Architectural Review Board Report

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1 Architectural Review Board Report To: From: Cc: Subject: Architectural Review Board Meeting: June 19, 2017 Agenda Item: 7.3 Architectural Review Board Gina Szilak, Associate Planner Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner Rathar Duong, Associate Planner, ARB Liaison 17ARB-0203 to approve the façade design, colors, and materials; landscaping plan; lighting plan; sign program and sign adjustment for a new commercial building for multi-tenant retail and restaurant/café uses. Address: Applicant: 2919 Wilshire Boulevard URB 2919 Wilshire SM, LLC/ Co Greg Fick (Tait) Recommended Action It is recommended that the Architectural Review Board approve application 17ARB-0203 based upon the findings and subject to the conditions contained within this report. Executive Summary Proposed is a new two-story commercial/ food serving 14,999 square foot building with 53 subterranean parking spaces located at the northwest corner of Wilshire Boulevard and Stanford Street. Outdoor dining is proposed along Wilshire and Stanford and on second floor terraces. The design is a fresh modern design with a clear design concept that provides a well-scaled solution and a lively pedestrian environment. Staff recommends approval of the proposal with the conditions contained in this report. Background The existing building (Jerry s Liquor) and site improvements were constructed in ADM0082: Administrative Approval was approved on April 12, 2017 for the proposed retail/commercial project. Project / Site Information The subject property is located at the northwest corner of Wilshire Boulevard and Stanford Street and consists of two parcels with the existing liquor store and a surface parking lot located to the west of the building. The existing building is 5,270 SF in size and approximately 17-feet tall with 50 feet of frontage on Wilshire Boulevard and 130 feet of frontage on Stanford Street. Vehicular access is provided from Stanford Street; pedestrian entrances are provided along both street frontages. Surrounding uses include an office building, retail, and personal services to the east and west, multi-family residential to the north, and multi-level office and retail buildings to the south. 1

2 The following table provides a brief summary of project data: Zoning District / Design Guidelines: Parcel Area (SF): Parcel Dimensions: Existing On-Site Improvements Mature Vegetation Historic Resource CEQA Adjacent Zoning & Use: Mixed Use Boulevard (MUB) District (building parcel) Existing Liquor Store and Parking lot; Total: ~22,120 SF (project site) Irregular One-story building: Jerry s Liquor store and surface parking lot None Existing building is not listed Exempt pursuant to Section (b)(3) North MUB/R2 -Two-story multifamily residential South R2 - MUB - MUB Two-story multi-family residential East Multi-story commercial/ retail West Four-story commercial Analysis Proposed is a multi-tenant commercial building with approximately nine tenant spaces for retail and restaurant/café uses. The building s corner location is highlighted by multiple food serving tenant spaces (2,500 sq. ft. or < each) with entries and transparent storefront on both Wilshire Boulevard and Stanford Street. The applicant proposes a contemporary design with a clear architectural concept, transparent ground floor and outdoor dining that will enliven the corner and the street along Wilshire Boulevard. This project is similar in the design aesthetic as the project at 3032 Wilshire Boulevard (16ARB0396). The Board approved a remodel of the existing structure creating a food court like structure at their January 23, 2017 meeting. We have reviewed the projects together, and believe they will be complementary. Site and Landscape Design The building is setback from both streets for a generous outdoor dining patio creating a pedestrian oriented experience. The proposed two-story structure is appropriate for the site, fits well next to the existing residential structure to the north, and is generally smaller in scale than the commercial development along Wilshire Boulevard. The building is sited on the corner, and the parcel has a three foot grade differential from east to west, with the southwest corner at the low point. The architect has created an inviting outdoor patio with the building setback to give the restaurant/ commercial spaces active outdoor dining, seating with some landscaping. 2

3 The landscaping shown in the perspective is appealing and complements the building design. However, the landscape plans provided are conceptual and hard to read. A condition has been added to require a detailed planting and landscape plan for review. Building Design/Architectural Concept The building design has multiple tenant storefronts to maximize visibility at the corner and along the Wilshire frontage. There is a two story bar building along the north side of the lot clad in a dark wood siding. Along the Wilshire Boulevard frontage, a one story bar building is punctuated with two story Corten Steel elements cantilevered in front with V braces. The multi-level building will include outdoor patio seating at the ground and 2 nd floor levels, a varied roof line that reinforces the building design. Mass and Scale The relative small scale (30 feet maximum height) and mass of the proposed building in comparison with the existing Wilshire Boulevard street scape is in part a factor of the new Zoning Ordinance approved in July It allows a developer s right to maximize the number of 2,500 SF or less food serving tenants. Prior to July of 2015, small food serving uses had a very stringent parking requirement. By allowing smaller food serving uses, the opportunity for creating additional options besides retail are now available. The building s proposed proportion, scale, articulation and fenestration create a distinct, well-designed building. Design, Details and Materials The 2-story bar building is clad in dark wood siding, while the one-story bar is clad in medium grey siding and punctuated by corten steel 2-story elements that cantilever out over the one-story building. The one story bar building has horizontal metal panels in a medium gray color. The color should be lighter to provide greater contrast with the wood siding, closer to what is shown in the renderings. The design is unique as it weaves in and out and use of open railings creates a pedestrian-oriented design. The slope along Wilshire Boulevard requires use of a railing and a change in grade. The corner is designed at grade with the sidewalk, and the open railing with vines is a nice way to handle the grade change, providing an open feel. The outdoor dining activates the street on both the Wilshire and Stanford elevation. Staff recommends a full landscape plan be provided with more planting than shown in the conceptual landscape plan. DESIGN ELEMENTS Façade Windows Doors PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR Plaster, (tarnished silver) Stucco-sand finish, painted (Spruce Blue) Plaster, smooth (Tarnished Silver) Metal Wall Panel (Charcoal grey, Silversmith) Dark wood siding (Black Stain Finish) Rustic Panel (Corten Steel) Aluminum frame (clear anodize) Clear glazing Wood frame, frame (clear anodize) 3

