SR 10-25-2011 6A10
-DilCity of City Council Report
l Santa Monica
City Council Meeting: October 25 2011
Agenda Item:
To: Mayor and City Council
From: David Martin, Director, Planning and Community Development
Subject: Appeal 11APP -008 of the Landmarks Commission decision to approve
Certificate of Appropriateness application 11CA -005, which allowed
modifications to an approved design for the Town Square park project,
located at 1685 Main Street, subject to conditions.
Recommended Action
Staff recommends the City Council uphold appeal 11APP -008 and approve Certificate
of Appropriateness application 11 CA -005 for the modified design of Town Square park,
on the Landmark City Hall parcel located at 1685 Main Street.
Executive Summary
The applicant and appellant are the City of Santa Monica. On September 20, 2011, the
Landmarks Commission conditionally approved a modified Certificate of
Appropriateness for the design of Town Square park. This action approved design
elements not previously acted on as part of a prior Certificate of Appropriateness review
on May 23, 2011, and considered additional modifications /amendments to the approved
Certificate of Appropriateness in conjunction with the proposed Palisades Garden
Walk/Town Square park project. The modified design proposal includes the retention,
rehabilitation and /or relocation of certain existing historic character defining elements of
the site, in addition to reconfiguring the site topography and grade, the installation of
new landscaping and hardscape materials, a central water feature, new benches and
seat walls, and lighting. In rendering its decision for approval, the Commission attached
conditions requiring specific design - related modifications to the plans: (1) Retention of
all existing decorative in -laid brickwork; (2) Reduction in the number of trees to be
installed in each new tree row; (3) Reduction in the amount of area devoted to
decorative grasses within the lawn areas; and, (4) Redesign of the pedestrian ramps at
the front entry to reflect existing conditions.
The applicant/appellant concurs with conditions 2 and 3, and portions of condition 4,
and has amended the plans, which are included as Attachment H. However, the
applicant/appellant does not support condition 1 and aspects of condition 4, which are
the focus of this appeal. However, while the appeal is specific to these conditions of
approval, the City Council's review of the modified Certificate of Appropriateness is de
novo.
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Background
The Palisades Garden Walk/Town Square park project has two distinct components.
Palisades Garden Walk introduces a new public open space on a vacant six -acre site
located on the west side of Main Street, across from City Hall. Town Square involves
the redesign of the City Hall grounds, approximately one acre in size, and contains the
Landmark Santa Monica City Hall building and other historic character - defining
landscape features. Since the Town Square portion of the project affects a designated
City Landmark, any improvements /changes on the landmark parcel require the issuance
of a Certificate of Appropriateness by the Landmarks Commission.
The new park sites were designed by James Corner Field Operations. The
development of the overall design concept was a collaborative effort with input,
comment and direction provided throughout the design phase by the City Council,
various Boards and Commissions, City Staff, and the public.
The Town Square site is intended to be an inviting public gathering space that is
respectful of its overall historic characteristics and setting, but physically and
aesthetically integrated with the Palisades Garden Walk park and its contemporary
design opposite the site.
The City Council, acting as property owner, has guided the design team on overall
concept development for both Palisades Garden Walk and Town Square. On June 14,
2011, the Council provided direction to the project team to be bold and creative in
designing Town Square to create an innovative design.
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Figure 1 - Modified Rendering of Town Square Park, based on Landmarks Commission input and action on 9/20111
Project Design
The current design plans (Figures 1 and 2) for the site maintain the site's historic formal
symmetry. The key components, detailed more fully below, are:
• a central ceremonial area, with water feature, flanked on each side by linear
concrete walkways;
• expansive lawn /open space areas;
• dual rows of trees; and
• sidewalks on the exterior edges.
The arrangement, dimensions and proportions of these features directly relate to the
architecture of City Hall.
• Central Commemorative Area — This commemorative area is located in the
current Memorial Rose Garden space. The existing rose bushes, turf, memorial
plaques, and flag pole would be replaced with a new water garden that maintains
the same dimensions as the Rose Garden. The water feature consists of 52
"water trays" representative of the rose bushes, each with a water jet bubbler to
add fluidity and movement to the water. The water trays overlap and allow water
to cascade away from City Hall toward Main Street and Palisades Garden Walk
through a steam imbedded into the walkway. Pools of water surrounding the
water trays will contain appropriate plantings, such as water lilies. The concrete
curbing that forms the perimeter of the existing rose garden area would be
replaced in -kind. However, the imbedded brickwork that outlines the garden
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would be removed and its former location referenced with a scoreline in the
concrete. The water feature would be rededicated as a commemorative feature .
and a new plaque installed near the City Hall dedication marker.
Figure 2 -Town Square Park Design — Modified as per Landmark Commission input and action on 9/20111
• Lawn Areas - The existing lawn areas would remain, with their appearance and
functionality altered to enhance sociability of the space. The revised design
would introduce a series of small landscaped hills /berms to the existing flat open
space, interspersed with low concrete seat walls to provide variation to the lawn
topography. Generally, these hills would be planted with turf, although bands of
decorative native grasses and shrubs are proposed closest to the main entry
walkway. These decorative bands have been reduced in size, as conditioned by
the Landmarks Commission, in order to increase the amount of space available
to the public for assembly and discourse.
• Tree Rows - Two rows of pollarded Western Sycamore trees line the lawn edges.
Pollarding is a pruning technique in which a significant amount of the tree crown
is removed in order to encourage a denser, more formal growth pattern. As
conditioned by the Landmarks Commission, the number of trees per row has
been reduced to five. The tree rows correlate to the edges of the existing City
Hall building, minimizing obstruction of the building so that it maintains visual
dominance on the site. The tree rows continue onto the Main Street sidewalk
and the adjacent Palisades Garden Walk park site. Seat walls meander through
the tree rows creating shaded seating.
• Path/Walkways - The existing linear paths that establish the formal geometry of
the City Hall site and help define activity spaces would be maintained in their
respective locations. However, the existing concrete would be replaced with a
warmer tone that references the City Hall tile color while maintaining the current
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scoring pattern dimensions. This concrete would be used throughout the
Palisades Garden Walk/Town Square project. The replacement concrete
material includes an aggregate finish that matches the historic concrete in color,
size and type.
• Front Entry - The highly decorative City Hall front entry would be restored with
the removal of the existing protective blue awning. The brick steps and landing
would be replaced with the new concrete material, scored to visually reference
the former brick. Four freestanding, 6 -foot long, 1 -1/2" diameter steel pipe hand
rails will be installed.
• Pedestrian Ramps — The existing pedestrian ramp on the south side of the
building entry would be redesigned with an elongated pedestrian ramp that will
eliminate the need for a handrail. Per the Landmarks Commission
recommendation, the ramp has been designed to include a planter, a reference
to the existing entry design. This design would be mirrored on the north side of
the building entry. Both ramps would require removal of a portion of the North
and South Demonstration Gardens. The planters flanking the front doorway,
currently planted with junipers, would be replaced with lower profile sustainable
plants.
• Site Furniture — Three wood /steel benches would be placed on each side of the
main walkway. Two additional benches of this design would abut the North and
South Demonstration Gardens. Bike racks are also proposed.
• Lighting - Decorative LED (light- emitting diode) lighting is proposed throughout
the site. The lighting would accentuate key site features to reinforce the design
symmetry during evening hours. The lighting effect would be achieved through
the use of accent lighting under the benches, recessed lighting in the pedestrian
ramp walls, uplighting and adjustable pipe mounted lighting on the Western
Sycamore trees, and spotlighting in the gardens flanking the main entry.
• Flagpole - The existing flagpole within the Memorial Rose Garden is proposed to
be relocated to the vicinity of the southwest corner of the City Hall building. If
necessary, the flagpole could be returned to its former location.
Discussion
Landmarks Commission Action
The Landmarks Commission initially reviewed the Town Square design on three
separate occasions as part of the project's design concept process. In July 2010, the
Commission was introduced to the overall project goals, including the increase of open
space in the Civic Center area, and was invited to participate in the upcoming public
outreach process. In October 2010, the Commission was briefed on several design
concepts that had been developed through public engagement, followed by a December
2010 presentation on the publicly- preferred "Arroyo" concept. Subsequently, since the
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Town Square project affected the City Hall grounds, the Landmarks Commission
supplemented the City Hall Landmark designation and took action to identify the site's
historic character - defining features. This action provided clarity regarding which
features are historically significant and should be treated in accordance with the
Secretary of the Interior's Standards (Attachment G). On May 11, 2011, the
Commission identified the symmetrical configuration and arrangement of the landscape
and hardscape elements at the front of City Hall as its most significant character -
defining feature, and further recognized 15 other features of the grounds as contributing
features.
Figure 3 - Town Square Park Design — Conditionally Approved on May 23, 2011
On May 23, 2011, the Commission held a public hearing on the Certificate of
Appropriateness for the Town Square park design (Figure 3, above). During the
hearing, the Commission noted the iconic nature of the existing landscape and how
much of the site retained its original character. The Commission appreciated the Town
Square's evolution that respected the site symmetry. However, concern was expressed
with specific design features, including the trellis and the lack of plan detail. Overall, the
Commission believed the design needed further refinement, but approved the
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Certificate of Appropriateness with conditions, including a requirement that certain
design features return for Commission approval.
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Figure 4 - Town Square Park Design — Modification #1 - Conditionally Approved on September 20, 2011
The project returned for Landmarks Commission review on September 20, 2011. The
Commission considered the design elements that were previously not acted on as well
as a modified design that was developed based upon City Council feedback, and the
input of other concerned community members that the overall design that the
Commission conditionally approved in May lacked creativity.
The Commission found that the modified design (Figure 4, above) was an improvement
that would activate the space and draw more people into the park. The Commission
determined that the contemporary design still respected the ceremonial character of the
historic Beaux Arts landscape. Commissioners were pleased with the interpretation of
many of the site's character - defining features, particularly the central water feature that
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unifies the entire Palisades Garden Walk/Town Square park concept. The Commission
expressed appreciation with the removal of the protective "blue awning" over the
building entry and that its removal unveils the extent of decoration and refined
elaboration that is a hallmark of the City Hall building. Although the Commission was,
overall, favorable of the design, the following items were identified for further review:
• Decorative Inlayed Brickwork The Commission found this material located
throughout the site, to be character - defining and should be retained due to its
connection to the building architecture and landscape.
• Lawn Design The Commission had concern that the embellished lawn
topography could restrict the public's ability to assemble. Reducing the height
and profile of the new berms and plantings would also prevent impairment of City
Hall views. A varied plant color palette within the decorative beds should also be
considered.
• Tree Rows The Commission felt the number of trees would combine to create a
canopy that would impair sight lines to the historic building.
• Entry Planters The Commission expressed concern over removal of the historic
planter space due to construction of the elongated pedestrian ramps. The
Commission felt the planter on the south side should be retained and then
replicated on the north side. This would also preserve existing plantings.
The Commission voted 5 to 1 to approve the Certificate of Appropriateness
modifications subject to the following conditions:
1. Retain the existing inlayed brickwork;
2. Reduce the number of trees to not exceed five per row;
3. Reduce the decorative grasses to increase useable open space; and,
4. Retain the existing ramp and south side entry planter and construct a duplicate
planter on the north side.
The full text of the Landmarks Commission's Statement of Official Action is presented
as Attachment C. The September 20, 2011 staff report and meeting minutes are
presented as Attachments D and E, respectively.
E
Appeal Summary
The appellant believes that the requirement to retain all of the existing inlayed
decorative brickwork will disrupt the simplified and unified material palette for the
hardscape. Further, the appellant believes the concrete material is more indicative of
the Streamline Moderne style of the City Hall building. In addition, the appellants
believe that the requirement to replicate the design of the existing ADA pedestrian ramp
and associated planter found on the north and south sides of City Hall's main entry
would detract from the appearance of City Hall due to the handrail requirement. The
appellants concurred with the Commission recommendation to incorporate additional
areas for active landscaping and to reduce the number of trees. A timely appeal was
filed on September 29, 2011.
Analysis
According to the appellant's statement, the appeal does not dispute the decision of the
Landmarks Commission's decision to approve the project design. Rather it questions
conditions of the approval, specifically, the proposed elimination of the decorative in -laid
brickwork and the design of the proposed pedestrian ramp at the entry to City Hall. All
other design specific conditions imposed by the Commission have been accepted and
the plans revised accordingly.
