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HomeMy WebLinkAbout2000-10-10- HSPB minutesPage 1 of 10 Historic Site Preservation Board Minutes October 10, 2000 City of Palm Springs HISTORIC SITE PRESERVATION BOARD Minutes of Regular Meeting of Tuesday, October 10, 2000 Council Chambers, 3200 E. Tahquitz Canyon Way, Palm Springs, California REVISED TO REFLECT CHANGES REQUESTED AT HSPB MEETING OF NOVEMBER 14, 2000 Call to Order: 8:15 a.m. by John Harrell, Chairperson Roll Call: Members Present: John Harrell, Tracy Conrad , Hal Meltzer Jim Isermann, Karen Pirozzi Members Absent: Carl Prout, John Connell Staff Present: Doug Evans, Director of Planning and Building Hope Sullivan, Principal Planner Kim Chafin, Assistant Planner Posting of Agenda: The agenda was posted in accordance with state and local procedures on October 6, 2000 Approval of Minutes: None Public Comments: None PUBLIC HEARINGS: Alpha Beta Building - located on the southwest corner of the intersection of Ramon Road and Sunrise Way - consideration for Class 1 designation. Page 2 of 10 Historic Site Preservation Board Minutes October 10, 2000 Member Isermann abstained because prior to his appointment to the Board, he had his opinion published as a letter to the Editor in the Desert Sun. Principal Planner Sullivan reported that a Class 1 Historic Site is a structure or site that qualifies for City designation. No person may undertake any of the following within or upon a Class 1 Historic Site without a Certificate of Approval from the Historic Site Preservation Board: 1. Construction of a new structure; 2. The moving, demolition or alteration of an existing structure in any manner which affects the exterior appearance of the structure; 3. A change in land use which affects the exterior appearance of a structure or the interior arrangement of public buildings; 4. The erection, remodeling or replacing of a sign which affects the exterior appearance of a structure. She reported that the existing Alpha Beta building was designed by Frey & Chambers, Architects. As built plans for the exterior elevations of o market building A (the building currently housing the grocery store) dated 6/19/62 indicate that the plans were drawn by AD and checked by AF. AF is Albert Frey. On a hand drawn map depicting the locations of buildings he designed, Albert Frey included the Alpha Beta building at the corner of Sunrise Way and Ramon Road. She also reported that the existing Ralph=s building utilizes the materials and design typically used by Frey. More specifically, building materials include steel, glass and concrete block. A folded metal roof serves as an awning, protecting pedestrians from the harsh sun. As noted in Historic Site Preservation Board Member John Harrell=s report, Athe concrete block is inlaid in what was to become a classic Frey pattern of off-set squares, sandblasted to highlight the color and texture of the aggregate.@ The blocks remain off-set, but have been painted over on one building and covered with stucco on the other. This same block pattern can be found at Palm Springs City Hall, a designated Class 1 site. She further reported that during its meeting of September 20, 2000, the City Council denied a proposed development of this site that would have involved demolition of the existing structure. In its resolution, the City Council indicated that it Adoes not consider preservation of the existing buildings on the property in the desirable or in the best interest of the continued development of the community, and believes the rehabilitation and expansion of this center is needed, but believes that the site design is inadequate and the Page 3 of 10 Historic Site Preservation Board Minutes October 10, 2000 architectural elevations insufficient.@ The City Council denial was based on the proposed site design and architectural style. Principal Planner Sullivan reported that in reviewing the proposal that included the demolition of the existing structure, staff conducted an Initial Study of impacts. In reviewing the impact on cultural resources, staff found there to be no impact. In making this finding, staff noted that the site is not included on any survey of historic sites, not a designated site, and not located within an Archeological Resource Area. Staff recognized that the buildings represent the style and material typical of Frey=s architecture, but staff did not find that the buildings embodied the distinctive characteristics. Staff recognized that in 1996, the Historic Site Preservation Board recommended to City Council that six Albert Frey designed structures be designated as Class 1 Historic Sites. In making this recommendation to City Council, the Historic Site Preservation Board noted that the six properties represented the significant local examples of the master architect, Albert Frey. Each of these properties is now a Class 1 Historic Site. The subject property is not included on this list of six properties. She further reported that, pursuant to the California Environmental Quality Act (CEQA) the proposed designation is a Class 8 Categorical Exemption as it involves action taken by a regulatory agency to assure the maintenance, restoration, enhancement, or protection of the environment. Member Meltzer wondered why the Board was ignored when the proposal was initially submitted, to which