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Architectural Review Board Report

Architectural Review Board Meeting: July 1, 2019 Agenda Item: 8.3

To: Architectural Review Board

From: Scott Albright, Senior Planner Cc: Stephanie Reich, AIA, LEED AP, Design & Historic Preservation Planner James Combs, ARB Liaison Russell Bunim, AICP, ARB Liaison Subject: 19ARB-0075 to approve the building design, colors, materials, and

landscape plans for the construction of a three-story, mixed-use residential and commercial building containing 97,456 square feet of floor area, consisting of 105 residential units, 10,803 square feet of commercial space, and a two level subterranean parking garage. Address: 216-234 Pico Boulevard Applicant: Joe Coriaty – Frederick Fisher and Partners

Recommended Action It is recommended that the Architectural Review Board approve application 19ARB-0075 based upon the findings and subject to the conditions contained within this report. Executive Summary The proposed project is a three-story, mixed-use residential and commercial building containing 97,456 square feet of floor area. The project consists of 105 residential units, 10,803 square feet of commercial space, and a two level subterranean parking garage with space for 231 automobile parking spaces and 185 bicycle parking spaces. Building and landscape design and material, as described in this report, are of high quality and comply with the design review findings. The project design has been revised in response to input received from the Architectural Review Board, Planning Commission, and City staff. Staff recommends approval of the building design and landscape plans. Background Preliminary Design Review The mixed-use commercial and residential project received preliminary design comments from the Architectural Review Board on August 6, 2018. In general, the project was well-received and was appreciated for its scale and overall site configuration relative to its context within the Ocean Park neighborhood. The Board was excited to see the historic “BOWL” sign being celebrated within the overall project design and appreciated the subtle color and geometric references throughout the buildings. The treatment of the proposed Third Street elevation, with the residential units at the ground floor level woven into the streetscape, was positively noted. The Board stated that the project successfully minimized the automobile elements of the project solidifying the pedestrian orientation of

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the streetscape with the courtyards hinting areas of interest.

Rendering of Building Cluster B - as presented to the ARB in August 2018 during preliminary review

Rendering of Building Cluster A - as presented to the ARB in August 2018 during preliminary review

Although positive with its overall feedback, the Board stated that the project could use more refinement to improve its design aesthetic, specifically: • The building directly behind the historic sign needs more interest and color, as it

appears to be too much of a background element; • The differentiation between the east (Building Cluster B) and west (Building Cluster

A) is too subtle and needs to be stronger and that the building should have a stronger building identity. The west cluster needs to be less institutional and repetitive in

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appearance and its elements less rectilinear in shape; and • The Third Street façade needs to be bolder. Planning Commission review and approval On November 7, 2018, the Planning Commission conducted a public hearing to consider the Development Review Permit and Tentative Parcel Map for the mixed-use project, as rendered below. The project had been partially redesigned in response to the feedback received by the Board.

Rendering of Building Cluster B - as reviewed by the Planning Commission in November 2018

Rendering of Building Cluster A - as reviewed by the Planning Commission in November 2018

In general, the Commission had an overall positive reaction to the project, complimenting its scale and massing relative to its location in the Ocean Park neighborhood, and as a transition site along the Main Street corridor. The pedestrian orientation was also thought

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to be well done. The Commission unanimously voted to approve the project but also included specific details for the Architectural Review Board to pay particular attention to in its review:

• The differentiation of each building cluster along Pico Boulevard;

• Building design and articulation at the corners of the project along Pico Boulevard. Building Cluster A needs to be less institutional and repetitive in appearance and rectilinear in shape;

• The Third Street façade of building cluster B needs to be bolder;

• Display more interior masses to make them more apparent as viewed from the public right-of-way;

• Vary the roof massing and roofline;

• Add detailing that reflects the fine-grain and varied character of the Ocean Park neighborhood;

• Make the Pico Boulevard/3rd Street corner of the building more of a prominent element;

• Add vertical elements to break up the horizontal orientation of the buildings;

• Make entryways more pronounced and rhythmic in manner at the pedestrian level along the street;

• Take design cues from the Civic Auditorium and the historic BOWL sign’s

current installation in considering how the sign relates to the building façade such that the sign’s context is apparent; and

• Widen the gap between the building along 3rd Street and the building adjacent

to the BOWL sign to help visually breakup the street elevation of cluster B.

In response, there have been significant and meaningful design changes. The result is a project that is an appropriately scaled series of distinct building masses that respond to their unique context and work in unison to create a pleasant pedestrian experience that activates Pico Boulevard.

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Current Rendering of Building Cluster B – looking west on Pico Boulevard at 3rd Street

Current Rendering of Building Cluster B – looking east on Pico Boulevard from the “heart” of the project.

