Architectural Review Board Report

Architectural Review Board Meeting: November 5, 2012 Agenda Item: 7.4 To: Architectural Review Board From: Steve Traeger, Principal Urban Designer Laura Beck, ARB Liaison Subject: ARB 12-340 to approve the design, colors, materials for a façade remodel and new entry pavilion for an existing beach club, Jonathan Club.

Address: 850 Palisades Beach Road Applicant: Todd Paolillo, KAA Design Group

Recommended Action It is recommended that the Architectural Review Board approve ARB application 12-340 based upon the findings and subject to the conditions contained within this report.

Executive Summary The applicant proposes to remodel the existing Jonathan Club and create a more formal entryway along the south façade since the main access to the club is from the parking lot along this side of the property. The proposed changes on the west elevation include the addition of a balcony on the second floor, upgrading the existing balcony on the first floor to create a colonnade element that extends to intersect and tie in with the existing 1950’s era post and beam dining room portion of the club, and the reconfiguration and widening of the main exterior stair at the west elevation descending from the first floor to the beach level. The project also includes construction of a new entry pavilion to the south of the building adjacent to the parking lot to replace the existing valet stand and an upgrade of the ADA ramp and widening of the stairs. New light fixtures and an upgrade to the existing landscape are also proposed. The landscape plans are not subject to Board review and are provided for reference.

The building is listed on the City’s Historic Resource Inventory as a building eligible for the National Register and as a contributor to the “Gold Coast” District.

The Board reviewed the project at its October 1, 2012 meeting and expressed concerns regarding the scale and details of the new entry pavilion. The applicant has reduced the overall Pavilion size in both height and footprint. Additionally, the applicant has made minor revisions to refine the profile of the colonnade. Staff feels that the revisions respond to the Board’s concerns while maintaining design features that the Board was supportive of.

Staff supports the overall design and use of quality materials and therefore recommends approval of the proposed building design, colors, and materials based upon the findings and conditions contained within the staff report.

1 Project / Site Information The following table provides a brief summary of project data:

Zoning District / Design Residential-Visitor Commercial (RVC) Beach Overlay Guidelines: (BCH) District Parcel Area (SF): 112,840 SF Parcel Dimensions: ~ 590’ x ~ 190’ Existing On-Site Existing 2-story plus basement and penthouse structure Improvements (Year (1926) Built): Mature Vegetation Mature vegetation exists on-site. Historic Resource Existing building is listed as a building eligible for the National Register and as a contributor to the “Gold Coast” District. CEQA Exempt pursuant to Section 15301, Class 1 and Section 15331, Class 31 Adjacent Zoning & Use: North BPD – Beach Parking South R2B – Single Family Residences East DP – Palisades Park West Beach – Santa Monica State Beach

Landscape Plans Comply with the City’s Water Conservation Ord.

The subject property is a 112,840 square feet parcel located on the west side of Pacific Coast Highway (PCH) at the terminus of the California Incline. The parcel is a through lot with a frontage of approximately 590 feet along PCH and the Beach. The surrounding uses include two-story residential buildings in the R2B District and beach surface parking lots in the BPD District, all through lots with frontage along PCH and the beach.

Analysis Revisions The applicant presented the project to the Board at its October 1, 2012 meeting. The Board members present expressed support for the changes to the west elevation, including the colonnade and stair case reconfiguration, noting that these changes are simple yet elegant; however, the Board members differed on their reaction to the proposed entry pavilion. While some Board members were supportive of the proposed entry design, other Board members felt that the proposed entry pavilion was too tall, and/or that the design features could be simplified. One Board member expressed concern that a simplified design could be too generic. In response to the Board’s comments and concerns, the applicant has revised the entry pavilion.

To facilitate Board review, the applicant has provided an exhibit that overlays the previous design and the new proposal. The form and design features of the entry pavilion remain the same; however the size of the structure has been reduced. The

2 overall scale of the entry pavilion has been reduced proportionally – the width has been reduced by approximately 2 feet, the cupola is narrower, and the height was lowered approximately 2 ½ feet. The lower profile structure provides a greater separation from the existing building. In addition the applicant refined the details of the openings in the entry pavilion. The typical detail is now an unadorned chamfered profile of rectilinear punched plaster openings. The four openings which demarcate arrival and exist use the same chamfered profile but “ceremonially expressed as archways”. The main archway has been proportionately scaled down with the entire entry pavilion.

