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HomeMy WebLinkAbout1988/03/29 - MINUTES ADJOURNED PLANNING COMMISSION/AAC JOINT MEETING TUESDAY, MARCH 29, 1988 Large Conference Room, City Hall 1 :30 p.m. ROLL CALL F-Y 1987-1988 Present Present Excused Absences Planning Commission this Meeting to Date to Date Larry Lapham, Chairman X 15 2 Hugh Curtis X 17 0 Martha Edgmon X 15 2 Brent Hough X 16 1 Earl Neel X 16 1 Gary Olsen - 15 2 Barbara Whitney - 13 4 AAC Present Chris Mills, Chairman Will Kleindienst Tom Doczi Brent Hough Martha Edgmon, Alternate Absent: Barbara Whitney, Alternate Gary Olsen, Alternate Staff Present: Marvin D. Roos, Planning Director Dave Forcucci , Zoning Enforcement Margo Williams, Planner Ken Feenstra, Redevelopment Director Mary E. Lawler, Recording Secretary Chairman called the adjourned meeting to order at 1 :50 p.m. Approval of Minutes See Page 5. March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 2 ARCHITECTURAL APPROVAL ITEM Approval of architectural cases is valid for two years. The approval granted must be exercised within that time period unless extended. CASE 3.752. Application by JOHN WESSMAN for architectural approval of revised plans for remodel of the McCallum Civic Center complex at the southeast corner of Tahquitz Way between S. Indian Avenue/S. Palm Canyon Drive, CBD Zone, Section 15. ARCHITECTURAL ADVISORY CO144ITTEE MEETING Redevelopment Director explained the project on the board stating that the court ruling on the case allows use of the courtyard itself for public purposes; that the wall around it will be removed which is a reasonable solution; and that there will be no removal of any of the building; that since the Billie Lou Floan Room cannot be removed, the area will not have a planter and will have access through the project from the center of the museum addition. He stated that the center element of the building now comes over the sidewalk and gives an entrance; that the original theme tower has been relocated; that the architectural style has changed since Louise's Pantry and the Willard property cannot be razed; that relocation of the Louise's Pantry business is too expensive and that the business will remain with architectural changes around it; that a two-story element will be constructed adjacent to Louise's Pantry; that windows will be changed on the Plaza courtyard side and a planter constructed; that columns on the restaurant will be brought forward into the right of way; that a new stairway will be built to add an architectural element; that there will be a second story retail area; and that there will be no penetration to the existing theater with the theater to remain as it is. Chairman asked if the same tile and finish detail will be used as is on the Plaza. John Wessman, Rancho Mirage, project developer, stated that he never intended to remodel the theater. He described the renovations to Louise's Pantry including replacement of the broken picket fence (which screens the air conditioning) with a plaster wall . He stated that the two-story element behind the restaurant steps down to a one-story element; that there is a better view of the building without the tower element; that rental space was sacrificed to bring pedestrians into the center and for easier leasing of the space; and that if the owner of the Plaza ever wishes to integrate the two properties, it can be done. He explained that since second story space is difficult to lease, a second elevator will be added and the existing one used as a service elevator; and that he hoped to make the second story space as attractive as possible. He stated that the service alley behind the theater will stay; that an access easement is necessary for access to the trash area because the trash location is the only logical March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 3 one; and that trash containers will be pulled out for pick up since the alley is too narrow for the garbage trucks. The AAC discussed the project with the applicant at the board. AAC Member Kliendienst questioned deletion of the variety on the Tahquitz side of the project. Mr. Wessman replied that as the major entrance the architect (Robert Altevers) felt a focal point was needed, and that there is a planter in a tight area which will be removed for larger dining space. Planning Director suggested that the planter be relocated to the sidewalk and back to the building to add plant color. In reply Mr. Wessman stated that a landscape plan will be submitted including large pots with trees. AAC Member Kleindienst stated that the building appears more vertical than the original one, and that the two-story element is prevalent on all sides. Mr. Wessman explained that the library building is not shown on the plan and only the two-story buildings are being viewed; that the octagonal building on Indian Avenue will be submitted separately; and that there is access off Palm Canyon by moving the buildings back. AAC Member Kleindienst stated that the former submittal had more variety and the revised plan has the same element used repeatedly and is a massive, singular design without enough variety, making the design boxy. He stated that he had concerns about two-story elements on Tahquitz. AAC Member Doczi agreed that the new elevations are not as articulated as the original submittal . Mr. Wessman explained that the theater building in back is not seen in the drawings; that some of the buildings extend to Palm Canyon for articulation; and that there have been