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Current Rendering of Building Cluster A – looking east on Pico Boulevard, from Main Court Project / Site Information The subject site is located on the south side of Pico Boulevard, between Main and 3rd streets, across the street from the rear portion of the Civic Auditorium, and is bound by two service alleys – Pico Place South along the southern portion of the site, and Main Court on the western side. The overall project site consists of two legal parcels that will be merged into a single parcel. The site is an exceptional location and can be considered a gateway project for both Pico Boulevard and Main Street. However, there is a challenge preserved by its location across Pico Boulevard from the Civic Auditorium, where the “back of house” appurtenances are present and visually dominate the streetscape. The existing freestanding “BOWL” ground sign, also on-site, is a designated City Landmark and is to remain and incorporated into the project design. All buildings and improvements, with the exception of the Landmark sign, have been historically analyzed and considered by the Landmarks Commission and received the necessary clearances for demolition.

Zoning District / Design Guidelines:

MUBL – Mixed-Use Boulevard Low

Parcel Area (SF): 55,689 sq. ft. Parcel Dimensions: Approximately 400’ x 138’

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Existing On-Site Improvements (Year Built):

Existing commercial building (bowling alley) (1959) and two-story mixed use building (1962) to be demolished.

Historic Resource Inventory Status

216 Pico Boulevard is not listed on the Historic Resources Inventory. 234 Pico Boulevard is listed on the HRI as a 5S3. Existing freestanding sign is a designated City Landmark.

CEQA Exempt pursuant to Section 21155.1 as a Transit Priority Project

Adjacent Zoning & Use: North PL– Civic Auditorium. South OP2 – multi-family residential. East MUBL – one-story commercial building West MUBL – three-story commercial office building

Analysis Building Design/Architectural Concept The project is comprised of two groups of buildings that are contemporary in design and clustered around courtyards. They are three-stories, 36’ high and have rooflines which appear varied with the introduction of a saw-tooth design that creates a series of vertical bays, offsetting the building’s length along the street. On the upper floors, the buildings are divided into a series of bays that include rows of balconies that further accentuate its overall horizontality. The project design successfully incorporates the historic sign into the overall concept. The colorful landmarked freestanding sign with its unusual geometric (boomerang) shape becomes a visual centerpiece at the eastern end of the project, appearing as a stand- alone sculptural element. The sign’s red color is strategically incorporated into some of the building recesses as metal panels, as a means of subtly referencing the historic landmark, without the color becoming too overt in its use. Site Planning The project consists of two clusters of buildings (Building Cluster A and Building Cluster B), each framing a central, landscape and amenity-filled courtyard. The clusters are comprised of three-story (36-feet in height) buildings with ground floor retail positioned along the Pico Boulevard frontage, and residential on the upper floors. Residential units are also at the ground floor along the sides and rear of the project including 3rd Street, which is appropriate since this street is primarily residential in character. The two clusters form the edge of a central public plaza, referred to as “the heart”, which would serve as the nucleus of the project, providing generous space for gathering in a landscaped and partially covered setting at the Pico Boulevard frontage. Building Cluster B includes a series of smaller inset retail tenant spaces extending along the ground in the vicinity of the Landmark “BOWL” sign. Building Cluster A has a large café space that takes up the entire Pico Blouelvard frontage. The peripheral corners are transparent with open feel due to the use of glazing at these important visual moments.

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Outside the realm of the public streets, the buildings are primarily residential. Each of the units will face inward toward a respective interior courtyard. The courtyards are actively programmed with some passive landscaped spaces and are largely open to the sky. The ground floor units adjacent to the Pico Place South service alley will have their private open spaces located within the interior courtyard. Access to the upper residential units is from single-loaded corridors that are primarily exterior in setting. On the rooftop, a pool area and another separate rooftop lounge area will be elevated above the project’s ground floor nucleus, adding more vibrancy to this important component and also taking advantage of views towards the coastline, sunsets and the distant mountains, and away from adjacent neighbors. Access to the subterranean garages is from Main Court, which forms the western boundary of the project site. Building Mass and Scale Building Cluster B

• The private balconies on the upper floors of the 3rd Street and Pico Boulevard elevations have been modified, eliminating the projecting design in favor of an inset. These outdoor spaces now appear more like outdoor rooms that are better integrated into the design and give these elevations a residential character that relates well within its context. The balcony on the second floor level helps to further activate the corner.

• The corner building massing has been staggered on the upper floors which

increases the overall porosity of the project. This provides deeper exposure to the interior courtyard and relieves the flat appearance with three-dimensional articulation. Building mass is diminished.

• The massing of the Pico Boulevard elevation is broken down into smaller vertical

components by a saw-tooth arrangement (in plan) on the upper floors, orienting the views of these units westward toward the Pacific Ocean. This treatment also relieves the flat roofline adding a three-dimensional appearance, particularly as perceived from the pedestrian level. This elevation is also articulated with the inset balconies that provide depth and dimension. The storefronts on the ground floor level are inset allowing larger gathering spaces in front of each retail tenant space that heighten pedestrian activation. The historic “BOWL” sign and its unique “boomerang” geometry has a strong stand-alone presence and is subtly referenced in the building design with the incorporation of its deep red color into spandrel panels on the upper floors.

• The rooftop metal trellis has been further setback from the street reducing the appearance of clutter.

• The change in materials at the project’s “heart” to an all-glass treatment has the

visual effect of reducing the building’s length. The deep inset gathering space also provides a generous break in massing as the project transitions into the adjacent building cluster.