As discussed in the October 1, 2012 staff report and repeated below, staff feels that the proposed entry pavilion is compatible with the existing historic building and the project is consistent with the Secretary of the Interior’s Standards in that the overall building form, structure and remaining character defining features will be retained.

In addition, the applicant has further refined elements of the colonnade. According to the applicant, “the railing and abstracted baluster language at the colonnade’s uppermost, open sky roof terrace has been broadened and aligned with the colonnade openings below. Less staggered vertical edges further simplify the overall colonnade silhouette into a few very strong, minimal lines with crisp, contemporary plaster edges.”

Conclusion The overall shape and scale of the remodeled building will remain the same, maintaining the existing hierarchy of rooflines and building openings of the subject building. No interior improvements are proposed and no new doors, windows, or alterations to existing openings are proposed as part of this project. The new columns and colonnade reinforce the existing building structure and proportions. Additionally, staff feels that the revised entry pavilion addresses the Board’s concerns.

Building Design/Architectural Concept The following is the summary of the project as presented in the October 1, 2012 staff report:

South Elevation (parking lot):

New stand-alone Entry Pavilion proposed to replace existing structure. The structure is open on all four sides and features a tiled roof cupola in the center, a heavy timber trellis to the west and a lower tiled roof extension to the east. Materials are smooth-troweled lime wash plaster, clay tile roof, and bronze colored vertical metal picket guardrails. The primary entry is an arched opening.

3 Replace and reconfigure existing ADA ramp and railings to conform to current codes. Walls and vertical surfaces will be lime wash painted, smooth-troweled plaster finish matching the overall plaster pallet of the new Entry Pavilion.

No interior improvements are proposed. No new doors, windows, or alterations to existing openings with specific emphasis to preserving vintage elements of the south elevation.

The existing ±9’ hedge along the east edge of the parking lot will be extended across the lower portion of the entire south facade to further screen existing large, obtrusive transformers, utility and mechanical equipment which distract from the remaining historic façade elements visible on the upper stories. The hedge will further extend to the west side of the new pavilion to screen existing paddle tennis courts, fencing, and lighting, joining with the existing hedge at the west edge of the parking lot. Other landscape enhancements include planting new trees and shrubs around the entry pavilion.

West Elevation:

New extension to existing first level balcony.

New columns extending from beach level to create colonnade at first level. Colonnade extends further north to intersect and tie in with existing 1950’s era post & beam dining room addition.

New open terrace atop colonnade (expansion of existing balconies) at second level.

New vertical railings at first and second levels and portion of third level.

Reconfiguration & widening of main exterior stair at west elevation descending from first floor to ground / beach level to more formally address beach and improve circulation.

Landscape enhancements include planting of new trees and shrubs adjacent to walkways south of the remodeled staircase.

Neighborhood Compatibility The location and scale of the proposed Entry Pavilion on the subject site has been designed to achieve a welcoming front façade, while ensuring compatibility with the surrounding neighborhood and design of the original building. The new one-story cupola-topped structure is sited with ample setback from adjacent residential properties to the south. In addition, the new second floor terrace and first floor colonnade have been designed to reflect the building’s structure as well as to provide useable open spaces, taking advantage of the ocean and mountain views available from the site.

The overall design creates a beach-oriented, private place that also responds to the social significance of the site. The location, size, massing and placement of the 4 proposed new additions on the site have been designed to be compatible with the surround residential and beach-oriented uses. The design is compatible with the historic materials, features, size, scale and proportion, and massing, protecting the integrity of the property.

Impact on Historic Resources The subject building is listed on the City’s Historic Resources Inventory and due to its social significance, was upgraded from “4D” to a “2D2” designation, meaning that the property is a contributor to the potential “Gold Coast District”. Built in 1926, the original building is a large, rectangular clubhouse sited directly at the sidewalk along PCH, with no setback. The building is two-stories in height, with a penthouse above and beach level basement below, constructed with concrete. Although remodeled and expanded several times, the Jonathan Club has retained its original appearance far more than most beach clubs in the vicinity.