4 Roof Mechanical Screening Refuse Screening Lighting Canopy/Awning/ Trellis Railings/ P Other Flat Metal screen, (black); [Note: all buildings need exterior equipment, which must be screened. The screening design needs to be consistent with the building s architecture.] Concrete Masonry Unit (CMU) wall with metal roof Up/down lights, Flex light strip light, Edge lighting, step kit Halogen & LED Metal wall panel (Charcoal grey, Silversmith) Impact on Historic Resources The subject property is not listed on the City s Historic Resources Inventory. 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. 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. Sign Plans/ Program/ Sign Adjustment A sign program is being established with this application to provide criteria for the future commercial tenants in the building. The proposed sign program applies to identification for the nine tenant spaces associated with the property. SIGN AREA CALCULATIONS Multi-tenant Building Yes Existing New building projects require a sign program. Sign Program Permitted Sign Area 255 SF (170 frontage x 1.5 corner lot = 255 SF) Existing Sign Area (signs that will remain) Existing meritorious pole sign Jerry s Liquor proposed to be removed. Proposed Sign Area (this application) 25 square feet per tenant 8 x 25= 200 SF Two monument signs 5 x 8= 40 x 2 signs+ 80 SF Total Sign Area Upon Completion 280 SF Total 9 wall sign areas + two monument signs= 11 total signs 4

5 Total Number of New Signs Compliance See sign program dated 4/26/17 Requires a sign adjustment for two monument signs per parcel and to exceed total allowable sign area of 255 SF Sign pg. C-1 Walls Sign Copy + Logo Proposed Sign Type: Logo and individual letters on raceway, non-illuminated Proposed Dimensions (Area): 25 square feet including logo Proposed Colors: Brushed stainless steel (tenant spaces x 25 Pg. C-8 Proposed Sign Type: Proposed Dimensions (Area): Proposed Colors: Two monument signs, non-illuminated channel letters 5 x square feet (copy is for two 2 nd floor tenants (suites I & H) ONLY)) may include text and or logo individual cut out letters, ground illuminated for Board formed concrete monument base Sign Program The program calls out style, font, and individual tenant signs options including stainless steel letters mounted to horizontal brushed stainless steel raceway signs with a backer option behind the individual letters but no full back panel or sign can for halo-lit letters. Colors and style of letters proposed would be at the individual tenant s discretion. Staff recommends a more limited color palette be determined. The nine tenants are proposed to have 25 square foot sign allowance which is consistent with our sign policy of allowing multi tents to have a minimum of 25 square feet. As proposed the two single faced monument signs (located at the corner intersection and the property wall perpendicular to the street located along the Wilshire fronting property wall) require a sign adjustment, i.e. the Sign Code allows a maximum of one ground sign per parcels. Two upper level tenants have a pedestrian access via stairs facing Wilshire Boulevard. The sign program has been designed to allow those upper level tenants some sign area. Therefore the sign adjustment is warranted given the unique corner site and project program/organization. Summary The proposal is a pedestrian-oriented commercial/retail/restaurant building that has a strong design concept reinforced with quality materials, and therefore, staff recommends approval. Staff is also recommending the Board make findings for a sign adjustment to allow two ground signs on one parcel. Accordingly, staff recommends approval of the proposal with the conditions and findings contained in this report. 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 the proposed new design is pedestrian-oriented with a strong design concept. Small tenant spaces proposed as restaurant with ample outdoor dining will create a lively frontage along Wilshire Boulevard. 5