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Building Cluster A • The building massing has been staggered on the upper floors which modulates the

Pico Boulevard elevation. The modulation creates private balconies on the upper floors that are inset. The inset of the balconies will be clad with natural cedar wood to provide some differentiation with warmer materials and colors. This wood was also used within the inset of the retail tenant spaces on the ground floor of Building Cluster B and as a horizontal band. This subtle overlapping use of materials helps to unify the building clusters as a singular project.

• The treatment of the building corner at Main Court service alley presents an

expansive glazed surface on the ground floor level and increases the amount of glazing on the upper floors of the west elevation, allowing more natural light into the interior of these upper floor residential units.

Landscape Design The landscaping plans address common areas along the streets, within the project’s heart, and the rooftop amenity areas. The plans indicate a variety of drought tolerant low growth shrubs and ground covers that will add color and texture to the project. Plantings will also be used on the edges of the property to mitigate project potential impacts by acting as screening agents to adjacent residential development. However, the landscape plans only provide a conceptual plan for the treatment of the proposed courtyards. Plantings within these community spaces are critical for creating an amenity space that will be enjoyed by future residents. Staff has added a condition requiring the applicant to present for staff’s review and approval, detailed landscaping plans for both the courtyard spaces. Design and Detailing The concept for this building employs a material palette as shown below. The materials proposed reflect the clarity and simplicity of the project design. The use of smooth troweled plaster with metal railings and wood accents seems appropriate. The use of vinyl windows appears out of character for the building, aluminum would be more in keeping with the project design. Additionally, the fascia material of balconies and canopies is shown as plaster, and metal fascia in these locations would provide a crisper detail. Recommended conditions are included.

DESIGN ELEMENTS PROPOSED EXTERIOR MATERIAL, FINISH AND COLOR

Façade Cast-in-place Concrete, smooth finish (natural) Plaster, sand finish (Pearl Necklace) Wood (cedar), sealed (natural) Concrete Screen Block (natural) Metal Panels, smooth (Patriot Red)

Windows Vinyl clad with clear glazing (bronze) Doors Painted metal frames with clear glazing (bronze) Balcony railings Metal pickets (bronze)

Metal panels (bronze) Roof Single-ply built-up Refuse Screening Metal louvers, painted (bronze)

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Lighting Ingrade uplighting Surface mounted linear fixtures

Impact on Historic Resources The subject property is not listed on the City’s Historic Resources Inventory. Code Compliance In the processing of the project’s development review permit, staff conducted extensive preliminary review for compliance with the Zoning Code, including the base district’s development standards, mixed-use design standards and Tier 2 requirements. There do not appear to be outstanding issues that could potentially affect the plans and result in significant changes to the project’s design. A complete code-compliance review will occur when 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 Planning Commission determined that this project is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 21155.1 of the CEQA Guidelines, which exempts a special class of Transit Priority Project (TPP) determined to be a Sustainable Communities Project (SCP) by the local jurisdiction. The proposed project meets all of the necessary requirements set forth in Section 21155.1 as a Sustainable Communities Project and, therefore, is exempt from CEQA. Summary The project design has significantly improved since preliminary review by the Board. The revised design thoughtfully responds to the prior comments made by the Board and addresses the concerns of the Planning Commission as discussed during its review of the project. The staggered massing on the upper floors modulates the elevation and roofline along Pico Boulevard. Further articulation is provided by inset private balconies on the upper portions and recessed retail storefronts at the ground floor level. The use of wood cladding on portions softens the material palette and introduces a natural color to the project. The project better integrates into its residential context of 3rd Street by orienting units outward toward this residential street. The proposed design is recommended for approval subject to the findings for approval a below, and subject to the conditions outlined, including the submittal of more complete landscape plans. 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 its design is a complete architectural concept expressed through a strong corner element, patterns of solids and voids, differing window sizes, and pedestrian-oriented ground floor commercial space. The design employs a palette of high quality materials and varying forms that are appropriate for the mix of commercial and residential uses.

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

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appearance and value in that the building will use high quality material such as broad board concrete, planters, dual pane insulated glass, a combination of decorative metal materials, and outdoor living area that exceeds requirements, as 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 in that it is similar in height and massing to other area developments along Pico Boulevard and within its context within the Ocean Park neighborhood. The building is consistent with the design and use objectives articulated in the Land Use & Circulation Element (LUCE) for the Mixed-Use Boulevard Low district in which it is located.

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.

CONDITIONS: 1. Prior to plan check submittal, project plans shall be modified to show aluminum

windows rather than vinyl clad shown.

2. Prior to plan check submittal, details at balconies, canopies, porches and other typical details shall be reviewed by planning staff. Metal shall be used for balcony and canopy fascia.

3. Prior to plan check submittal, detailed landscaping plans for both the courtyard spaces shall be submitted for staff’s review and approval.

4. 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.

5. 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.

6. 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

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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 SMMC 9.61.100. Attachments A. Applicant’s Submittal Material F:\CityPlanning\Share\ARB\STFRPT\SR19\19ARB-0075 (216-234 Pico Boulevard) New MU 105 Units.docx