changes to the Indian Avenue side which soften the appearance with a lower building element and a stairway. He stated that he could no longer develop the original plan because of court rulings; therefore, the architecture has changed. Commissioner Edgmon stated that the project is good, but there is redundancy and that the articulation cannot be seen in the elevations on the board. Commissioner Hough stated that he liked the project, but has concerns about the two-storied appearance of the project, and that he could not see the articulation on the flat plan; that if there were some articulation in the awnings and if the library March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 4 steps down, the project would be more pleasing. Mr. Wessman described the articulation along Palm Canyon including setbacks, the tower, the columns outside the property line, and the recessed windows. He stated that the columns will float on four sides, and that the balcony is an architectural element, not a usable balcony. AAC Chairman Mills stated that the open two-story element is set back only two feet from the curb on Tahquitz although he understood the reason for the small setback, and that he felt the area would be too small , especially since Tahquitz will never be widened significantly. He stated that he did not know how to solve the problem and keep the main entry as it is designed. Mr. Wessman stated that the architect insisted on a focal point. AAC Chairman stated that the entry seemed out of place. Redevelopment Director stated that the palm trees will be closer to the curb than now shown, that no parking is allowed along Tahquitz, and that eventually there may be a Ponte Vecchio style bridge over Tahquitz to the proposed two-story parking structure. AAC Member Kleindienst stated that he was uncomfortable with the repetitious elements of the project; that the project is also ... too vertical ; and that the Spanish-Mexican appearance of Louise's Pantry is out of character; and that the two-story elements should be restudied. Motion was made by Kleindienst and seconded by Doczi for a restudy. Discussion followed. AAC Member Doczi stated that he did not think that the desired circulation of the project will be achieved from Palm Canyon if the area is a service area. He stated that the buildings could be relocated to widen the space with the courtyard becoming a public space which would encourage pedestrian traffic. Commissioner Neel entered. Mr. Wessman stated that the buildings could not be relocated because the configuration is necessary for the economic viability of the project since there is a two story wall , mechanical equipment, and elevators which hinder changing the buildings; and that he had not changed any element of that portion of the property. He explained that the walkway is six feet wide. AAC Member Kleindienst stated that AAC Member Doczi 's comments March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 5 on circulation are valid. Commissioner Neel asked if the space were a pass-through. Mr. Wessman replied that the area is a service area and also will contain public restrooms. He explained that there may not be any access from Palm Canyon because of the legal ramifications; that the original plans were better, and that the new plans are designed in their present configuration because he has no control . He stated that he cannot lose any more square feet since he has lost 2000 square feet on Tahquitz in order to have better circulation. Redevelopment Director explained that the developer is severely restricted because of the law suit which forced him to leave a portion of the library as it is, and that eventually the library may be able to be converted back to the way it was (through appeals) which will open the space. Action was then taken on the motion for restudy. The vote was as follows: AYES: Kleindienst, Doczi NOES: Mills, Hough, Edgmon ABSENT: Whitney, Olsen, Buccino, Johnson The motion for restudy failed. M/S/C (Hough/Edgmon; Doczi/Kleindienst dissented; Whitney/Olsen, Buccino/Johnson absent) approving the revised application subject to the following condition: That the entry element and elevations on Tahquitz be reviewed by the AAC and Planning Commission in working drawings. PLANNING COMMISSION MEETING Posting of Agenda: Agenda posted on the west bulletin board, and Planning Division counter, City Hall by 5:00 p.m. , Friday, March 25. Approval of Minutes: M/S/C Curtis/Edgmon; Whitney/Olsen absent approving minutes of the March 9, 1988, meeting with the following revision to the Planning Division "Conditions" (a portion of the Development Committee minutes) : Case 5.0463-PD-195, Page 2, Paragraph 11 , should read: ". . .parking management program (201 spaces) , and . . . total of 231 parking spaces. . . ". Jeremy Crocker, 330 West Arenas Road, stated that he did not understand the proposed remodeling shown for the Library courtyard since if he understood the judicial decision, the courtyard is in the perimeter; that since the south storage room is shown on the new plans as a planter, it is evident that the developer's March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 6 intentions do not end with the courtyard; that he hoped the developer would be successful as long as it is not done at the expense of the assets of the Library Division; and that he questioned any approval of portions of the plan which are contrary to the court ruling. Chairman explained that if the court rules that the courtyard cannot