Architectural Review Board Report

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1 Architectural Review Board Report To: From: Subject: Architectural Review Board Architectural Review Board Meeting: December 15, 2014 Steve Traeger, Principal Urban Designer Grace Page, ARB Liaison Agenda Item: 7.2 ARB to approve the building design, colors and materials to construct a 3-unit apartment building and 239 SF addition to an existing single-family structure in the R2 Zoning District. Address: Applicant: 1423 Franklin Street Jeff Jafari Recommended Action It is recommended that the Architectural Review Board approve ARB application based upon the findings and subject to the conditions contained within this report. Executive Summary The applicant is proposing a modest 239 SF addition to an existing single story residential structure and a new three-unit apartment building on the rear half of the parcel. The Architectural Review Board reviewed and continued the application at its September 16, 2013 and January 6, 2014 meetings. Since the Board s last review, the property owner retained a new architect to revisit the design and address the comments expressed by the Board. Staff believes the applicant has responded to the Board s prior comments regarding the design concept/character, site compatibility and neighborhood context. Staff is recommending a conditional approval of the project. The drafted conditions require the final window schedule to be reviewed and approved by staff prior to the issuance of a building permit. Background 13ARB-244 On September 16, 2013, the Board continued the application for the building design, colors and materials to allow the applicant to address the Boards comments and concerns. On January 6, 2014, the Board continued the application for the building design, colors, and materials to allow the applicant to address the Boards comments and concerns. Project / Site Information The following table provides a brief summary of project data: Zoning District / Design Low Density Multiple Residential R2 Guidelines: Parcel Area (SF): 7,560 SF 1

2 Parcel Dimensions: 48 W x D Existing On-Site 1,075 sq. ft. single family residence (1927) Improvements (Year Built): Mature Vegetation N/A Historic Resource N/A CEQA Categorically Exempt pursuant to Class 3, Section (b) of the CEQA Guidelines Adjacent Zoning & Use: Landscape Plans North: R2, 1 and 2-story, multi-family South: R2, 1 and 2-story, multi-family East: R2, 2-story, multi-family West: R2, 1 and 2-story multi-family Not Applicable The property is located on the east side of Franklin Street between Santa Monica Boulevard and Broadway. The project site consists of a 7,560 sq. ft. lot with vehicular access provided from the rear alley, Franklin Court. The site is located between onestory and two story multi-family buildings of varying architectural style constructed primarily between the 1930s and the 1960s. Analysis Building Design/Architectural Concept On January 6, 2014, the Board reviewed the application and commented on the insufficient quality of the documentation and lacking design concept. The applicant was granted a continuance and asked to provide a more complete submittal/documentation of the project. In previous renditions, the project involved a Contemporary style threeunit apartment building that appeared generic and isolated from the site. Furthermore, boardmembers requested that the applicant provide more information to evaluate the scale and compatibility of the new two-story structure by providing a cross-section drawing and depicting the context of the surrounding development. The new architect was provided the audio recording of the previous meetings and met with staff for introductions and information about the project history. In response to the Boards comments, the design approach has been shifted to incorporate the Spanish architectural style of the existing bungalow on the new construction to yield a more cohesive aesthetic for the project site. The new two-story, three-unit apartment building, is approximately 23-feet tall, with floor plans designed with one five-bedroom unit on the ground floor and two two-bedroom units on the upper level. The parking spaces for the tenants are located in a subterranean garage featuring five parking spaces and two parking surface parking spaces at the rear of the site. All parking spaces are accessed from the rear alley, Franklin Court. Entrances to the three units are located on the north side elevation, with the upper level units accessed by a covered stairway. The apartment façades consists of a Santa Barbara sand float finish stucco walls and roof tile blend of terracotta, maroon and brown tiles. A wood trellis is introduced to the rear elevation and spans across the two surface parking spaces located off the alley. The trellis enhances the elevation and provides an airy carport element for the at-grade spaces. 2

3 A 239 square foot room addition to the existing single family residence is also proposed and designed to match the finishes and colors of the existing residence. A new rustic wood entry door and window are proposed on the front elevation facing Franklin Street. In reviewing the elevation drawings, the windows with mullions are exclusively utilized on along the street facing elevations of the two-story structure. For window uniformity, Staff has included a condition that requires the applicant to revise the window schedule that provides a comprehensive appearance for the two-story structure. One new window is proposed on the bungalow and it is not clear if the proposed window is consistent with the existing window types on the residence. A condition is also added to ensure that the new window match the appearance of the existing windows of the bungalow. The modest addition to the single family structure appears consistent with the scale and massing of the single-story residence. In response to the comments, the applicant has refined the overall project design and supplemented its presentation: The applicant/architect has provided material samples that specify the stucco, roofing, lighting, doors, windows and paint. The materials, textures, colors and finishes are reflective of the Spanish architectural style. The applicant has included a section drawing on Sheet A-04 illustrate the height of the existing residence and proposed two-story apartment building. A photo montage on Sheet RB-1 provides an overview of the existing development pattern in the neighborhood. The images depict parcels developed with both one and two-story buildings along Franklin Street and two story structures along the rear alley, Franklin Court. Staff appreciates the applicant s modified design approach to incorporate the existing bungalow s Spanish architectural style in the appearance of the new three-unit apartment building. The low pitched roof allows for a 23-foot tall, two-story building that does not maximize the height or volume permitted in the R2 zoning district. The roof plan also allows for mechanical equipment to be concealed from view and reduces obstructions in the rear and side yards where HVAC are typically installed. The building forms are well articulated in a neighborhood that is predominantly developed with unarticulated facades and legal, non-conforming setbacks. The proposed addition to the single-story home and new two-story building is consistent with the existing developments along Franklin Street where massing and height are concentrated towards the center and rear half of the parcels. Staff recommends approval of the revised design with the conditions contained in the staff report. Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. Landscape Plans Landscaping is not a requirement for this project. 3

4 CEQA Status The project is categorically exempt from environmental review pursuant to Section (b) of the CEQA Guidelines whereas the project includes the construction of twocondominium units in an urbanized area. 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 Mechanical Screening Refuse Screening Lighting Canopy/Awning/ Trellis PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Stucco, Santa Barbara float finish (Navajo White) Wood clad siding with grids (Terratone Brown with clear glazing) Front residence door, rustic style solid wood (Dark Brown) Apartment doors, classic steel (White) Eagle Capistrano Series (Piedmont Blend terracotta, maroon, brown) Concealed by roof parapet N/A Metal wall lanterns (dark brown) Red cedar wood (brown) 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 building s design is expressive of the existing Spanish style bungalow with its mix of materials and forms, making the building visually compatible within the context of the adjacent neighbors and within the context of the larger units within the vicinity. 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 material as detailed in the application submittal and as presented to the Architectural Review Board will be used. 4

5 C. The proposed design of the building or structure is compatible with developments on land in the general area in that the project design is compatible within the neighborhood through material selection and certain building forms that are common 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 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. 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 provide an updated window schedule and demonstrate a uniform approach to the window style for the single-story bungalow and two-story apartment building. Final window selections shall be submitted for staff review and approval prior to the issuance of a building permit. 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 Prepared by: Grace Page, Associate Planner Steve Traeger, Principal Urban Designer Attachments A. Applicant s Submittal Material B. Staff Reports from 9/16/13 and 1/6/14 F:\CityPlanning\Share\ARB\STFRPT\SR13\13ARB244-3 (1423 Franklin St. Apartments).doc 5

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