façade modifications to the two buildings include six (6) new exterior stair towers, remodel of the existing elevator tower, the addition of private open space on upper levels and rooftops, new projected awnings with retractable canvas, and new building façade materials. The proposed site work and façade remodel provide a major overhaul to the design of the building and site while retaining the core structures of the complex. The contemporary style paired with minimalist color palette selections provides an update that modernizes the complex with quality materials. The metal accents throughout the complex, including a perforated metal trellis in the courtyard, add interesting features to provide visual interest to the simplistic building design. Staff recommends approval. Neighborhood Compatibility The proposed façade and site remodel will provide a much needed overhaul to the existing vacant apartment complex. The proposed railing improvements and trellises with retractable awnings provide for an articulated project that is compatible with the surrounding buildings in the neighborhood. Garden terraces and open balconies, along both street frontages, create a pedestrian environment that relates harmoniously to the surrounding residential neighborhood. The landscaping throughout the project also contributes to the residential scale and character of the surrounding area. In addition, the project s contemporary interpretation of the existing buildings, utilizing white and grey stucco fits into the eclectic design styles of the surrounding residential buildings and relates to the many contemporary minimalist buildings found throughout the City. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. In July 2009, the City Council denied an application to designate the property as a City Landmark. 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. An extensive variety of trees, shrubs, and groundcover are proposed to provide a strong color contrast to the proposed white and grey building facades. Plantings throughout the interior courtyards and along the perimeter of the site are intended to enhance various project perspectives, break up the building massing, provide buffers for the adjacent residential buildings, provide shade, and relate to Palisades Park. At the time this report was prepared, the City staff did not have an opportunity to review the project for compliance with the City s Water Conservation Ordinance; a condition has been added to ensure compliance. 3
CEQA Status 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 existing structure in terms of general architectural design, proposed materials, colors, and signage. Code Compliance 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. Building Design DESIGN ELEMENTS Façade Windows Doors Roof Lighting Railings Trellis/Awning/ Canopy Other PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Steel trowel stucco (grey, white, red/brown) Metal clad (dark brown) Clear glass Metal clad (dark brown) Various (see applicant packet) Painted steel frame (cement grey) Fluted glass Painted steel frame (cement grey) Canvas fabric retractible awnings (blue tweed) Perforated metal trellis in courtyard Polished pebbles (black) in courtyard water feature Loose gravel (white) under staircases Covrete pavers (grey and white mixes) for paving 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 façade and site remodel will reinvigorate the project with updated, modern finishes. The project design will incorporate stucco and painted steel to provide a minimalist renovation of the 4
complex that is compatible with the surrounding neighborhood. The intent is to create a rich texture for the project and establish a quality pedestrian level through a carefully planned palette of period and contemporary elements. Low perimeter walls facing both street frontages, a low pedestrian gate along Ocean Avenue, and open terraces and balconies facing both street frontages also provide pedestrian orientation to the project. An extensive variety of trees, shrubs, and groundcover are proposed to provide color against the simple white and grey backdrop and are intended to enhance various project perspectives, break up the building massing, provide buffers for the adjacent residential buildings, provide shade, and relate to 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 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 remodel retains the existing two story massing. The existing two-story buildings will be more compatible with surrounding structures by introducing a white and grey color scheme similar to the surrounding color palate. The extensive landscaping throughout the project also contributes to the residential scale and character of the surrounding area. In addition, the project s contemporary style, utilizing white stucco and metal work fits into the eclectic design styles of the surrounding residential buildings and relates to Spanish courtyard homes found in the general area and throughout the City. 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 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, not including any Subdivision Map approvals, previously granted for the project have lapsed. If no such entitlements have been granted, this approval shall expire eighteen (18) months from its effective date, unless appealed. 2. 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. 5
3. 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 microclimate, irrigation method, irrigation devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers. 4. 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. 5. In the event that any of the approved salvaged materials are unavailable or require replacement subsequent to their installation, the applicant shall provide for staff review and approval similar replacement salvaged materials or materials designed to match the previously used salvaged materials. 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: Rachel Dimond, AICP, Associate Planner Steve Traeger, Principal Urban Designer Scott Albright, ARB Liaison Attachments A. Applicant s Submittal Material Z:\ARB\STFRPT\SR14\13ARB460 (301 Ocean).doc 6