Staff assessed the decorative brickwork removal in the September 20, 2011 Landmarks
Commission staff report and recommended approval. Staff and the City's historic
consultant, PCR Services, found that the Secretary of the Interior Standards
(Attachment G) allow reasonable changes to a historic resource, including removal of
features, to accommodate a compatible use of the property, provided that the sum of all
changes do not destroy the overall value of the resource. In this case, while the
removal of the character - defining brickwork would be an alteration of a key feature, the
overall symmetry and orthogonal layout of the site, which represents the most important
feature of the landscape, remains intact. Therefore, the resource's value is not lost. To
compensate for the loss of the feature, the Standards advise the preparation of a
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Historic American Landscape Survey (HALS) report prior to any removal to formally
document existing conditions. The preparation of HAILS report will also enable full
conformance with the Secretary of Interior's Standards. Further, staff concurs with the
appellant that the use of modern materials such as cement and glass were a more
typical material than brick in relation to Moderne architecture and is, therefore, a more
appropriate material choice for the City Hall site.
Regarding the front entry design, the applicant proposes to extend the existing
pedestrian ramp to a length and slope which will eliminate the need for a handrail. The
revised ramp design (Figure 5, below) will be replicated on both sides of the entry in
order to symmetrically balance the front entry appearance. The redesign will require the
removal of a portion of both of the north and south Demonstration Gardens. All planter
beds along the entire perimeter of City Hall, including the Demonstration Gardens, are
character defining features of the landmark designation. Although the proposal will
eliminate a portion of each planter, the overall integrity of these features remains intact.
Staff supports the revised design as the elimination of the handrail will decrease the
visual clutter and enhance the view of City Hall's detailed and ornamented front entry.
Figure 5 — Modified Front Entry/Pedestrian Ramp
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In response to the Commission's suggestion to maintain landscape planters at the City
Hall entry, the applicant has provided planting areas along the face of each of the
pedestrian ramps to increase green space.
Staff believes that the designers have successfully addressed the challenge of
balancing historic interests, preserving character defining features, and creating a
contemporary design that is also compliant with the Secretary of the Interior Standards.
Further, the applicant has responded to the Commission conditions and provided
solutions that both achieve project goals of creating a dynamic and inviting
contemporary social space while still maintaining an overall visual consistency and
historic formality in the arrangement of the site.
Conclusion
The project design that has been modified to address some of the Landmarks
Commission conditions successfully preserves the site's historic character, prominence,
and formality while creating a new contemporary landscape that complements City
Hall's Moderne architecture and provides more features that heighten opportunities for
increased public use of the space. Staff recommends approval of the modified
Certificate of Appropriateness.
Alternative
As an alternative to the staff recommendation, and if supported by the full evidentiary
record, the Council may consider denying the appeal and upholding the decision of the
Landmarks Commission to conditionally approve the Certificate of Appropriateness.
Environmental Analysis
The Palisades Garden Walk/Town Square project was contemplated as part of the Civic
Center Specific Plan. An environmental impact report for this plan was prepared and
certified by the City Council on June 28, 2005. The EIR included a specific mitigation
measure that requires all work affecting the City Hall site be done in a manner that is
consistent with the Secretary of the Interior's Standards for the Treatment of Historic
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Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing
Historic Buildings (1995), Weeks and Grimmer.
Public Outreach
The public notice for this hearing was published at least 10 days prior to the hearing in
the Santa Monica Daily Press and mailed to all property owners and occupants within
300 feet of the subject property.
Financial Impacts & Budget Actions
The recommendation presented in this report does not have any budgetary or fiscal
impact.
Prepared by: Scott Albright, AICP, Senior Planner
Approved:
vid Martin, Director
Planning and Community Development
Forwarded to Council:
Rod Gould
City Manager
Attachments
A. Appellants' Appeal Statement
B. Draft City Council Statement of Official Action
G. Landmarks Commission Statement of Official Action, September 20, 2011
D. Landmarks Commission Staff Report, September 20, 2011
E. Excerpt of Landmarks Commission Minutes, September 20, 2011
F. Memorandum from PCR Services — August 2011
G. Secretary of Interior's Standards
H. Project Plans
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ATTACHMENT A
Appellants' Appeal Statement
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk's Office and the Libraries.
13
Status
JOB TITLE
WORK DESCRIPTION
SITE INFORMATION:
Address
Parcel Number
Property Owner
Number of Units
City of
:PENDING
:An appeal of I ICA -005.
:1685 MAIN ST SM
:4290012902
:SANTA MONICA CITY
:0
APPLICANT INFORMATION:
Name
Address
City
Phone Number
FEE INFORMATION:
Total Fee
:CITY OF SANTA MONICA
:1685 MAIN STREET
:SANTA MONICA, CA
$0.00
Applied Date :09/29/2011
City of
Santa Monica
Planning and Community. Development Department
City Planning Division
(31 O) 458 -8341
f APPEAL FORM
(Please Type or Print all Information)
Application Number Filed:`
By:
APPELLANT NAME: c t7 of Santa Monica
APPELLANT ADDRESS: 1685 Main Street, Santa Monica
CONTACT PERSON: Karen Ginsberg Phone: 310 458 8310
(all correspondence will be mailed to this address)
Address: 1685 Main Street, Ste 210
Santa Monica, CA 90401
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PROJECT CASE NUMBER(S) : 11CA.- 005
PROJECT ADDRESS: 1685 Main Street,, Santa Monica
APPLICANT: City of Santa Monica, Jean Bellman
ORIGINAL HEARING DATE: September 20, 2011
ACTION BEING APPEALED: Certificate of Appropriateness
Conditions of approval (see attached)
Please state the specific reason(s) for the appeal (use separate sfieet if necessary):
Is-the appeal related to the discretionary action and findings issued for the proposed
project? ___dYes. 1c No If yes, explain:
Is the appeal related to the conditions of approval? Y Yes _ No If yes, which
conditions and why:
See attached
Is the appeal related to design issues? Y Yes No If yes, explain:
See attached
Is the appeal related to compatibility issues such as building height, massing, pedestrian
orientation, etc.? _ Yes X No If yes, explain:
Is the appeal related to non - compliance with the Santa Monica Municipal Code? Yes
N No If yes, which Code section(s) does the.project not comply with and why:
Is the appeal related to environmental impacts associated with the project? _ Yes(
No if yes, explain:
Is the appeal related to other issues? _ Yes No If yes, explain:
APPELLANT SIGNATURE:
NOTE: A hearing date on the appeal will
information regarding the basis for the appea
Planning O.ivision staff to prepare the required
not be scheduled until sufficient
I has been received to enable City
analysis for the staff report.
Case 11 CA -005 Appeal of Certificate of Appropriateness for Town Square
Condition 1: Retain all of the existing brick work
The Landmarks Commission action requires the retention of the existing brick paving
detail flanking the central bed, main entry walk, and stairs to City Hall. (Attachment 1).
Rather than retaining the existing bricks at the entry walk and stairs as conditioned by
the Landmarks Commission, the design team proposes that the brickwork be removed
but recalled by score lines in the concrete paving to delineate the areas it once
occupied. In addition, at the entry stairs there will be a color variation to mark the entry
and meet ADA requirements.
The approved design for the Town Square hardscape calls for the replacement of the
existing cracked and patched concrete paving with a fine grain, exposed aggregate
concrete that will match the texture of the existing concrete. The new hardscape will
have a warm cement tone which more appropriately blends with the colors of the City
Hall fagade as well as the colors and finishes of the new park across Main Street
(Attachment 2). Additionally, the scoring pattern of the new concrete will match the
existing scoring pattern.
Simplifying the overall material palette at the stairs and entry area achieves a balance
between the building's streamline moderne history, in which concrete is the most
indicative material; current ADA requirements; and the desire for a simple and unified
hardscape material palette.
Condition 2: Reduce the number of Western Sycamore trees in each row of the north
and south allees from the proposed 6 trees per row to 4 or 5.
The design team has reduced the number of Western Sycamores located within the
designated landmark parcel from 6 trees in each row to 5 trees in each row in
compliance with the condition of approval.
Condition 3: Minimize the amount of decorative grasses in the lawn areas.
In response to this condition, the planted areas within the lawns have been reduced by
300 square feet, representing a 10 % reduction in the amount of planting. This reduction
has been taken evenly from the northern and southern edges of the planting beds,
reducing the overall width of each planter by 2' -0 ".
Condition 4: Retain the existing accessible ramp and planter configuration and replicate
it exactly on the north side of the entry.
The existing accessible ramp on the south side of the entry to City Hall was installed in
1975 to meet accessibility code requirements and because of the steep slope, requires
handrails (Attachment 3). Instead of replicating ramps that require handrails, the design
team has proposed that the entrance be modified to accommodate two symmetrical
paths that offer ADA access from both the north and south sides of the entrance. As
proposed, these new ADA paths will be gently sloped, removing the need for handrails,
and achieving the goal of opening up the entry to City Hall. Retaining the existing
accessible ramp and planter configuration and replicating it on the north side of City Hall
pursuant to Condition #4 would not open up access to City Hall or reduce the existing
visual distractions that detract from the simplicity of the entry fagade.
The design team proposed concrete seat walls in front of each accessible path;
however in light of the Landmark Commission's comments about the existing planters,
the plans have been revised to convert the seat wall in front of each path into a 2'6" high
concrete planter which will match the height of the existing planters that flank the
building entrance as suggested by the Landmarks Commission. The proposed planting
will be consistent with the plant palette of the adjacent Sustainable Demonstration
Garden to provide consistency in the foundation planting at the base of City Hall.
Attachment 1: photos of existing brickwork
Attachment 2: photo comparing proposed concrete aggregate to existing concrete
Attachment 3: photos of existing ADA ramp and planter
Attachment 4: plans and renderings
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ATTACHMENT B
Draft City Council Statement of Official Action
14
CITY COUNCIL
CITY OF SANTA MONICA
STATEMENT OF OFFICIAL ACTION
Appeal 11 -008
1685 Main Street
City of Santa Monica
City of Santa Monica
PROPERTY OWNER: City of Santa Monica
CASE PLANNER: Scott Albright, AICP, Senior Planner
REQUEST: Appeal 11APP -008 of the Landmarks Commission
decision to approve Certificate of Appropriateness
application 11CA -005, which allowed modifications to an
approved design for the Town Square park project,
subject to conditions.
CEQA STATUS: The Palisades Garden Walk/Town Square project was
contemplated as part of the Civic Center Specific Plan.
An environmental impact report for this plan was prepared
and certified by the City Council on June 28, 2005. The
EIR included a specific mitigation measure that requires
all work affecting the City Hall site be done in a manner
that is consistent with the Secretary of the Interior's
Standards for the Treatment of Historic Properties with
Guidelines for Preserving, Rehabilitating, Restoring, and
Reconstructing Historic Buildings (1995), Weeks and
Grimmer.
15
CITY COUNCIL ACTION
October 25, 2011 Date
X
Appeal upheld and modified Certificate of Appropriateness
approved based upon the findings below:
Appeal denied and Landmarks Commission decision to
conditionally approve Certificate of Appropriateness is upheld
based on the following findings:
Other.
EFFECTIVE DATE OF ACTION: October 25, 2011
After holding a public hearing, the City Council upheld Appeal 11APP -008 and approved
modified Certificate of Appropriateness application 11 -005 for the design of Town
Square park, located at 1685 Main Street.
Each and all of the findings and determinations are based on the competent and
substantial evidence, both oral and written, contained in the entire record relating to the
Project. All summaries of information contained herein or in the findings are based on
the substantial evidence in the record. The absence of any particular fact from any
such summary is not an indication that a particular finding is not based in part on that
fact.
CERTIFICATE OF APPROPRIATENESS FINDINGS (SMMC 9.36.140)
The proposed project would not detrimentally change, destroy or adversely affect
any exterior feature of the Landmark or Landmark Parcel upon which such work
is to be done. The proposed project includes redesign of a portion of the City Hall
site, in conjunction with the development of a new public open space that is
being created. The project design includes the retention, rehabilitation and /or
relocation of certain existing historic character defining elements of the City Hall
site, in addition to reconfiguring the site topography and grade, the installation of
new landscaping and hardscape materials, a central water feature, new benches
and seat walls, and lighting. The design successfully balances existing historic
fabric with contemporary design. It maintains a strong sense of symmetry and
order, whiles still respecting the overall design approach, which is less formalized
and more organic. All work proposed will be done in a manner that is consistent
with the Secretary of the Interior's Standards.