Principal Planner Sullivan replied that staff was not initially aware that it was a Frey & Chambers building, but once that came to light, a presentation was made to the Board. Chairman Harrell asked why staff is uncertain if the building was a collaborative design, to which Principal Planner Sullivan responded that the plans were checked by Frey, but it is not known if the building was his sole work or a collaborative effort. Chairman Harrell asked if staff was aware of a map of this building which was hand drawn by Albert Frey, to which Principal Planner Sullivan replied that staff is aware of the map, but does not feel that is evidence that the building is the sole work of Albert Frey. Chairman Harrell indicated that he would like to extend the public speaking time from three minutes to five minutes, if the Commission is so inclined, and the Commissioners agreed. Page 4 of 10 Historic Site Preservation Board Minutes October 10, 2000 John Williams addressed the Board to state that he is not an architectural expert, but does enjoy mid-century modern architecture and thinks Frey=s work is becoming more and more valued. As a hotel owner, he refers tourists to visit the building as a good example of this particular style of architecture. Mr. Williams distributed copies of an article from the German edition of Architectural Digest featuring 10 pages on Albert Frey and his work, including a photograph of the Tramway gas station and pointed out that Frey=s work is internationally recognized. Mr. Williams also submitted his own photographs of the subject building. Richard Rowe of Cathedral City stated that he thinks this building meets the Class 1 criteria, and it is obviously a Frey and Chambers building, just as City Hall was a product of that design firm. Mr. Rowe distributed black and white photographs of the subject building taken shortly after it was completed, and commented that he hopes the Board recommends Class 1 designation of this building. Tammy Franklin of Palm Springs stated that the Federal guidelines may not be totally relevant since it indicates that a site/structure must be 50 years or older to be considered, and if all the buildings under 50 years old were destroyed, Palm Springs would never have the opportunity to preserve historic resources. Ms. Franklin pointed out that the subject building does meet four of the guideline criteria, i.e., high visibility, good example of a particular architectural style, represents the work of an important creative individual and is basically unmodified. Tom Kiley stated that he was a friend of Albert Frey for 60 years, and Mr. Frey was not an egotist, but he did appreciate recognition. He noted that the subject building may or may not be a Frey structure, but the collaboration and execution definitely rested with Chambers, so it would be unfair to Chambers to designate this as a Frey building. Starting in 1938, there were two principal architectural firms, that of John Clark (which included Clark, Frey and Chambers), and the Williams Brothers. Mr. Kiley emphasized that this is definitely not a Frey building, and noted that Mr. Frey was only involved in a small portion of the front elevation of the Palm Springs City Hall building, so one cannot say that structure is a Frey building. Mr. Kiley thanked the Board for the opportunity to set the record straight. Peter McGoogan stated that he is a strategic growth coach for tourist destinations, and commented that it is a tragedy that all cities are beginning to look alike because they are not preserving the unique, character defining architecture which attracts visitors. Mr. McGoogan presented a copy of the New Yorker Magazine which ran an article featuring a two-page photograph of the Palm Court Inn. Mr. McGoogan stated that whatever is abundant becomes a commodity, and Palm Springs is a unique, one-of-a-kind Page 5 of 10 Historic Site Preservation Board Minutes October 10, 2000 community. Mr. McGoogan suggested that what constitutes a historic resource should be carefully defined because most buildings in Palm Springs would not qualify because of the 50-year-old criteria. Mr. McGoogan showed the Board a color photograph of the building after it was completed. Mr. McGoogan informed the Board that he knows of a business which is interested in relocating to a mid-century modern building in Palm Springs, and suggested that if the City preserves it, they will come. Peter Moruzzi, a resident of San Lorenzo Road, Palm Springs commented that his committee focuses on historic preservation of modern architecture in Palm Springs, and noted that this center was designed in 1961 with two buildings, and this is the only remaining grocery store the firm designed, and it would take very little to restore it to its original condition. The Palm Springs Historic Site Preservation Foundation supports designation of the building and its adaptive re-use. Mr. Rosa, who wrote a biography on Albert Frey, has submitted a letter urging the historic preservation of this building, and that letter should be seriously considered. Herb Lundin, a principal in the development company working on redevelopment of the subject site in connection with adjoining properties, expressed opposition to the designation for the reasons staff previously specified in the environmental assessment. Greg Bever, Mr. Lundin=s partner, stated that he reviewed the archives in Santa Barbara, and 90% of the plans showed that Frey checked the box marked Achecked by@, but did not check the box marked Adesigned by.