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. 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, including the new Entry Pavilion will be undertaken in such a manner that, if removed in the future, would not compromise the existing structure’s historic form and integrity. 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.