CONDITIONS
1. This approval is for the proposed project at 1685 Main Street as shown on plans
titled "Town Square" received on September 29, 2011, which are on file in the
City Planning Division, except as amended by City Council action.,
iET
2. The applicant shall prepare a Historic American Landscape Survey (HALS)
report that documents the existing conditions and features of the City Hall site.
This document shall be prepared in accordance with the Standards and
Guidelines established by the Secretary of the Interior, and shall be submitted to
the Landmarks Commission liaison prior to the issuance of any permits, or the
commencement of any park construction related activity that affect any of the
character defining features of the City Hall building or site.
3. Prior to the commencement of any excavation activities, an archaeologist shall
be retained to monitor the excavations for archaeological deposits or
concentrated subsurface historical building materials.
4. This Certificate of Appropriateness shall be in full force and effect from and after
the date of the rendering of the decision by the City Council. Pursuant to
Landmarks Ordinance Section 9.36.170(h), this approval shall expire within one
year if the authorized work is not commenced. Should the applicant be unable to
comply with this restriction, an extension may be granted pursuant to Section
9.36.250 for an additional 180 days maximum. The applicant must request such
an extension prior to expiration of this permit. After that time, the applicant will
be required to return to the Commission for approval. In addition, this Certificate
of Appropriateness shall expire if the authorized work is suspended for a 180 -day
period after being commenced.
5. All required Planning and Building Permit approvals shall be obtained.
VOTE
Ayes:
Nays:
Abstain:
Absent:
NOTICE
If this is a final decision not subject to further appeal under Article 9 of the Santa Monica
Municipal Code, the time within which judicial review of this decision must be sought is
governed by Code of Civil Procedures Section 1094.6, which provision has been
adopted by the City pursuant to Municipal Code Section 1.16.010.
17
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the City Council of the City of Santa Monica.
MARIA M. STEWART, City Clerk Date
F:\CityPlanning\ Share \COUNCIL \STRPTt2011 \11APP -008 (1685 Main Street).dom
ATTACHMENT C
Landmarks Commission Statement of Official Action
September 20, 2011
19
LANDMARKS COMMISSION
OF THE CITY OF SANTA MONICA
STATEMENT OF OFFICIAL ACTION
PROJECT
SUBJECT: LC -11CA -005
ADDRESS: 1685 Main Street
APPLICANT: City of Santa Monica, Jean Bellman
REQUEST: Further consideration of design elements not previously acted
on as part of a prior Certificate of Appropriateness review on
May 23, 2011, and to also consider
modifications /amendments to the approved Certificate of
Appropriateness, pertinent to the redesign of the front portion
of the City Hall site in conjunction with the proposed
Palisades Garden Walk/Town Square park project. The
modified design proposal includes the retention, rehabilitation
and /or relocation of certain existing historic character defining
elements of the site, in addition to reconfiguring the site
topography and grade, the installation of new landscaping
and hardscape materials, a central water feature, new
benches and seat walls, and lighting.
LANDMARKS COMMISSION ACTION
09/20/2011 Date
X Approved based on the following findings and subject to the
conditions below.
Denied
Other
EFFECTIVE DATE OF ACTION
10/0112011 Certificate of Appropriateness LC -11CA -005
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EXPIRATION DATE OF PERMIT GRANTED
10/01/2012 Certificate of Appropriateness LC -11CA -005
CERTIFICATE OF APPROPRIATENESS FINDINGS (SMMC 9.36.140)
The proposed project would not detrimentally change, destroy or adversely affect
any exterior feature of the Landmark or Landmark Parcel upon which such work
is to be done. The proposed project includes redesign of a portion of the City Hall
site, in conjunction with the development of a new public open space that is
being created. The project design includes the retention, rehabilitation and /or
relocation of certain existing historic character defining elements of the City Hall
site, in addition to reconfiguring the site topography and grade, the installation of
new landscaping and hardscape materials, a central water feature, new benches
and seat walls, and lighting. The design successfully balances existing historic
fabric with contemporary design. It maintains a strong sense of symmetry and
order, whiles still respecting the overall design approach, which is less formalized
and more organic. All work proposed will be done in a manner that is consistent
with the Secretary of the Interior's Standards.
CONDITIONS
This approval is for the proposed project at 1685 Main Street as shown on plans
titled "Town Square" dated September 20, 2011, which are on file in the City
Planning Division, except as amended by Commission action.
2. Prior to the issuance of any permit for the proposed project or the
commencement of any work, the applicant shall work with staff on revisions to
the plans to address the following design changes. All changes to the plans shall
be reviewed and approved by staff.
a. Retain all existing in -laid brickwork at the entry steps, along the main entry
walkway, and surrounding the existing rose garden;
b. Reduce the number of trees proposed for installation within each tree row
to not exceed five per row; and
c. Reduce the area devoted to decorative grasses within each lawn in order
to increase the amount useable space.
3. Prior to the issuance of any permit for the proposed project or the
commencement of any work the applicant shall revise the plans to show the
retention of the current ADA pedestrian ramp and associated planter design
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located on the south side of City Hall's main entry and replicate its design on the
north side of the entry. These changes to the plans shall require review and
approval by the Landmarks Commission.
4. The applicant shall prepare a Historic American Landscape Survey (HALS)
report that documents the existing conditions and features of the City Hall site.
This document shall be prepared in accordance with the Standards and
Guidelines established by the Secretary of the Interior, and shall be submitted to
the Landmarks Commission liaison prior to the issuance of any permits, or the
commencement of any park construction related activity that affect any of the
character defining features of the City Hall building or site.
5. This Certificate of Appropriateness shall be in full force and effect from and after
the date of the rendering of the decision by the Commission. Pursuant to
Landmarks Ordinance Section 9.36.170(h), this approval shall expire within one
year if the authorized work is not commenced. Should the applicant be unable to
comply with this restriction, an extension may be granted pursuant to Section
9.36.250 for an additional 180 days maximum. The applicant must request such
an extension prior to expiration of this permit. After that time, the applicant will
be required to return to the Commission for approval. In addition, this Certificate
of Appropriateness shall expire if the authorized work is suspended for a 180 -day
period after being commenced.
6. This decision may be appealed by properly filing with the Director of Planning
and Community Development a Notice of Appeal on a form furnished by the
Planning and Community Department. Such notice shall be filed within a ten (10)
day time period commencing from the date of the determination.
7. All required Planning and Building Permit approvals shall be obtained
VOTE:
Ayes: Bach, Fresco, Genser, Kaplan, Lehrer
Nays: Chair Pro Tern Shari
Abstain: None
Absent: Chair Berley
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NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica
Comprehensive Land Use and Zoning Ordinance, the time within which judicial review
of this decision must be sought is governed by Code of Civil Procedure Section 1094.6,
which provision has been adopted by the City pursuant to Municipal Code Section 1400.
I hereby certify that this Statement of Official Action accurately reflects the final
determination of the Landmarks Commission of the City of Santa Monica.
Ruth Shari, Chair Pro Tern Date
ATTACHMENT D
Landmarks Commission Staff Report
September 20, 2011
20
MEMORANDUM
CITY PLANNING DIVISION
PLANNING AND COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF SANTA MONICA
DATE: September 20, 2011
TO: The Honorable Landmarks Commission
FROM: Planning Staff
SUBJECT: Certificate of Appropriateness 11CA -005
1685 Main Street
The Landmarks Commission will be conducting a public hearing to further
consider design elements not previously acted on as part of a prior
Certificate of Appropriateness review on May 23, 2011, and to also
consider modifications /amendments to the approved Certificate of
Appropriateness, pertinent to the redesign of the front portion of the City
Hall site in conjunction with the proposed Palisades Garden Walk/Town
Square park project. The modified design proposal includes the retention,
rehabilitation and /or relocation of certain existing historic character
defining elements of the site, in addition to reconfiguring the site
topography and grade, the installation of new landscaping and hardscape
materials, a central water feature, new benches and seat walls, and
lighting.
APPLICANT: City of Santa Monica, Jean Bellman
PROPERTY OWNER: City of Santa Monica
INTRODUCTION
The City of Santa Monica is proposing the creation of a new public open space in the
Civic Center area known as Palisades Garden Walk/Town Square project. The
Landmarks Commission will be conducting a public hearing to consider modifications to
Certificate of Appropriateness application 11CA -005, whereby the design for the
proposed Town Square park, which encompasses the site containing the Landmark
Santa Monica City Hall, was conditionally approved by the Landmarks Commission on
May 23, 2011. The applicant is seeking modifications to the approved design based on
further input received from the various community stakeholders.
The revised design proposal includes the retention, rehabilitation and /or relocation of
certain existing historic character defining elements of the site, in addition to
reconfiguring portions of the site topography and grade, the installation of new
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landscaping and hardscape materials, a central water feature, new benches and seat
walls, and lighting.
The Commission will be determining whether the changes to the approved design are
appropriate and compatible with the Landmark City Hall structure and site and its
identified historic character - defining features.
BACKGROUND
The Palisades Garden Walk/Town Square park project has two distinct components:
the Palisades Garden Walk element, which introduces a new public open space on a
vacant six -acre site located on the west side of Main Street, across from City Hall; and,
the Town Square portion, which involves the redesign of the actual grounds of City Hall,
approximately one acre in size, containing the Landmark Santa Monica City Hall
building and certain historic character - defining features of the landscape. Because
only the Town Square portion of the project affects a designated City Landmark, any
improvements /changes on that specific site require the issuance of a Certificate of
Appropriateness by the Landmarks Commission.
The new park sites were designed by James Corner Field Operations, who are highly
regarded designers of notable projects worldwide including the Highline project in New
York City. The development of the overall design concept was a collaborative effort
with input, comment and direction continuously provided throughout the design phase
by the City Council, the various Boards and Commissions, City Staff, and the public in
general.
When City Hall was designated a City Landmark in October 1979 it broadly included the
parcel in the designation, but did not specify any historic character - defining features
within the existing landscape. Earlier this year, during conceptual reviews of the
proposed park designs, the Commission became concerned with this lack of specificity
and filed an application to supplement the City Hall Landmark designation and identify
the exterior character - defining features of the site. This action would further provide
direction and clarity to ,the park designers as to which features must be treated in a
historically sensitive manner. At its May 11, 2011 meeting, the Commission took
appropriate action to supplement the Landmark Designation of City Hall and identified
the following as the exterior character - defining features of the site and landscape:
• Windmill Palms in the north and south gardens at front of City Hall;
• Concrete planters flanking the front entrance of City Hall;
Dedication marker for City Hall;
• Rectangular planting bed and brickwork in the center of the main entrance
walkway;
• Concrete curbs and brickwork flanking the main entrance walkway;
• Concrete sidewalks and brickwork throughout much of the site including the
scoring pattern, proportions, textures and finish;
• Concrete entry steps and brickwork at the front, rear, and south side;
Lawn areas (north and south) in the front of City Hall and at the southeast corner
of the site;
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• Council Parking lot and design configuration, north of City Hall;
• Canary Island Date Palms (3) in the Council Parking lot area;
• Mexican Fan Palms (7) overlooking the Santa Monica Freeway and adjacent to
the south elevation;
The steeply - graded terraced hill, adjacent to the Freeway and remnants of the
retaining walls;
Foundation planting beds surrounding City Hall;
• Flagpole;
Memorial Rose Garden and dedication marker; and
• Symmetrical configuration of the landscape and hardscape elements at the front
of City Hall.
At a Special Meeting of the Landmarks Commission on May 23, 2011, the Commission
conducted a public hearing to review and consider a proposed park design (see below)
for Town Square.
During the public hearing, the Commission noted the iconic nature of the existing
landscape and how much of the site retains its original character. The Commission
appreciated the evolution of the design from prior iterations and how the overall
composition and symmetry of the site were respected. However, there was concern
expressed with specific features of the design and the lack of detailing within the plan
set. The proposed trellis /arbor was found to be incompatible and obtrusive, and the
proposed paving an issue due to the Secretary of the Interior's standards for a non -in-
kind replacement. Although the Commission acknowledged that the design needed
further refinement, the Certificate of Appropriateness was approved with conditions.