@ Mr. Bever clarified that the subject building has been altered on the southeast corner, and the storefront glass has been stuccoed over. Edward Dilkes, an attorney representing the property owner, Dr. Bochman, addressed the Commission to state that the public notice indicated that only the issues and comments raised at the public hearing could be raised at any future legal proceedings, but he could not find anything in the Municipal Code which substantiated that, and he is concerned that today is Dr. Bochman=s only opportunity to defend his interests. Mr. Dilkes stated that Dr. Bochman does not have control over design of the development, and he would request a continuance because he was under the impression that the developer would give a detailed presentation, but they did not, and Dr. Bochman is not prepared to present a defense of his interests at this time. Mr. Dilkes commented that he was not aware until very recently of the developer=s withdrawal of their request for a continuance of the hearing. Chairman Harrell clarified that it is not the Board=s intention to continue the public hearing, and the Board is only concerned with whether or not the building should be Page 6 of 10 Historic Site Preservation Board Minutes October 10, 2000 designated a Class 1 Historic Site, so the Board is not concerned with future development of the site. Chairman Harrell encouraged Mr. Dilkes to present his best case. Mr. Dilkes stated that the evidence shows that Albert Frey did not have a substantial role in the design of the building. File 6013 shows a co-payment to a contractor on 7-6-62 for the purpose of obtaining a certificate of occupancy for the building, and that certificate of occupancy is signed by Mr. Chambers, not Mr. Frey. Mr. Dilkes noted that in 1987, the City designated six Frey buildings as Class 1 Historic Sites, but this building was not so designated so it does not rise to the level of historical significance. Mr. Dilkes pointed out that designation of this building as a Class 1 Historic Site will change the economics of it substantially. Mr. Rosa, who wrote a biography on Albert Frey, does list the subject building in his book, but makes no text references to it and does not include any photographs of the building. Mr. McGoogan, who spoke earlier this morning, stated that the City needs a strategy for architectural preservation, and the City can connect that to tourism, and Mr. McGoogan referenced River Walk in San Antonio, as well as portions of New Orleans and Savannah; however, those cities have collections of historic buildings, whereas the subject building is a remote outpost that does not fit in with such a strategy. Mr. Dilkes commented that Dr. Bochman will suffer the consequences of the Board=s action, even though Dr. Bochman has not had an opportunity to offer mitigation measures because he thought someone else was going to do that, and Dr. Bochman also does not want to jeopardize his agreement with the developers. Mr. Dilkes opined that Dr. Bochman has been deprived of due process regarding today=s hearing. Dr. Dilkes indicated that he has served as a municipal attorney and further opined that none of the Board members has legal standing to take action today because he believes the Board went on record at its May 2000 meeting as pre-judging this issue; therefore, he believes the Board should not take action because the process has been irreparably tainted. Mr. Dilkes added that neither he or Dr. Bochman have had an opportunity to thoroughly review the 71-page staff report. Dr. Bochman, the property owner, read an excerpt of the December 21, 1960 Planning Commission meeting wherein Mr. Chambers was represented to be the architect for the Alpha Beta building. Page 7 of 10 Historic Site Preservation Board Minutes October 10, 2000 Kelly Colter of Palm Springs commented that it would be a great loss to the community if this center were to be razed. There being no further appearances, Chairman Harrell closed the Public Hearing was closed. The Board recessed from 9:25 - 9:35 a.m. Chairman Harrell asked about the Board=s options, to which Director Evans replied that the Board can continue the hearing either with the public comment portion open or closed for the purpose of obtaining an opinion from the City Attorney regarding whether or not the Board has pre-judged the issue, or the Board can go ahead and take action; however, anytime a vote may be in question, the conservative approach is to continue the hearing and obtain an opinion from the City Attorney. Member Conrad commented that the Board=s business is to discuss the merits of the building. She clarified that she was absent at the May meeting. She indicated that she believes the City Council would appreciate the Board=s opinion regarding the merits of the building, but she would not be opposed to a continuance if the Board would be more comfortable with that. Member Meltzer stated that he thinks the Board should take action, and added that he is confident the minutes of the May 2000 meeting will demonstrate that the Board did not pre-judge the issue. Member Pirozzi was concerned about legal issues and suggested that