The new features, including the new balcony rails, columns and colonnade and reconfigured staircase are intended to be compatible and not detract from existing features of the potentially historic building. The proposed additions can be differentiated from the original structure by the use of chamfered arched openings, differing proportions of the openings, abstracted corbel details, and simple bronze-finish metal railings. The overall shape and scale of the remodeled building will remain the same, maintaining the existing hierarchy of rooflines and building openings of the subject building.

The proposal is an appropriate and compatible remodel of the existing building and takes into account the historic character, setting, and context of the building as a private social space. The remodel work is compatible in design yet visually differentiated from the existing structure. Further, most of the proposed façade changes will be undertaken in such a manner that, if removed in the future, would not compromise the existing structure’s historic form and integrity. The massing and style of the proposed entry pavilion are intended to reference the building’s original long-abandoned formal arched entry facing PCH. While the proposed entry pavilion will be a prominent feature, the location of the club’s original entry on PCH is well established and ensures that a “false history” is not created by the new entry structure. Additionally, the entry pavilion is a separate structure that does not block views of the existing structure and is “reversible” in that it could be removed. Furthermore, the new entry pavilion would presumably be excluded from any potential landmark designation of the original building. In conclusion, the proposed upgrade is consistent with the Secretary of the Interior’s Standards in that the overall building form, structure and remaining character defining features will be retained.

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 fir reference. The existing hedge along the east edge of the parking lot will be extended across the lower portion of the entire south facade to further screen existing large, obtrusive transformers, utility and mechanical equipment which distract from the remaining historic façade elements visible on the upper stories. The hedge will 5 further extend to the west side of the new pavilion to screen existing paddle tennis courts, fencing, and lighting, joining with the existing hedge at the west edge of the parking lot. Other landscape enhancements on the south side include planting new trees and shrubs around the entry pavilion. On the west side of the project, landscape enhancements include planting of new trees and shrubs adjacent to walkways south of the remodeled staircase. Although the landscape plans are not subject to ARB review, a condition has been added to ensure compliance with the City’s Green Building Code.

CEQA Status The project is categorically exempt from the provisions of California Environmental Quality Act (CEQA) pursuant to Section 15301, Class 1 and Section 15331, Class 31 of the State Implementation Guidelines in that the project involves exterior alterations and additions to an existing building listed on the City’s Historic Resources Inventory with a 2D2 evaluation Code, designed in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. The proposed building modifications will still allow the property to be a contributor to the “Gold Coast” district due to its social significance.

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.

DESIGN PROPOSED EXTERIOR ELEMENTS MATERIAL, FINISH AND COLOR Façade Stucco- smooth troweled, painted (off-white “Spinnaker” with accent color “Sandstone”) Windows No change. Doors No change. Roof Clay roof tile (Redland Clay Tile Co.) 2-piece mission style (Sandstone Blend) Mechanical No change. Screening Lighting Bronze sconce, Restoration Hardware. Canopy/Awning/ Heavy timber on plaster columns, smooth sanded, solid body Trellis stain (Dark Brown) Railings Painted aluminum picket system railing, Kynar powder coat finish (Dark Bronze) Other Concrete paving (to match existing) (Dune- Sandblasted) Stone paving, honed finish (Proto Beige)

6 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 in that the revised facade is representative of good design and is generally consistent with other developments in 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.

C. The proposed design of the building or structure is compatible with developments on land in the general area in that the proposed facade remodel does not affect the exterior massing or articulation of the original building but does incorporate facade modifications that are respectful of and compatible with the original design, consistent with other improvements in the general vicinity and in keeping with the Secretary of Interior’s Standards.

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 sign permit, a detailed sign plan shall be submitted for review and approval by the Board.

3. Prior to issuance of a building permit the applicant shall submit revised plans and/or additional elevation drawings to demonstrate the location of new lighting fixtures subject to staff review and approval.

4. 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). 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 7 devices (including manufacturer, make and model), zone pressure, precipitation rates, zone gallons per minute and controller station numbers.

5. 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 9.32.160.

Prepared by: Steve Traeger, Principal Urban Designer Laura Beck, ARB Liaison Attachments A. Historic Resource Inventory B. Applicant’s Submittal Material