This approval specified the removal of rose trellis /arbor features and their related
pedestrian paths and benches, and required the following return to the Commission at a
later date for further review and approval:
IBM
• Hardscape material including coloration;
• Bench design;
• Ramp and bench design at main entry;
• Placement of the Memorial Rose Garden plaques;
• Memorial Rose Garden design;
• Tree species selection and color palette; and
• Safety rail design at the front entry.
This decision was not appealed
On June 14, 2011, the City Council, acting as property owner, was given an update by
the project design team, and offered the opportunity to provide feedback and direction
into the design of the site. The consensus of the City Council was that the project
design, specifically for the Town Square portion, lacked creativity, appeared bland and
was generally uninspiring.
Design changes are not uncommon. Applicants are often granted their respective
design approval entitlements only to realize the need for changes and modifications
after further thought and consideration, or as in this specific case as a publicly funded
project, additional community and stakeholder input is received.
PUBLIC NOTIFICATION
Notice of this hearing was provided as required by Section 9.36.170(c) of the
Landmarks Ordinance, with notice sent to all owners and occupants within a 300 -foot
radius and a newspaper notice published in the Santa Monica Daily Press at least 10
days prior to the hearing (Attachment B).
CEQA ANALYSIS
The Palisades Garden Walk/Town Square project was contemplated as part of the Civic
Center Specific Plan. An environmental impact report for this plan was prepared and
certified by the City Council on June 28, 2005. The EIR included a specific mitigation
measure that requires all work affecting the City Hall site be done in a manner that is
consistent with the Secretary of the Interior's Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing
Historic Buildings (1995), Weeks and Grimmer.
PROJECT DESCRIPTION
The reimagined City Hall site is intended to be an inviting public gathering space that is
respectful of its overall historic characteristics, but physically and aesthetically
integrates with the Palisades Garden Walk park and its contemporary design proposed
opposite the site.
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Revised Site Plan
The revised plans for the historic City Hall site maintain the existing formal symmetry. It
is composed of a central ceremonial area, with water feature, flanked on each side by
linear concrete walkways, expansive lawn /open space areas, dual rows of trees, and
sidewalks on the exterior edges. The arrangement, dimensions and proportions of
these features are directly related to the architecture of the City Hall building. In
addition, those elements of the design that were unresolved as part of the prior
Certificate of Appropriateness approval, are addressed in the plans.
Central Commemorative Area — The commemorative area is that portion of the
space where the current Memorial Rose Garden is located. In the current design
proposal, the rose bush plantings, grass turf, memorial plaques, and flag pole are
removed /relocated, and a new water garden is constructed in place. The current
rectangular form of the garden, which corresponds in dimension (width) and
location with City Hall's front entry, is maintained. The water feature consists of
52 water trays (13 rows, four trays per row), each with a water jet bubbler to
add fluidity and movement to the water. The 52 fountains represent the former
rose bushes. The water trays are positioned to overlap each other and allow the
water to cascade away from City Hall toward Main Street and Palisades Garden
Walk park. The water trays are designed as plinths and are surrounded by pools
of water. These pools will contain appropriate plantings, such as water lilies.
The pool will appear to drain into a proposed "runnel ", a stream -like water feature
that will be imbedded into the walkway, and cross Main Street, and connect into
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the Palisades Garden Walk park site. The installation of this water feature is
reversible.
Central Commemorative Area and main entry walkway
The existing concrete curbing that forms the perimeter of the existing garden
area will be replaced in -kind. The imbedded brickwork that outlines the garden
will be removed and its former location referenced with a scoreline in the
concrete. The water feature will be rededicated as a commemorative feature. A
new plaque will be installed outside of the water feature, in close proximity to the
City Hall dedication marker, which is to remain in place.
• Lawn Areas - Although the existing lawn areas will not be reduced in size, their
appearance and functionality will be altered, and the sociability of the spaces will
increase as a result. Currently the lawns are flat spaces with little topographic
relief. Since they are predominantly composed of grass turf they have a very
open appearance. The revised design will introduce a series of small
landscaped hills /berms to add slight variation to the topography of the lawns.
New top soil will be imported and graded to a maximum height of between 3 to 4
feet above existing grade. Generally, these hills will be planted with turf,
although bands of decorative native grasses and shrubs are proposed closest to
the main entry walkway. Interspersed throughout the berms /hills are a series of
low scale concrete seat walls. These walls are designed to informally guide the
pedestrian through the lawn, but also provide a subtle sense of enclosure and
security for the casual user. The work proposed with the lawn areas is
reversible.
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Central Commemorative Area and main entry walkway
The existing concrete curbing that forms the perimeter of the existing garden
area will be replaced in -kind. The imbedded brickwork that outlines the garden
will be removed and its former location referenced with a scoreline in the
concrete. The water feature will be rededicated as a commemorative feature. A
new plaque will be installed outside of the water feature, in close proximity to the
City Hall dedication marker, which is to remain in place.
• Lawn Areas - Although the existing lawn areas will not be reduced in size, their
appearance and functionality will be altered, and the sociability of the spaces will
increase as a result. Currently the lawns are flat spaces with little topographic
relief. Since they are predominantly composed of grass turf they have a very
open appearance. The revised design will introduce a series of small
landscaped hills /berms to add slight variation to the topography of the lawns.
New top soil will be imported and graded to a maximum height of between 3 to 4
feet above existing grade. Generally, these hills will be planted with turf,
although bands of decorative native grasses and shrubs are proposed closest to
the main entry walkway. Interspersed throughout the berms /hills are a series of
low scale concrete seat walls. These walls are designed to informally guide the
pedestrian through the lawn, but also provide a subtle sense of enclosure and
security for the casual user. The work proposed with the lawn areas is
reversible.
Proposed Lawn Areasrrree Rows
• Tree Rows - Along the edges of each of the lawns, two rows of pollarded
Western Sycamore trees are proposed. Pollarding is a pruning technique in
which a significant amount of the tree crown is removed in order to encourage a
denser, more formal growth pattern. The placement of these tree rows directly
correlates to the edges of the existing City Hall building, in order to minimize
obstruction of the building and allow it to maintain its visual dominance on the
site. The rows of trees continue onto the Main Street sidewalk and use of this
species continues on the adjacent Palisades Garden Walk park site. The
aforementioned seat walls meander through these tree rows creating ample
seating in a shaded location. The installation of the new trees is reversible.
• Path/Walkways - The existing linear paths that establish the formal geometry of
the City Hall site and help to define its distinctive activity spaces will be
maintained in their respective locations. However, since the existing concrete
has been inconsistently repaired over time, creating a jumble of finishes and
colors, the existing concrete will be replaced. The new concrete is warmer in
tone and references tile color found on the City Hall building. This concrete will
be consistently used throughout the entire Palisades Garden Walk/Town Square
project. The replacement concrete material includes an aggregate finish that
matches the existing in color, size and type. The dimensions of the existing
scoring pattern will be maintained.
• Front Entry - The public view of the highly decorative and elaborate front entry of
the City Hall building will be restored with the removal of the existing protective
blue awning. The extant brick steps and landing which lead to this entry will be
replaced with the new concrete material . Four freestanding, 6 -foot long, 1 -1/2"
diameter steel pipe hand rails will be installed.
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Proposed Lawn Areasrrree Rows
• Tree Rows - Along the edges of each of the lawns, two rows of pollarded
Western Sycamore trees are proposed. Pollarding is a pruning technique in
which a significant amount of the tree crown is removed in order to encourage a
denser, more formal growth pattern. The placement of these tree rows directly
correlates to the edges of the existing City Hall building, in order to minimize
obstruction of the building and allow it to maintain its visual dominance on the
site. The rows of trees continue onto the Main Street sidewalk and use of this
species continues on the adjacent Palisades Garden Walk park site. The
aforementioned seat walls meander through these tree rows creating ample
seating in a shaded location. The installation of the new trees is reversible.
• Path/Walkways - The existing linear paths that establish the formal geometry of
the City Hall site and help to define its distinctive activity spaces will be
maintained in their respective locations. However, since the existing concrete
has been inconsistently repaired over time, creating a jumble of finishes and
colors, the existing concrete will be replaced. The new concrete is warmer in
tone and references tile color found on the City Hall building. This concrete will
be consistently used throughout the entire Palisades Garden Walk/Town Square
project. The replacement concrete material includes an aggregate finish that
matches the existing in color, size and type. The dimensions of the existing
scoring pattern will be maintained.
• Front Entry - The public view of the highly decorative and elaborate front entry of
the City Hall building will be restored with the removal of the existing protective
blue awning. The extant brick steps and landing which lead to this entry will be
replaced with the new concrete material . Four freestanding, 6 -foot long, 1 -1/2"
diameter steel pipe hand rails will be installed.
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fering — Proposed Front Entry/Pedestrian Ramps
• Pedestrian Ramps - A matching elongated pedestrian ramp on the north side of
the front entry will match the existing ramp on the south side. Each will be
sufficiently sized to eliminate the need for rails along their length. This will
require a portion of the North Garden to be removed to accommodate this
important symmetrical feature. The redesigned ramps will incorporate new seat
walls. The planters flanking the front doorway, containing the existing junipers,
will be redesigned and landscaped with lower profile sustainable plants. The
work involving the pedestrian ramps is reversible.
Site Furniture - Six new wood /steel benches will be introduced, three on each
side of the main walkway. Two additional benches of this design will abut the
North and South Gardens. These benches, whose design makes a reference to
the existing, will be permanently affixed to the ground. Bike racks are also
proposed.
Proposed bench design
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• Lighting - Decorative LED (light- emitting diode) lighting is proposed throughout
the site. The lighting will accentuate key features of the site and will reinforce the
symmetry and formality of the site during the evening hours. The lighting effect
will be achieved through the use of accent lighting under the benches, recessed
lighting in the pedestrian ramp walls, uplighting and adjustable pipe mounted
lighting on the Western Sycamore trees, and spotlighting in the gardens flanking
the main entry.
• Flagpole - The existing flagpole within the Memorial Rose Garden is proposed to
be relocated to the vicinity of the southwest corner of the City Hall building. If
necessary, the flagpole could be returned to its former location.
ANALYSIS
The City Hall building and site are designated a City Landmark. The historic site is
characterized by a strong symmetrical form and orthogonal geometry, particularly in its
landscape and hardscape elements. This arrangement was noted as being the most
prominent feature of the landscape and is considered its most important character -
defining feature. This formal arrangement, and the historic nature of the site in general,
presented a difficult challenge to the Palisades Garden WalkiTown Square park
designers; how to successfully marry a historic resource that has a stately prominence
and linear formality with an overall desire to create a public space that appears organic
and natural in its composition, and free -flow in layout.
The designers have introduced a commemorative water feature in place of the existing
Memorial Rose Garden. The City Hall site has always had a commemorative
component in this central location, and this new feature, which maintains a character -
defining orthogonal design, will now serve this purpose. Rededication is anticipated.
Although very formal in its appearance, this feature still manages to fit within the context
of the overall Arroyo design concept, serving as the figurative "headwaters ", or origins,
of the proposed "Arroyo', which is driving the design. The juxtaposition of the old mixed
with new is successful.
Particularly challenging were the existing lawns which are rectilinear and open in
appearance. The existing lawn areas are proposed to retain their historic dimensions
and shape, and the paths that define their edges will be appropriately maintained.
However within each, the proposed design introduces a series of landscaped berms.
The topography of the berms is subtle with only three to four feet of elevation rise from
existing grade. Staff does not believe that the topographical changes will have a
negative impact on views toward City Hall, and believe that many of the existing
plantings located in the North and South Gardens at the base of the building are a
greater visual impairment to the appearance City Hall. The plantings contained in the
North and South Gardens are generally to remain intact.
The design of Town Square is harmonious and balanced. It has a consistency in
composition and pattern, which is important historically. While the retention of most of
the existing character - defining features in the new design is responsible for maintaining
the symmetrical appearance, the formal linear placement and spacing of pollarded
Western Sycamore trees on the outer edges, actually increases the apparent formality
of the site. Interestingly, given the curvilinear arrangement of the seat walls as they
meander under the canopy of the proposed trees, the park user will not fully realize the
actual symmetry. This is an important consideration for maintaining overall consistency
with the overall Arroyo concept, which encourages more informality within the
landscape. Staff also appreciates the variety of view sheds that the meandering seat
wall will create, and the increased opportunity for social gathering within an area of the
site that has always historically been intended for use by the general public.