it may be prudent to continue the hearing. Chairman Harrell commented that it is clear to him that the May 2000 meeting was an information gathering and reporting to the Planning Commission, and he does not feel he personally pre-judged the case, so he is ready to act; however, if the Board wishes, the hearing can be continued so that the City Attorney can be consulted. Chairman Harrell stated that he senses the mood of the Board is to go ahead and take action. Chairman Harrell remarked that he is an architect, and whether or not his initials appear in a particular box on the plans does not mean he did not design the building. Chairman Harrell pointed out that the Board has never referred to the building as a Frey building, because the Board clearly understands that the design is a product of the firm. Chairman Harrell noted that the Secretary of Interior is reviewing the standards as to whether or not the 50-year requirement is a relevant architectural preservation concept. Page 8 of 10 Historic Site Preservation Board Minutes October 10, 2000 Chairman Harrell commented that the 50-year requirement is not a relevant architectural preservation concept in Palm Springs because the City has already designated buildings which are not yet 50 years old. Member Conrad commented that this is a difficult decision, because this is not the most beautiful building; however, the City should preserve what is unique to Palm Springs even if it is not everyone=s cup of tea. Page 9 of 10 Historic Site Preservation Board Minutes October 10, 2000 Member Meltzer, in making the motion, outlined the merits of the building=s history, indicating that in the middle of the 20th century, a forward-looking business, Alpha Beta Food Markets, hired local architects to design their buildings, and this progressive company elected to create signature structures, indigenous to their location, as part of its company policy. Alpha Beta hired a Palm Springs architectural firm, Frey and Chambers, to design a total of five supermarkets in this general area, and there were two buildings in the Coachella Valley and three in the area just to the west. Of these, only the one built in Palm Springs remains as it was designed and built. When Alpha Beta opened the store, there was only one other market of its type in Palm Springs, located in the building presently occupied by Staples, between Palm Canyon and Indian Canyon at the foot of Saturnino. Member Meltzer further remarked that not only did Alpha Beta choose to hire local talent, but they selected a firm with an avowed dedication to cutting edge design. It is widely acknowledged that Palm Springs has an unusually rich collection of accomplished architects in its history, virtually unmatched for a city its size, and none of these has received more attention than Albert Frey. When approached by Alpha Beta, the firm=s dedication to clean, contemporary design was already established, and it was this commitment that matched Alpha Beta=s philosophy. It will require more research to be definitive, but there is an argument that Alpha Beta=s commitment to contemporary design is significant to the development of commercial design, and particularly the development of mall design in Southern California. Member Meltzer noted that the building designed by Robson Chambers and Albert Frey in the late 1950's and built in 1960 still stands in almost perfect condition, and it is important to look at the building in its details, at the remarkable use of ordinary, even pedestrian materials to create an exciting series of spaces to support ordinary activity. In an attempt to educate and enrich local officials in 1998, Leonardo E Marmol, AIA, noted that the designs of the mid-twentieth century are Ahard to like. They were confrontive when they were designed, and they are still confrontive now.@ Member Meltzer pointed out that the building is designed with just three basic materials: steel, glass and concrete block, and these are the materials of Frey=s signature, and they are manipulated with clever dexterity. On the north and west walls, the folded plates are splayed out to incorporate down lights and vents, leaving the walls free of obstruction. On the east wall, and extended to Sunrise Way as a welcoming gesture, the steel framing and folded metal roof make a playful brise du soleil which was originally painted a darker version of Albert=s blue-green. The concrete block is laid in what was to become a classic Frey pattern of off-set squares, sandblasted to highlight the color and texture of the aggregate. A comparison of the original elevations with the current building show Page 10 of 10 Historic Site Preservation Board Minutes October 10, 2000 that only the removal of one section of the canopy that leads from Sunrise Way into the shopping area has altered the design, and original lighting and signage designs exist. There have been no alterations to the east and south storefronts of the south portion of the building (Building B from the architect=s drawing), but flexibility of design was an integral feature of this section. The north portion (Building A) was for the Alpha Beta store and the south portion for other retail ventures. It appears there are portions of original block walls underneath the stucco in the south portion, but more careful analysis is required. M/S/C (Meltzer/Conrad 4-0, 2 absent, 1 abstain) to recommend Class 1 designation for this property, with direction to staff to draft the resolution. CHAIRMAN=S REPORT: $ Chairman Harrell reported that he received a letter from Council member Jones in response to the letter to the Mayor and Council pertaining to the survey. $ Chairman Harrell indicated that he has a summary of the Secretary of Interior Standards which he would like mailed to all the Members. $ Chairman Harrell stated that he would like the Board to consider whether or not the City should apply for status as a Certified Local Government. ARCHITECTURAL APPROVALS: Lykken=s Department Store - Mr. G=s Toys, 180 North Palm Canyon. Principal Planner Sullivan presented a photograph of the existing sign and the proposed sign for the side of a building, as well as a graphic demonstrating the use of light under the archway, and commented that the applicant has also brought in a paint sample that staff has not yet had an opportunity to review it, but the applicant indicates it is a light yellow color proposed for the building. Stanley Goldenberg of Mr. G=s Toys clarified that there are no changes proposed for the structure, roof or exterior finishes, but he would like to repaint from tan/beige to light yellow. Chairman Harrell stated that he is concerned that yellow may not be an appropriate color. Page 11 of 10 Historic Site Preservation Board Minutes October 10, 2000 Member Conrad commented that she has no problem with colored lights or the proposed signage, but doesn=t think this particular shade of yellow would be appropriate for the building. Member Meltzer remarked that even if a very light shade of yellow is used, it will appear more intense when applied to a large surface. Member Isermann reported that he visited the store yesterday and noticed that the building accommodates two tenants, and expressed concern that whatever is approved will affect both tenants, adding that he would not be supportive of two different color schemes for the same building. Mr. Goldenberg remarked that the building owners wish to maintain the appearance of a single building. Chairman Harrell asked if there is an approved palette for adobe buildings, to which Principal Planner Sullivan replied that staff uses a palette for reference only. Principal Planner Sullivan reminded the Board that its purpose is to review the proposed changes to ensure the changes will not alter the historic character of the building, and the Planning Commission will review this case because it involves a building in the downtown area; so the Board is not in a position to approve the proposal, but should let the applicant know if it finds the proposal objectionable. Member Conrad stated that she doesn=t object to the use of neon or a removable sign that will not alter the building facade, but she does have a problem with the proposed color change because it is not appropriate for the building. Chairman Harrell remarked that with the current scope of work proposed, it appears the Board has no objection with the exception of the paint sample for the proposed building color, and added there is no reason for the applicant to come before the Board again if the applicant can find a color sample that is not objectionable to Members Conrad and Meltzer, who could meet as a subcommittee with staff and the applicant. M/S/C (Conrad/Meltzer, 5-0, 2 absent) to recommend to the Planning Commission that the Board applauds the applicant=s efforts in the newly proposed renovations and historic preservation efforts and recommends that the Planning Commission review the proposal with a comment that the only issue of concern to the Board was the proposed paint color. Page 12 of 10 Historic Site Preservation Board Minutes October 10, 2000 AGENDA ITEMS: 1. Report on Orientation Meeting - Jim Isermann Member Isermann reported that he attended the workshop conducted by the City Attorney regarding public meeting laws. 2. Fall Tour - Karen Pirozzi Member Pirozzi reported that the adobes and bank buildings will be included on the 11/16/00 tour. 3. Member Concerns and Comments Member Conrad noted that the facade was altered on Our Lady of Solitude, and indicated she would like to know if permits were obtained. Member Isermann noted that the Cody Shell station was open for business this weekend and requested an update on the case, to which Principal Planner Sullivan replied that the business should not be open yet, and the Planning Commission will consider the applicant=s request for a Variance tomorrow. Principal Planner Sullivan explained that the proposal includes retention of the canopy, a request for a freestanding sign which would be two feet higher than Code permits, and painting the canopy edges in yellow. Principal Planner Sullivan noted that the applicant has indicated he is not interested in historic designation of the property at this time. Member Pirozzi announced that the Historic Site Preservation Foundation will have an open house on November 5, 2000 from 1:00 p.m. to 4:00 p.m. at the O=Donnell House. At 10:30 a.m., Chairman Harrell announced that the Board will conduct a field trip of Frey House II and the Carey-Pirozzi house, and will subsequently adjourn. Respectfully submitted, Page 13 of 10 Historic Site Preservation Board Minutes October 10, 2000 Hope Sullivan Principal Planner