be touched, it will not be. Redevelopment Director stated that the court has not made a ruling at the present time. Mr. Crocker stated that the Library might make changes that would be acceptable to the developer and the plan may be workable. Planning Director stated that the adjourned meeting was scheduled for Commission input before the April 6 Council meeting; that the AAC had architectural and site plan concerns; that the vote recommending approval was split; and that the recommendations were that some refinement be made to the entry element on Tahquitz. He stated that also detailed landscape, irrigation, and exterior lighting plans are required, and that a colors and materials board must be submitted. He stated that there is AAC concern that the revisions have dampened the charm of the original design, but that the AAC motion was a recommendation for approval . Chairman stated that if the renderings had shown the entire block with high rooflines in the back, penetration at the Library, and one-story elements on the corner, the project would have lost its squareness, but that the repetition and balance disturb him because the repetition makes the appearance stiff. He suggested that the arches be revised. Mr. Wessman replied that the repetition is in the architecture in the courtyard; that the same detail should be repeated; that the one-story building and higher theater building cannot be seen on the renderings; that the architect wanted to eliminate the covered sidewalk; that there is height in the back; there is articulation; and that he did not know how to change the elevations to address the restudy; and that the project will not be a big box. He explained that an isometric view would have to be reviewed to tell what is happening in the elevations. Chairman suggested that the background be shown, and stated that the project architect can design something more pleasing than so many arches. Mr. Wessman explained that the suggested changes will not tie in to the structural system, and that he has to work around the existing buildings. Commissioner Curtis stated that the court ruling on the Library March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 7 has stopped penetration on Palm Canyon and Tahquitz, and the focal point is the side between the two retail spaces. Mr. Wessman replied that the original plans would have shown a wide open plaza, but that 500 to 1000 people did not want the proposed project and forced the redesign. Commissioner Curtis stated that the only focal access point is the pop-out on Tahquitz, and it is a legitimate access point; that there is much play in the buildings; and that he did not have the problems that the AAC architects have with the design. He stated that his one concern is lack of parking. Mr. Wessman explained that the parking structure across the street is being reviewed by the City on an ongoing basis. Redevelopment Director stated that Mr. Altevers has submitted plans for the parking structure, but they have not been reviewed by staff, and that there is no commitment to the parking structure except that the money from the sale of the McCallum property has been placed into the parking fund. Planning Director stated that whenever there has been a problem in the past on elevations, Mr. Altevers has always been able to produce a better design, and that a revised plan can be resubmitted to the Commission. Mr. Crocker asked to speak. Chairman stated that the case was not a public hearing. M/S/C (Curtis/Neel ; Olsen, Whitney absent) approving the revised application subject to the following conditions: 1 . That refined plans of the entry element on Tahquitz be submitted for AAC and Commission approval . 2. That detailed landscape, irrigation, and exterior lighting plans be submitted. 3. That a colors and material board be submitted. 4. That all recommendations of the Development Committee be implemented. FIELD TRIP. Planning Commission/Architectural Advisory Committee field trip to proposed luxury apartment site (Case 5.0466-PD-195) at the west end of Tahquitz Drive, 0-20/R-2/R-3 Zones, Section 15. Frank Tysen, 175 S. Cahuilla (Casa Cody Condominiums) requested that the Commission view the project site from his property. ♦ .l March 29, 1988 ADJOURNED PLANNING COMMISSION/AAC MEETING Page 8 ADJOURNMENT There being no further business to discuss, Chairman adjourned the meeting at 2:45 p.m. PLANNING DIRECTOR MDR/ml PLANNING COMMISSION MEETING MINUTES Council Chamber, City Hall April 13, 1988 1:30 p.m. ROLL CALL F-Y 1987 - 1988 Present Present Excused Absences Planning Commission This Meeting to Date to date Larry Lapham, Chairman X 16 2 Hugh Curtis X 18 0 Martha Edgmon X 16 2 Brent Hough X 17 1 Earl Neel - 16 2 Gary Olsen - 15 3 Barbara Whitney - 13 5 Staff Present Marvin D. Roos, Planning Director Siegfried Siefkes, Assistant City Attorney Dave Forcucci , Zoning Enforcement Margo Williams, Planner Douglas Evans, Planner Carol Vankeeken, Planner John Terell , Redevelopment Planner Mary E. Lawler, Recording Secretary Architectural Advisory Committee - April 11 , 1988 • Chris Mills, Chairman Absent: Mike Buccino Will Kleindienst Barbara Whitney, Alternate Tom Doczi Gary Olsen, Alternate Brent Hough Martha Edgmon, Alternate Chairman called the meeting to order at 1:30 p.m. M/S/C (Curtis/Hough; Olsen/Whitney/Neel absent) approving minutes of March 23 and March 29, 1988 as submitted. ADMINISTRATIVE NOTE: Chairman congratulated Commissioner Earl Neel who was elected to the City Council on April 12, 1988.