In general, staff believes that the designers have successfully confronted the challenge
of balancing historic interests and contemporary design. The Palisades Garden
WalkfTown Square park design is based on the concept of an "arroyo'. This overall
concept was chosen because it offers the opportunity for the creation of an informal
landscape with interesting topography, varied groves of native plant species, and vistas,
but also because it makes a reference to the natural setting of this area of the City in its
earliest history. The "Arroyo" design concept applied to both the Town Square and
Palisades Garden Walk sites effectively translates the laws and processes of the natural
environment into dynamic man -made social space that is equally historic,
commemorative, active, and passive in function. The parks are thoughtful and
intentional in design and the overall feeling is more organic and unrestrained,
particularly as the park moves further from the existing City Hall. Although the park
design is not fully symmetrical in plan, the casual user will observe an overall visual
consistency and formality in the arrangement, of the site that is respectful of its past.
Town Square will be perceived by the public as being symmetrical in design and setting
without being overtly identical.
The Secretary of the Interior's Standards
The proposed work must be undertaken in a manner consistent with the Secretary of
the Interior's Standards for the Treatment of Historic Properties, specifically the
Guidelines for Rehabilitating Cultural Landscapes. The proposed scope of work
includes rehabilitation as the primary treatment for the subject site. The Secretary of
the Interior's Standards define rehabilitation as, "The act or process of making possible
a compatible use for a property through repair, alterations, and additions while
preserving those portions or features which convey its historical, cultural, or
architectural values ". Of the four treatments, only Rehabilitation includes the
opportunity to make possible an efficient contemporary use through alterations and
additions;
An important consideration is that the Standards that will be applicable, "Rehabilitation ",
do not rule out changes and alterations to any of these features. The Standards allow
reasonable alterations, additions and changes to accommodate a compatible use of the
property provided that the overall effect, the sum of all contributing elements, does not
diminish the historic, cultural or architectural value of the City Hall site.
• Standard 1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces, and spatial relationships.
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• Standard 2. The historic character of a property will be retained and preserved. The removal of distinctive
materials or alteration of features, spaces, and spatial relationships that characterize a property will be
avoided.
• Standard 3. Each property will be recognized as a physical record of its time, place and use. Changes that
create a false sense of historical development, such as adding conjectural features or elements from other
historic properties, will not be undertaken.
• Standard 4. Changes to a property that have acquired historic significance in their own right will be retained
and preserved.
• Standard 5. Distinctive materials, features, finishes, and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
• Standard 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color,
texture, and, where possible, materials. Replacement of missing features will be substantiated by
documentary and physical evidence.
• Standard 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means
possible. Treatments that cause damage to historic materials will not be used.
• Standard 8. Archeological resources will be protected and preserved in place. If such resources must be
disturbed, mitigation measures will be undertaken.
• Standard 9. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work will be
differentiated from the old and will be compatible with the historic materials, features, size, scale and
proportion, and massing to protect the integrity of the property and its environment.
• Standard 10. New additions and adjacent or related new construction will be undertaken in such a manner
that, if removed in the future, the essential form and integrity of the historic property and its environment
would be unimpaired.
The plan set includes an evaluation conducted by Historic Resources Group of the
project design in comparison to the Secretary of the Interior's Standards. This analysis
reviews each of the character - defining features of the landscape, as included in the
supplemental designation for City Hall, and discusses justifications for any changes
proposed. This analysis concludes that in spite of the removal of certain character -
defining features, the proposed redesign of the site in totality meets the intent of the
Standards.
The proposed plans and historic analysis were provided to the City's historic consultant,
PCR Services, for peer review and comment, and general analysis of the proposal
relevant to the Secretary of the Interior Standards as well. The City historic consultant
concludes (Attachment B) that the project largely meets the intent of the Standards
despite the removal and replacement of historic material, and recommends that the
project design be approved. The consultant further recommends that an Historic
American Landscape Survey (HALS) report be prepared to formally document the
existing conditions of the site prior to any construction activity occurrence. This is
important in the event that reversibility, in association with reconstruction or restoration
work be required in the future, and proper documentary evidence is required for
reference. With these mitigations, the project meets the Standards.
CONCLUSION AND RECOMMENDATION
Staff supports the overall modified /amended project design, and particularly appreciates
the responsiveness of the design team toward preserving the overall historic character
of the City Hall site. Staff believes that the design team has positively responded to all
stakeholders in the community and developed a balanced approach. It successfully
fuses the desire of the historic preservation community, to preserve the historic
character, prominence, and formality of this important civic site, with other stakeholders
11-
in the community, who wish to create a new contemporary chapter in the history of City
Hall and its grounds by including more features that heighten opportunities for greater
public use of the space. As a result of this balanced methodology, staff recommends
approval of the modified design.
CERTIFICATE OF APPROPRIATENESS FINDINGS
1. The proposed project would not detrimentally change, destroy or adversely affect
any exterior feature of the Landmark or Landmark Parcel upon which such work
is to be done. The proposed project includes redesign of a portion of the City Hall
site, in conjunction with the development of a new public open space that is
being created. The project design includes the retention, rehabilitation and /or
relocation of certain existing historic character defining elements of the City Hall
site, in addition to reconfiguring the site topography and grade, the installation of
new landscaping and hardscape materials, a central water feature, new benches
and seat walls, and lighting. The design successfully balances existing historic
fabric with contemporary design. It maintains a strong sense of symmetry and
order, whiles still respecting the overall design approach, which is less formalized
and more organic. All work proposed will be done in a manner that is consistent
with the Secretary of the Interior's Standards.
CONDITIONS
1. This approval is for the plans received September 1, 2011, which are on file in
the City Planning Division, unless as amended by action of this Commission.
2. The applicant shall prepare a Historic American Landscape Survey (HALS)
report that documents the existing conditions and features of the City Hall site.
This document shall be prepared in accordance with the Standards and
Guidelines established by the Secretary of the Interior, and shall be submitted to
the Landmarks Commission liaison prior to the issuance of any permits, or the
commencement of any park construction related activity that affect any of the
character defining features of the City Hall building or site.
3. This Certificate of Appropriateness shall be in full force and effect from and after
the date of the rendering of the decision by the Commission. Pursuant to
Landmarks Ordinance Section 9.36.170(h), this approval shall expire within one
year if the authorized work is not commenced. Should the applicant be unable to
comply with this restriction, an extension may be granted pursuant to Section
9.36.250 for an additional 180 days maximum. The applicant must request such
an extension prior to expiration of this permit. After that time, the applicant will
be required to return to the Commission for approval. In addition, this Certificate
of Appropriateness shall expire if the authorized work is suspended for a 180 -day
period after being commenced.
4. This decision may be appealed by properly filing with the Director of Planning
and Community Development a Notice of Appeal on a form furnished by the
Planning and Community Department. Such notice shall be filed within a ten (10)
day time period commencing from the date of the determination.
5. All required Planning and Building Permit approvals shall be obtained.
-12-
ATTACHMENT E
Excerpt of Landmarks Commission Minutes, September 20, 2011
21
Tuesday, September 20, 2011
6:30 PM
MINUTES
SPECIAL MEETING OF THE
LANDMARKS COMMISSION
Founded 1875
"Populus felix in urbe felicf'
Main Public Library, Multi- Purpose Room
601 Santa Monica Boulevard, Santa Monica
CALL TO ORDER OF THE SPECIAL MEETING OF THE LANDMARKS
COMMISSION: The meeting was called to order at 6:35 pm.
ROLL CALL: Present: Margaret Bach
Nina Fresco
Roger Genser
Barbara Kaplan
Ruthann Lehrer
Ruth Shari, Chair Pro Tempore
Also Present: Barry Rosenbaum, Senior Land Use Attorney
Scott Albright, AICP, Commission Secretary
Susan Umeda, Staff Assistant III
Absent: John Berley, Chair
8 -A Certificate of Appropriateness 11 CA-005, 1685 Main Street to further consider
design elements not previously acted on as part of a prior Certificate of
Appropriateness review on May 23 2011 and to also consider
modifications /amendments to the approved Certificate of Appropriateness
pertinent to the redesign of the front portion of the City Hall site in conjunction
with the proposed Palisades Garden Walk/Town Square park project. The
modified design proposal includes the retention rehabilitation and /or relocation of
certain existing historic character defining elements of the site in addition to
reconfiguring the site topography and grade the installation of new landscaping
and hardscape materials a central water feature new benches and seat walls,
and lighting Pursuant to Santa Monica Municipal Code Section 9.36.140, a
Certificate of Appropriateness shall be required for any proposed alterations
restoration construction removal relocation demolition in whole or in part, of or
to a Landmark or Landmark Parcel.
Mr. Albright presented the staff report and introduced the James Corner Field
Operations design team. Staff recommended that the Commission approve the
revisions to 11 CA -005, with conditions, based upon the draft findings in the staff
report. Mr. Albright stated that the applicants are requesting 35 minutes to make
their presentation. Commissioner Bach made a motion to allow the applicants 35
minutes to make their presentation. Commissioner Fresco seconded the motion.
The motion as approved by voice vote.
The Commission made ex pane communication disclosures.
The following members of the public addressed the Commission: Karen Ginsberg
(Assistant Director of Community and Cultural Services), Christy McAvoy
(Historic Resources Group), James Corner (James Corner Field Operations),
Lisa Switkin (James Corner Field Operations), Sarah Astheimer (James Corner
Field Operations), and James Garland (Fluidity Design Consultants). Ms.
Ginsberg summarized the consultant's report and stated that the revised design
meets the intent of Secretary of the Interior's standards. She also summarized
staff's discussion with the Gold Star Mothers and stated that the group was not
aware of the plaque; staff is scheduled to meet with representatives of the Gold
Star Mothers in October 2011. Ms. Ginsberg reported that the roses were
already in place in 1951 when the City Council, at the request of the Gold Star
Mothers, dedicated the plaque on Armistice Day. Ms. McAvoy, Ms. Astheimer
and Mr. Garland presented the consultant's report. Ms. Switkin answered
questions from the Commission.
Ms. McAvoy stated that the project should be judged by the impact it will have on
character - defining features of the landmark and landscape. She described
various photographs which show how the character - defining features originally
appeared and how they appear today. She stated that the landscape is
historically significant because of its association with the landmark City Hall
building, as the dominant feature on site, and the existing landscape is the
setting associated with the site. She stated that the modified design preserved
the majority of the character - defining features.
Mr. Corner stated that his firm was asked to consider Palisades Garden Walk
and Town Square as a whole, breathe new life into this part of Santa Monica,
and reestablish this area as the heart of the City. He stated that the designers
tried to connect elements of Palisades Park, the oceanfront, the Pier and the
Village to Town Square and noted that the geometry of the park becomes more
formal and respectful as it moves closer to City Hall. Mr. Corner stated that the
applicants met extensively with various community groups and the City Council
asked for a bolder design than was previously presented and approved. He
stated that the community desired Town Square to be a social space and
2
described the ideas that the community requested. He stated that all of the
design iterations have tried to maintain the following: [1] keeping the frontage
open; [2] respecting the symmetry of the space; [3] respecting the stateliness of
Town Square; and [4] keeping the design graceful and respectful. He stated that
there are four philosophies that the designers used to create the design: [1]
connect Town Square with Palisades Garden Walk; [2] improve the space for
public gathering, social use, and public discourse; [3] preserve the open
character and symmetry of the space; and [4] enhance the integrity of City Hall
and its significant features.
Mr. Corner described some of the design changes and added that the changes
are reversible and the design respects the current proportion of the hard and soft
elements. He stated that there will be a rolling topography, which will be
enhanced with grasses, flowers, and seat walls. He stated that the Western
Sycamores on the side of the park will help frame the fagade of City Hall. He
stated that the water feature, which will replace the rose garden, would continue
the memorialization by replacing 52 roses with 52 water jets.
Ms. Astheimer described the technical details of the design. She stated that the
footprint of the lawns will be maintained and the majority of the surface remains
the same. She stated that the location of two planters along City Hall will be in a
similar position as the original planters. She stated that there will be twenty -eight
sycamore trees planted in Town Square. She stated that there will be seven high
points, which could reach heights of up to four feet above existing grade; most of
the high points reach three and one -half feet above existing grade. She stated
that the series of seat walls will assist in retaining some of the topography, which
will increase the sociability of the space. She added that plantings on top of the
hill will not obstruct the view of the fagade of City Hall. She described the
plantings that will be used for the site.
Ms. Astheimer stated that a water feature will be situated in the existing footprint
of the rose garden. She described the water feature as a reinterpretation of the
rose garden and a symbolic source of water which runs throughout the entire
park. She stated that the existing dedication marker for City Hall will remain in
place; however, the applicants are proposing to remove the plaque that was
dedicated by the Gold Star Mothers and replace it with a new dedication marker
that will be appropriate for the water feature. She stated that the third plaque will
be relocated on the site with the flagpole.
Mr. Garland stated that the water feature is not level since there is a one -foot
drop. He stated that the water feature is subdivided into eight shallow terraces
(the first seven are in Town Square) which will cause the water to flow from one
terrace to another; the lowest section will not contain plantings. He described the
water feature and stated that there will be four cascades. He stated that the
water feature will be lighted; he described the jets of water and the way the water
will flow. He stated that the runnel will have slow- moving water.
3
Ms. Astheimer stated that the applicants are proposing to adopt the existing
footprint and score pattern of the hardscape. She stated that the existing
hardscape will be replaced with a consistent surface that will unify the space.
She stated that the applicants are proposing to use an aggregate whose color,
size and texture is identical to the original concrete; she added that the coloration
of the cement that binds the aggregate together will be in a slightly warmer tone
and she explained how the color variation is appropriate.
Ms. Astheimer stated that the applicant is preserving the existing sustainable
garden and other planted areas. She stated that the entrance area will
experience the most change to its footprint since the applicants are proposing to
install a second ramp to the northern side of the entrance area to restore
symmetry to the fagade. She stated that the applicants plan to remove the
awning, junipers, and railings. She stated that the ramp will be lengthened so
that handrails will not be required, although the existing sustainable garden will
be affected. She stated that four new railings will be placed on the stairs and the
northern planter will be modified to match the southern planter. She stated that
lighting will be installed to illuminate the fagade of City Hall. She described the
design of the railings on the stairway and the benches.
Ms. Astheimer stated that there are few changes to the lighting design that was
introduced during the May 23, 2011 Landmarks Commission meeting. She
stated that the lighting was designed to minimize the use of poles or lighting
gear, which could be seen during the daylight hours. She described the layout of
the lighting.
Ms. McAvoy stated that the general symmetry and shape of the historic site is
recognizable in the new design. She stated that the symmetrical configuration of
the landscape and hardscape defines the geometry of the site, which is the most
important character - defining feature. She stated that the majority of the
character - defining features were retained in the proposal; the proposed design
uses a different hardscape material and the impacts to three of the character -
defining features that deal with this change are something that the Commission
must evaluate. She stated that alterations to the site are reversible and the
proposed design retains the function of the City Hall site. She stated that the
proposed design meets the intent of the Secretary of the Interior's standards
despite the removal of material.
Commissioner Bach thanked the applicants for the presentation. Commissioner
Bach asked how integral is the topography at the rises to the overall design
concept of the seat walls and planting beds. Mr. Corner responded that the seat
walls would look like additions if the lawn remained flat. He added that gently
scalloping the ground will result in a more sculptural topographic condition. Mr.
Corner stated that the park would look sterile if the design did not include
scalloping the ground. Commissioner Bach noted that the highest berm is about
M
four feet above grade; adding planting material on top of the hill will increase its
overall profile. Commissioner Bach asked how dependent is the design concept
on those particular heights. Mr. Corner responded that a four -foot high berm with
plantings on top is modest since the effect of a gently rolling surface is beautiful
and will probably not have an impact on the fagade. Ms. Switkin added that the
grasses are on lower points of the hill.
Commissioner Fresco asked why the layout of the palms is asymmetrical. Ms.
Astheimer responded that the City is unable to plant a palm where a utility
structure and a monkey puzzle tree are located. Commissioner Fresco asked
staff why the bricks are not ADA compliant. Ms. Astheimer stated that a yellow
stripe will be applied to enhance the visibility of the edge. Ms. Switkin added that
a condition where there is an edge must be marked. Commissioner Fresco
asked for a description of the runnel and asked if the runnel meets safety
standards. Mr. Garland stated that the runnel is less than one -half inch in depth
and described how the runnel operates. Commissioner Fresco asked to define a
"high- caliber pollarded sycamore." Ms. Astheimer responded that the width of
the trunk and the size of a pollarded tree are large. Commissioner Fresco asked
if the leaves of a pollarded sycamore become smaller. Ms. Astheimer responded
in the negative and added that pollarding the sycamore will create a neater,
straighter, and symmetrical tree. Commissioner Fresco asked if pollarding will
stunt the growth of the trees. Ms. Switkin stated that coastal and urban
conditions of the site should dwarf the height of the trees. Commissioner Fresco
asked to explain evaporation issues of the water feature. Mr. Garland responded
that water loss will be minimal.
Commissioner Lehrer asked how tall the trees will grow when they are fully
grown. Mr. Corner responded that they could grow up to fifty feet high.
Commissioner Lehrer asked if the applicants have considered leaving the brick in
place since it is historic. Ms. Switkin stated that they considered everything and
the proposed design is the best option that has been created to this date.
Commissioner Kaplan stated that the current landscape is the only formal Beaux
Arts ceremonial open space in the City and the proposed design intends to bring
energy back into this space. She stated that a significant amount of material is
being removed and transformed into sustainable planting grass which is not
walkable. Commissioner Kaplan asked if large formal public ceremonies at the
site are precluded by the proposed design and how much square footage will be
removed from the lawn to transform that area into sustainable plantings. Ms.
Switkin responded that capacity studies were done on Town Square and the
conclusion is that this area will be able to accommodate large gatherings. She
stated that the lawns will function better because patrons could sit on the seat
walls and the lawns. Commissioner Kaplan asked if lighting is integrated into the
curved walls. Ms. Astheimer responded in the negative and stated that lighting is
concentrated into the entry area and the sidewalk. Ms. Astheimer added that the
benches will have an underlight.
5
Commissioner Genser asked if the new plaque will be a reference to the roses.
Ms. Switkin responded that staff will need to discuss this with the Gold Star
Mothers.
Commissioner Bach asked if the sycamore trees are too closely spaced. Ms.
Switkin responded that spacing was based upon recommendations by planting
consultants. Commissioner Bach asked to describe the following: [1] other
options that were considered regarding the ramp so that the brickwork and
original planter could be retained; and [2] the impact to the design when
shortening the ramp and introducing railing. Ms. Switkin responded that the
designers explored other options in order to attain a grade so that railings would
be unnecessary; the ramp was designed to achieve the least amount of
disturbance to the planter. Ms. Switkin stated that more of the planter could be
retained if a steeper ramp grade was incorporated into the design; however,
hand rails will be required.
Commissioner Fresco stated that the proposed design is an improvement over
the previous one. She stated that the design of the bench walls is good.
Commissioner Fresco suggested that the front portion of the planter be restored
because the volume of the planters gives City Hall another dimension of depth.
Commissioner Fresco suggested that the color of the pavement should be
restored in -kind and that yellow cement could replace the brickwork as a way of
representing the bricks. Commissioner Fresco stated the trees should not be as
dense as designed. She stated that the lilies around the edges of the water
feature are acceptable. She suggested that roses should be incorporated into
the design of the water feature.
Commissioner Genser approved of the water element connecting'both parks.
However, he stated that it is important to retain the brickwork because it is
historically intact and it would be the only original landscape element that would
remain. He stated that the symmetrical design is acceptable but he expressed
concern about the four -foot high berms and the minimization of the grassy areas.
Commissioner Kaplan stated that there are wonderful aspects to the design such
as the benches and the iteration of the rose garden. She expressed concern
about the berms, the retaining walls, and the lack of unification of the space. She
stated that the area with sustainable grasses creates too much of a separation of
space and interferes with the character identification of the historical space. She
presented some options for improvement so that the space retains the quality of
largeness to it. She stated that she is unconcerned about the brickwork and the
entrance; she stated that the yellow transitional element in the steps might be too
saturated and there could be integration of the concrete color that references the
bricks. Commissioner Kaplan asked if the junipers could be relocated. Ms.
Ginsberg responded in the negative because the roots are compromised by the
building; the junipers by the street will be transplanted.
131
Commissioner Bach stated that further exploration of how the brickwork could be
retained should be studied, especially the brickwork at the entry area.
Commissioner Bach stated that the applicants might explore the retention of the
original planter bed footprints and consider using a steeper ramp, which will allow
the junipers to be retained. She stated that the color palette is wonderful and
restrained, the preservation of the footprint is wonderful, and the simplification of
the plan seems inviting and people - friendly. She stated that the topography does
not need to be as dramatic to maintain topographic variation. She stated that
Town Square is not a large park and there are too many elements. proposed.
She stated that the park is a clear contemporary statement that respects the
historic landscape and the seating strategy will draw more people into the park.
Commissioner Lehrer stated that the revised design is a significant
accomplishment which blends the overall historic character of the landscape with
an interesting interpretation of the character - defining features. She appreciated
that the structure of the rose garden has been retained and added that the water
feature is poetic. She stated that the color palette of the hardscape is
acceptable. However, she stated that the planting beds should have some
variation of color. She stated that she likes that the seating areas are designed
as an overlay over the existing lawn. She expressed concerned that the planted
area with the tall grasses and aloe is too great a contrast with the grass area; the
planting palette should be toned down to integrate with the areas that are only
grass. Commissioner Lehrer suggested that the applicants should consider
reducing the number of pollarded sycamores. She expressed concern about the
loss of green at the entryway area of City Hall; she stated that the northern
planter box could be cut so that plantings could be retained in this area. She
stated she is reluctant to lose the brickwork because it is an important character -
defining element which ties the architecture of the building to the landscape.
Chair Pro Tempore Shari stated that the current iteration is successful and that
reimaging the rectangle in the middle is one of her favorite aspects of the design.
She stated that she also liked the way the aggregate surface material will tie
everything together; she stated that the brick could be eliminated because the
surface material will tie in with the tile around the entry. She stated that the
removal of the junipers opens up the center of the building. Chair Pro Tempore
Shari expressed concern about the topographical changes to the site and
suggested that the number of sycamore trees should be reduced to one row of
trees, so that sightlines of the landmark are not impaired.
Commissioner Genser made a motion to support the proposal as presented with
the following changes: [1] to retain the brickwork in front of City Hall, the
brickwork that defines the water feature and brickwork on the other side of the
walkway; [2] to reduce the number of trees; and [3] to minimize the decorative
grass area where the proposed seat walls are located. Commissioner Lehrer
seconded the motion.
VA
Commissioner Bach asked the Commission if the footprint of the planter beds
that flank the entryway of City Hall should be maintained. Ms. Switkin asked the
Commission if their concerns would be alleviated if the seat wall is changed to a
planter. Commissioner Bach stated that this would bring up the volume.
Commissioner Fresco suggested that the applicants consider putting the bike
racks to the side of the site. She suggested that the hand railings in front of City
Hall be similar to the ones on the benches. Ms. Switkin stated that this style of
railings violates code. Commissioner Fresco suggested that the seat wall at the
southwest corner of the lawn be more acutely angled to give the green space
more area.
Chair Pro Tempore Shari reviewed the conditions of the motion as follows: [1]
reduce the number of trees in each row to four or five trees; [2] minimize the
decorative grass area on the lawn; [3] retain the original front entry design,
including planters; and [4] retain the original brickwork. Commissioner Bach
stated Condition #3 should read 'retain the original planter footprint or profile."
Ms. Ginsberg stated that a ramp will need to be erected if the planter is retained.
Chair Pro Tempore Shari asked the design team when the construction
documents need to be completed. The design team indicated that the
documents need to be completed as soon as possible.
Commissioner Genser suggested that approval of the conditions should be
handled by staff and the consultants except for the planters. Commissioner
Fresco agreed with Commissioner Genser and emphasized that it is important to
retain the existing depth and height of the planters. Ms. Switkin stated that the
design team is sensitive to the issues of the Commission and feels that they
could address them with staff.
A roll call was taken for the motion and was approved by the following vote
AYES: Bach, Fresco, Genser, Kaplan, Lehrer
NAYS: Chair Pro Tempore Shari
ABSENT: Chair Berley
ATTACHMENT F
Memorandum from PCR Services — August 2011
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk's office and the Libraries.
22
Memorandum
PCR
=r�
To: Scott Albright, City of Santa Monica DATE: September 8, 2011
CC:
FROM: Jon L. Wilson, LEED AP, M.Arch., Senior Architectural
Historian, and Margarita J. Wuellner, Ph.D., Director of Historic
Resources
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SANTA MONICA CITY HALL
LANDSCAPE AND GROUNDS
PCR Services Corporation (PCR) has conducted a site visit of the property referenced
above, the landscape and grounds on the southwest side of the City of Santa Monica City Hall site.
We have also reviewed the "Santa Monica Town Square Project Analysis" drafted by Historic
Resources Group, along with the project diagrams, renderings, and conceptual drawings of the
proposed project by James Corner Field Operations. The City Hall building and site at 1685 Main
Street was designated City of Santa Monica Historic Landmark #10 in 1979. The property was
designated under criteria 1, 2, 31 4 and 5 of the City's Landmark Ordinance. The property was
formally determined eligible for listing in the National Register of Historic Places in 1996 as the
result of survey conducted for FEMA after the Northridge earthquake by Historic Resources Group
(HRG) to comply with Section 106 of the National Historic Preservation Act (NHPA). By virtue of
this determination, the City Hall was included in the California Register of Historical Resources.
Therefore the proposed project was evaluated for compliance with the City of Santa Monica's
Landmark Ordinance, and for compliance with the California Environmental Quality Act (CEQA).
PCR has reviewed the proposed plans for the property with respect to compliance under the
applicable preservation design and treatment guidelines, and hereby submits the following
comments to the City of Santa Monica.
The landscape and grounds of the City of Santa Monica City Hall is a contributing
component of the larger City Hall site. Character - defining features of the landscape are significant
contributing historic elements of the City Hall site. Any proposed change to the landscape of this
historical resource should respect the design intent, layout, and materials of the historic landscape.
For CEQA compliance, any proposed maintenance, repair, stabilization, preservation, restoration,
reconstruction, conservation, and /or rehabilitation should be conducted in a manner consistent with
the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring, and Reconstructing Historic Properties (1995) Weeks and
Grimmer (Standards). A summary of how the proposed project complies with the "Standards for
Rehabilitation" is provided below. Specifically, Standards one through eight address treatment of
historic fabric to be retained, while numbers nine and ten of the address new construction. The
Town Square Project proposes compatible new landscape design alterations as well as rehabilitation
treatment of retained contributing historic landscape features. Therefore, this discussion is focused
on preservation treatment of historic fabric as well as design compatibility of the proposed Town
Square Project (Project).
233 Wilshire Boulevard, Suite 130, Santa Monica, CA 90401 INTERNET www.pernet.COM TEE 310.451.4488 EAx 310.451.5279
Memorandum
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
WORK PROPOSED
The proposed Project calls for changes to the existing landscape fronting the primary
entrance to City Hall. Changes to the existing landscape are needed to connect the City Hall grounds
to the proposed new City park on the former Rand Institute property located between Ocean Avenue
on the west, the proposed extension of Olympic Boulevard to the south, Main Street to the east, and
the Santa Monica Freeway to the north. The new park, designed by James Corner Field Operations,
is a highly developed urban design that transforms the virtually flat open lot into a contemporary
landscape with curvilinear walkways, changes in elevation, water features, and new plantings. With
its non - conventional circulation path, the design of the new park creates a public space with a
diversity of potential public experiences, settings, and interactions. The primary circulation through
the new park terminates at Main Street across the street from City Hall and lined up with the center
of the existing commemorative rose garden. The following discussion evaluates the redesign of the
southwest City Hall landscape.
ANALYSIS
Circulation
The existing circulation paths at City Hall are orthogonal in design and symmetrical in plan,
which was intentional in order to complement and refer to the classically inspired symmetry and
proportion of the Moderne City Hall building. The walkways contribute to the overall design of the
City Hall site in both their materials and design intent. Brick borders frame the commemorative
garden, the front lawn spaces, and entrance landing. Brick stairs also lead to the entranceway. While
City Hall does not include brick construction or veneer on the building, the brick use in the
landscape appears to be a design feature that connects the landscape to the building by visually
moving from Main Street through the landscape to the to the edge of the building and terminating at
the base of the decorative tile -work on the primary fayade. The earth tones of the brick are a visual
connection to the the and a seamless design feature. Although the origin of the brick is unknown, it
might have been produced by the Gladding MCBean Company along with the decorative tile as a
singular design. The proposed plan calls for the removal of the brick circulation borders and the
brick stairs. Concrete stairs would replace the brick stairs, and scored concrete (scored at the
location of the removed bricks) would replace the brick borders. Because the bricks are character-
defining features of the City Hall site that contribute to the overall significance of the site, the
removal of the bricks would "destroy historic materials that characterize the property," and would be
a negative impact to the existing City Hall site.
PCR Services Corporation Page 2 September 8, 2011
Memorandum
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SAN'T'A
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
PCR
T
The existing scored concrete walkways and concrete curbs along the primary circulation path
and the curbs framing the commemorative garden are in fair to poor condition. Some sections of the
curbing have been replaced. The proposed Project intends to replace the scored concrete walkway
and curbing with in -kind replacement. While repair rather than replacement is, in general, the
recommended rehabilitation treatment for historic materials, the fair to poor condition of the
concrete walkways and curbing make in -kind replacement an acceptable alternative and compliant
with the Secretary of the Interior's Standards.
Planters
There are two planter beds with low concrete walls flanking both the north and south sides of
the brick entrance stair that span from the outer edge of the City Hall building to the edge of the
stair. The south concrete planter was altered to add an ADA ramp. The north planter retains its
original walls and configuration. The proposed Project intends to preserve the planter locations and
add new ADA ramps, on both the north and south side, which run horizontal to the building. The
existing ADA ramp on just the south side visually disrupts the design intent of the highly
proportioned fagade of the City Hall building. Since ADA ramps are required, this new design is an
overall improvement to the entranceway, as it preserves the original planters, and recreates the
proportion and symmetry expressed by the City Hall building.
The existing 1950s commemorative rose garden replaced the earlier plantings in the central
planter bed. The proposed landscape redesign intends to remove the rose garden and replace it with a
water feature that includes 52 water sources to reference the 52 rose plants. The dimensions of the
central planter will remain and its use as a commemorative space will be retained. Furthermore, the
water feature is reversible in that it could be removed and the space replanted in the future.
Planted Spaces
The two expansive lawns that flank the central walkway on the north and south retain their
original turf plantings. The edges of the lawn along the central walkway include small trees and
other plantings. A walkway on the north and south edge of the lawns delineates their outer edge,
while the Main Street sidewalk forms the west edge. The proposed landscape redesign will remove
the turf, trees, and other plantings. The two expansive lawns will be remodeled to create design
cohesion with the new park across the street. The lawn spaces will have multi - elevations, low
curvilinear walls, a diversity of plantings, and two rows of trees on both the north and south edges.
The design intent is to create a more dynamic and varied public space with more possibilities for
social interaction and experience. While the diversity of form and non - symmetry of the
contemporary lawn redesign is representative of a distinctively different design language and
PCR Services Corporation Page 3 September 8, 2011
Memorandum
RE: REVIEW OR "SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
PCR.
typology and therefore does not support or compliment the classical architectural order or Moderne
style of the City Hall building, the new landscape design does conform to the Secretary of the
Interior's Standards by its continuity of use, reversibility, and its retention of the original footprint of
the lawn spaces. The design intent of the original north and south lawns was to create a public space
at City Hall where the lawn could be used for civic interaction connecting the population to its
government. Although used for events, the lawn spaces have largely failed as generators of public
interaction and activity. The new design could increase public use, which would be compatible with
the original design intent of the space. Also, the redesign is reversible in that it could be scraped in
the future and the turf replanted. However, the proposed two rows of trees on the north and south
edges of the lawn (which do complement the monumentality of the City Hall building) would block
the line of sight of the City Hall building from Main Street when travelling either north or south. The
open views of City Hall are an important design characteristic of the original design. Possibly a
single tree row on each side and /or widening the intermittent spaces between the trees (as was done
when the trees were originally planted in this location ca. 1940), could alleviate the potential change
to the line of sight from Main Street.
The planted spaces adjacent to the City Hall building will be retained and the non-
contributing plantings removed and partially replanted.
REVIEW RESULTS
The proposed Project was reviewed against the Secretary's Rehabilitation Standards. In
summary, the Project largely appears to meet the intent of the Standards despite replacement of
some contributing historic material. The proposed Project conforms to standards 3, 4, 7, 8 and 9; but
does not fully conform to standards 1, 2, 5, 6, and 10 for the reasons detailed below. Preparation of
a Historic American Landscape Survey report (HALS) should be required for project approval.
1. A property shall be used for its historic purpose or be placed in anew use that requires
minimal change to the defining characteristics of the building and its site and
environment.
The City Hall building and associated setting that comprise the historic property shall
continue to be used for its historic purpose as the seat of local government. The proposed
Project supports and enhances the government and public use of the City Hall landscape.
The proposed Project requires minimal change to the defining characteristics of the primary
resource, being the building, and it's contributing site and environment, being the associated
landscape and grounds of the property. The majority of the original surviving and character-
PCR Services Corporation Page 4 September e, 2011
Memorandum
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
(4111��Ill�dii, ;; P C R
J!'
defining hardscape and softscape elements that comprise the landscape architecture of the
property setting will be retained or replaced in kind, and those that will be removed shall be
replaced with elements that reflect the historic design characteristics of the property and
continue its historic purpose, leaving the historic integrity of the property as a whole
unimpaired. The aesthetic characteristics of the original design that define the property's
architectural significance shall be retained, and the historic purpose of the property shall
continue to be supported by the proposed Project. While some changes to contributing
landscape features of the property will occur, these changes will not alter the property's
historic purpose and will require no change to the building and relatively minimal change to
the site overall.
Replacement of the Memorial Rose Garden with a water feature shall continue the historic
commemorative purpose of this landscape element, which was an addition in 1951 within an
original rectangular planting box. The rose garden will be removed and replaced with a
water feature within the same rectangular footprint. The water feature shall maintain the 52
sources of water as allegorical references to the 52 commemorative rose bushes, and the
water feature shall be low in profile reminiscent of the historic plantings. However, the
original dedication marker will be removed as the area will be rededicated with a new
marker.
The broad grass lawns in front of City Hall will be substantially re- landscaped under the
proposed Project, but shall retain their historic use. The design, dimensions and function of
the lawns both as open public space and as the visual platform and frame for the historic
building, shall be retained.
The circulation use, pattern and footprint of the sidewalks shall be maintained within their
original locations, but the original scored concrete sidewalk material shall be removed. The
material will be replaced with compatible substitute material of the same composition and
laid in a similar pattern.
The proposed Project generally conforms to Standard 1. Some relatively minimal changes to
the site would occur by the replacement of the dedication marker with a new marker,
replacement of the Memorial Rose Garden with a commemorative water feature, re-
landscaping of the broad grass lawns, and replacement of the sidewalks with compatible
substitute material. These changes would not detract from the significance of the historic
property as a historical resource.
PCR Services Corporation Page 5 September S, 2011
Memorandum
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
It is recommended the contributing landscape be recorded in a Historic American Landscape
Survey (HALS) report by a qualified preservation consultant prior to the commencement of
ground disturbing activities or construction. It is also recommended that the plaque from the
original dedication marker be salvaged and preserved by the City or donated to the Gold Star
Mothers or the Santa Monica Historical Society, or offered to the public. With the adoption
of these recommendations the proposed Project would conform fully to Standard 1.
2. The historic character of a property shall be retained and preserved. The removal of
historic materials or alteration of features and spaces that characterize a property shall
be avoided.
As discussed above, the important character - defining features of the property shall be
retained and preserved. The proposed Project shall retain the historic building in its entirety,
and shall retain the contributing landscape design elements and spaces as well as a majority
of physical historic features. Nevertheless, removal of historic material and alteration of
features and spaces that characterize the property cannot be entirely avoided. Some removal
of historic materials and alteration of features would occur under the proposed Project,
including necessary modifications for access, and improvement of existing worn paving with
new compatible material. The memorial rose garden and dedication marker would be
removed and replaced with a commemorative water feature within the same footprint. The
rose garden was an addition to the site in 1951 which modified the original 1939 planting
bed. The roses in the garden are reaching the end of their life. Roses are not a sustainable
plant and require considerable care and cost to maintain.
The proposed Project generally conforms to Standard 2. The majority of the alterations
would not adversely impact the significance of the historic property. However, there are two
proposed alterations that would result in a significant adverse effect. The proposed plan calls
for the removal of the original concrete curbs and brick material bordering the sidewalks,
commemorative garden, and the concrete stairs and brickwork bordering the steps. The
removal of the brick sidewalk and stair borders in particular, which is both an architectural
design and material feature that connects and unifies the landscape with the architecture of
the building, would "destroy historic materials that characterize the property" and would
result in a negative impact to the existing historic property. It is recommended that the brick
borders be retained under the proposed Project or photographically documented in detail and
context views in a HALS report prior to removal.
The open views of City Hall are an important characteristic of the original design of the
building and setting. The proposed double rows of trees would be densely and closely
PCR Services Corporation Page 6 September 8, 2011
Memorandum
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
PCR
planted, which will obscure the important open views of City Hall from Main Street as well
as views within the property across the front portion of the site. Possibly a single tree row on
each side and widening the intermittent spaces between the trees could alleviate the potential
change to the line of sight towards City Hall from Main Street. If the existing character of
the views cannot be preserved, it is recommended the views of the site be appropriately
recorded in a HALS report.
With incorporation of these recommendations and /or completion of a HALS report as a
condition for approval, the proposed Project would conform to Standard 2.
3. Each property shall be recognized as a physical record of its time, place, and use.
Changes that create a false sense of historical development, such as adding conjectural
features or architectural elements from other buildings, shall not be undertaken.
The proposed Project conforms to Standard 3.
4. Most properties change over time, those changes that have acquired historic
significance in their own right shall be retained and preserved.
The proposed Project conforms to Standard 4.
5. Distinctive features, finishes, and construction techniques or examples of
craftsmanship that characterize a property shall be preserved.
The majority of historic character - defining features, finishes, and construction techniques
and examples of craftsmanship that characterize the property shall not be affected by the
proposed Project and shall be preserved. Nevertheless, the proposed Project shall alter
and /or remove some contributing character - defining landscape features due to necessary
modifications for ADA paths, replacement of the Memorial Rose Garden with a compatible
commemorative water feature, removal and replacement of concrete curbs, brickwork and
sidewalks, and removal and replacement of the concrete entrance steps and brick border.
The proposed Project does not fully conform to Standard 5 because of the removal and
alteration of historic landscape features, materials and finishes. Particularly, removal of the
brickwork bordering the sidewalks and stairs, which is both an architectural design element
and a material feature that connects and unifies the landscape with the architecture of the
building, would result in a negative adverse effect on the historic property. It is
recommended that the site be recorded in a HALS report to document existing conditions,
PCR Services Corporation Page 7 September 8, 2011
Memorandum
RE: REVIEW OF "SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CTTY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
(�III���IIViI�� P C R
features, materials and finishes. The HALS report shall contain sufficient documentation so
that it may be utilized as a reference, should the proposed landscape improvements be
removed in the future.
6. Deteriorated historic features shall be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature
shall match the old in design, color, texture, and other visual qualities and, where
possible, materials. Replacement of missing features shall be substantiated by
documentary, physical, or pictorial evidence.
As discussed above, contributing landscape features shall be removed or altered as a result of
the proposed Project. The design and preservation approach under the proposed Project
focuses on retaining the design intent and integrity of the historic property as a whole while
allowing for necessary improvements and landscape enhancements that support the
continued public use of the site as a part of the Town Square Project. Where the severity of
deterioration requires replacement of a distinctive feature, the new features are not truly in-
kind replacements, rather, they are similar or compatible replacements that are respectful of
the design, color, texture and visual qualities of the historic property. The proposed Project
complies with the general intent but does not fully conform to Standard 6. Therefore, it is
recommended a HALS report be prepared for documentary purposes to record the existing
physical conditions prior to any future landscape changes.
7. Chemical or physical treatments, such as sandblasting, that cause damage to historic
materials shall not be used. The surface cleaning of structures, if appropriate, shall be
undertaken using the gentlest means possible.
The proposed Project conforms to Standard 7.
8. Significant archeological resources affected by a project shall be protected and
preserved. If such resources must be disturbed, mitigation measures shall be
undertaken.
The City Hall site underwent substantial ground disturbing activities at the time of its
construction and therefore likelihood of encountering archaeological resources is relatively
low. No known archaeological resources would be affected by the Project. Therefore, the
proposed Project appears to conform to Standard 8.
PCR Services Corporation Page 8 September 8, 2011
Memorandum
RE: REVIEW OF "SAN'T'A MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
P
It should be noted, however, that archaeological monitoring has been required for previous
ground disturbing activities around City Hall.' The site was previously occupied during the
historic period and evidence of prehistoric activities in Santa Monica has been previously
recorded. Therefore, it is recommended the City exercise care in all excavation activities and
be alert to any indication of archaeological deposits or concentrated historical building
materials, i.e. foundations, privies, collections of refuse, etc. It is further recommended that
the City retain an archaeologist (the "Archaeologist ") who meets the Secretary of the
Interior's professional qualifications to oversee excavation of the site to observe for deposits
of cultural materials.
9. New additions, exterior alterations, or related new construction shall not destroy
historic materials that characterize the property. The new work shall be differentiated
from the old and shall be compatible with the massing, size, scale, and architectural
features to protect the historic integrity of the property and its environment.
The proposed Project largely conforms to Standard 9 in that the new work is differentiated
from the old and is compatible with the massing, size, scale and architectural features of the
historic property and would protect the historic integrity of the property and its environment
as a whole. Some historic materials that characterize the property landscape would be
removed or altered; but the integrity of the property and its environment as a whole would be
retained. The proposed Project would conform to Standard 9.
10. New additions and adjacent or related new construction shall be undertaken in such a
manner that if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired
The proposed landscape improvement project is designed in such a manner that if removed in
the future, the essential form and integrity of the historic property can be restored (i.e. is
reversible) and, after restoration, the historic property and its environment would be
unimpaired. To fully conform to Standard 10, it is recommended that the site be recorded in
a HALS report that documents the essential form and integrity of the historic property. The
HALS report shall contain sufficient documentation that may be utilized as a reference
should the proposed landscape improvements be removed in the future. With incorporation
of this recommendation, the proposed Project would conform to Standard 10. .
Archaeological monitoring was previously required for the excavation of the City Hall jail foundations under the
Memorandum of Agreement among FEMA, SHPO, the California EMA and City of Santa Monica regarding the
Structural Seismic Retrofit, Partial Adaptive Reuse, and Related ADA Improvements of the Santa Monica City Hall.
PCR Services Corporation Page 9 September 8, 2011
Memorandum
RE: REVIEW OF 41SANTA MONICA TOWN SQUARE" PROJECT, SANTA
MONICA CITY HALL LANDSCAPE AND GROUNDS, SANTA
MONICA
CONCLUSION
i
PCR recommends that the Project be approved with the condition that the historic brick be
retained. If the brick is removed, PCR recommends that the Project be approved with the conditions
requiring the applicant to work with City staff to document the existing landscape by producing
Historic American Landscape (HALS) recordation including photography and a written history of
the Santa Monica City Hall landscape to help mitigate the removal of the character - defining brick
and other contributing landscape features. Also, PCR recommends further analysis and possible
redesign of the double rows of trees on the north and south lawns to reduce potential adverse visual
impacts to the City Hall building. Although no known archaeological resources would be affected
by the Project, archaeological monitoring has been required for previous ground disturbing activities
on the City Hall property. Therefore, PCR recommends the City exercise care in all excavation
activities and retain an archaeologist to monitor the excavations for archaeological deposits or
concentrated subsurface historical building materials.
PCR Services Corporation Page 10 September 8, 2011
ATTACHMENT G
Secretary of Interior's Standards
23
The Secretary of Interior's Standards
The proposed work must be undertaken in a manner consistent with the Secretary of
the Interior's Standards for the Treatment of Historic Properties, specifically the
Guidelines for Rehabilitating Cultural Landscapes. The proposed scope of work
includes rehabilitation as the primary treatment for the subject site. The Secretary of
the Interior's Standards define rehabilitation as, "The act or process of making possible
a compatible use for a property through repair, alterations, and additions while
preserving those portions or features which convey its historical, cultural, or
architectural values ". Of the four treatments, only Rehabilitation includes the
opportunity to make possible an efficient contemporary use through alterations and
additions;
An important consideration is that the Standards that will be applicable, "Rehabilitation ",
do not rule out changes and alterations to any of these features. The Standards allow
reasonable alterations, additions and changes to accommodate a compatible use of the
property provided that the overall effect, the sum of all contributing elements, does not
diminish the historic, cultural or architectural value of the City Hall site.
• Standard 1. A property will be used as it was historically or be given a new use
that requires minimal change to its distinctive materials, features, spaces, and
spatial relationships.
• Standard 2. The historic character of a property will be retained and preserved.
The removal of distinctive materials or alteration of features, spaces, and spatial
relationships that characterize a property will be avoided.
• Standard 3. Each property will be recognized as a physical record of its time,
place and use. Changes that create a false sense of historical development, such
as adding conjectural features or elements from other historic properties, will not
be undertaken.
• Standard 4. Changes to a property that have acquired historic significance in
their own right will be retained and preserved.
24
• Standard 5. Distinctive materials, features, finishes, and construction techniques
or examples of craftsmanship that characterize a property will be preserved.
• Standard 6. Deteriorated historic features will be repaired rather than replaced.
Where the severity of deterioration requires replacement of a distinctive feature,
the new feature will match the old in design, color, texture, and, where possible,
materials. Replacement of missing features will be substantiated by documentary
and physical evidence.
f Standard 7. Chemical or physical treatments, if appropriate, will be undertaken
using the gentlest means possible. Treatments that cause damage to historic
materials will not be used.
• Standard 8. Archeological resources will be protected and preserved in place. If
such resources must be disturbed, mitigation measures will be undertaken.
• Standard 9. New additions, exterior alterations, or related new construction will
not destroy historic materials, features, and spatial relationships that characterize
the property. The new work will be differentiated from the old and will be
compatible with the historic materials, features, size, scale and proportion, and
massing to protect the integrity of the property and its environment.
• Standard 10. New additions and adjacent or related new construction will be
undertaken in such a manner that, if removed in the future, the essential form
and integrity of the historic property and its environment would be unimpaired.
25
ATTACHMENT H
Project Plans
Electronic version of attachment is not available for review. Document is available for
review at the City Clerk's office and the Libraries.
26
TOWN SQUARE - AERIAL RENDERING PRESENTED TO THE LANDMARKS COMMISSION 9/20/11
TOWN SQUARE - REVISED SITE PLAN 9/30/2011
-- — Boundary of Landmark Parcel wfin
Project Limits
-- Previous Patent of Proposed Planting
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(Platanus recemosa)
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9/30/2011
LAWN AREAS - PROPOSED PLAN
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ENTRANCE AREA STAIR DETAIL
City of
Santa moldea"
October 25, 2011
Recreation & Parks Commission
1685 Main Street
PO Box 220C
Santa Monica, California 90407 -220C
Mayor Bloom and City Council Members
City of Santa Monica
1685 Main Street
Santa Monica, CA 90401
RE: Agenda Item: 6 -A, October 25, 2011 Appeal 11- APP -008 Town Square
Project Appeal
Dear Mayor Bloom and Council Members:
add -fn
Co A
OCT 2 5 2011
At its October 20, 2011 meeting, following a presentation of the design plans for
Town Square and an overview of the appeal of the Landmarks Commission
action, the Recreation and Parks Commission adopted a motion recommending
that the City Council uphold appeal 11 APP -008 and approve the Certificate of
Appropriateness application for the modified design of Town Square as with the
following additional recommendations.
• Restore the number of pollarded Western Sycamores to 7 per row as
initially proposed.
• Add shade trees to the central walkway to enhance the pedestrian
experience and shade the adjacent seating areas while minimizing
obstruction of the views of City Hall.
• If the Junipers are removed from the planters at the entrance to City Hall,
replace them with vegetation that is tall enough to soften the fagade of
City HAIL
• Eliminate the brick footprint scoring as proposed.
In. its motion the Commission requested that a letter be transmitted to you for
your consideration in review of the proposed project.
Sincerely,
Phil Brock
Chair
cc: Rod Gould, City Manager
Elaine Polachek, Assistant city Manager
Recreation & Parks Commissioners r
tel: 310 458 -8310 &A
OCT 2 5 2011