6 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 such as IPE wood, Corten Steel metal panels trim/fascia, and clear glass store front systems that reinforce the architectural concept are detailed in the application submittal and as presented to the Architectural Review Board. C. The proposed design of the building or structure is compatible with developments on land in the general area the proposed building enhancements incorporates and outdoor dining promotes an active street frontage which is appropriate and consistent with the variety of commercial in the immediate neighborhood along Wilshire Boulevard. 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. FINDINGS FOR SIGN ADJUSTMENT: A. The strict application of the provisions of this Chapter would result in practical difficulties or unnecessary hardships for the business or property owner which would be inconsistent with the purposes of this Chapter and which would arise from unique physical or topographic circumstances or conditions of project design in that two monument signs are being proposed for site identification of upper level food serving tenants that have no frontage at the ground level. Two monument signs require a sign adjustment. As conditioned, the allocation of sign area between the nine tenants is appropriately distributed so that amount of signage corresponds to the size of the tenant spaces and addresses the need for addition size for a tenant space that do not have direct street frontage at the ground level. Additionally, the Sign Code allowance of 225 SF of sign area is not sufficient for a 22,120 SF corner building with nine tenant storefronts on two building elevations with 170 feet of frontage on Wilshire Boulevard and approximately 90 feet of frontage on Stanford. As conditioned, the allocation of sign area between the nine tenants is appropriately distributed so that amount of signage corresponds to the size of the tenant spaces and addresses the need for addition size for the two upper level tenants that do not have direct street frontage. B. The granting of the requested variance would not constitute a grant of special privilege inconsistent with limitations imposed on similarly zoned properties or inconsistent with the purposes of the zoning regulations in that it is difficult to provide adequate signage for upper level tenants. One additional ground level sign is for exclusive use of the two upper floor tenants. (suite H and I) thereby giving them signage they would not otherwise be afforded. Additionally, the multi- 6

7 tenant commercial building with smaller retail and restaurant/café establishments, there will be with nine tenant storefronts on two building elevations, with 170 feet of frontage on Wilshire Boulevard and approximately 90 feet of frontage on Stanford Street. The code-allowed allocation of 255 SF of sign area is not sufficient to provide adequate business identification and visibility, including for the upper level tenant proposed to have identification on monument signs since these tenants do not have frontage on a public street. C. The granting of the requested variance would not be incompatible with other nearby signs, other elements of street and site furniture and with adjacent structures in that. The sign Code discourages text and logos placed more than 30- inches above the second floor line, however in lieu of additional wall signs, the applicant has proposed two monument signs which require the findings for a sign adjustment. Staff considers the two ground signs appropriate with the site development given the number of tenants and the limited amount of wall space. The proposed sign program and request for two ground signs proposed for the building facilitates the development of pedestrian-oriented uses in a commercial area and creates visually interesting and well-developed building design that is compatible with neighborhoods, responds to the surrounding context, and creates a comfortable pedestrian environment. (LUCE Goal LU15). Additionally, the granting of the requested sign adjustment would not be materially detrimental to the property owners in the vicinity in that in that the proposed sign area for the property will be appropriately allocated between the nine tenants so that the amount of signage for each tenant corresponds to approximately square feet. Furthermore, all signs will be composed of quality materials and installed and illuminated in a manner that will not have visual impacts to nearby commercial and residential property owners in vicinity. The proposed sign program with the additional sign area allotment also addresses the need for additional sign area for two upper level tenants which do not have direct street frontage along either Wilshire Boulevard or Stanford Street. CONDITIONS: 1. Provide a detailed landscape and planting plan for review and approval prior to issuance of a building permit. 2. Provide a more limited color and material palette for the signage to ensure the signage complements the building. 3. The ground floor building shall be clad in metal panel that is varied light gray color to provide contrast with the two-story building element on the north side of the site. 4. Provide details through the cantilevered elements, railing details, column details and other details typical for the project, to ensure high quality implementation. 5. Prior to issuance of a building permit, the applicant shall revised the Landscape and irrigation plans to provide more detailed planting plan that better reflects 7

8 and to rethink the planter at the corner intersection adding vertical plantings as well as upgrading the plan sizes from one gallon to 15 gallon containers. These plans shall be reviewed and approved by Staff prior to issuance of a building permit. 6. 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. 7. The applicant shall submit a color photograph of all installed signs demonstrating compliance with the Architectural Review Board approval to the staff liaison, prior to Planning final. 8. This sign program includes the plans dated April 26, 2017 as modified by these conditions, a copy of which shall be maintained in the files of the City Planning Division. Future signs shall be consistent with such plans, except as otherwise specified in these conditions of approval. Exposed conduit, wiring or transformers are not permitted. Conductors, transformer and other equipment shall be concealed within the building and sign. 9. Prior to the issuance of a building permit, the applicant shall revise project drawings or provide additional and/or supplemental drawings and/or details to provide details of the proposed trach enclosure and add additional landscape plantings subject to staff review and approval. 10. 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 300 square feet of area may be reviewed and approved by the Staff Liaison to the Board. 11. 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. 12. 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. 8

9 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-0203 (2919 Wilshire Blvd.) bdcm and sign.docx 9

MASTER SIGN PLAN AMBERLY PLACE. Carpenter Fire Station Green Level Church Road

MASTER SIGN PLAN AMBERLY PLACE Unless exempt from regulation per Cary s Land Development Ordinance (LDO), a sign permit is required prior to the installation of all wall and ground signs. MSP identifier: