HomeMy WebLinkAbout2003-11-12- HSPB minutesCITY OF PALM SPRINGS HISTORIC SITE PRESERVATION BOARD MEETING Minutes of Regular Meeting -Wednesday, November 12, 2003, 8:15 a.m. Large Conference Room, City Hall, 3200 E. Tahquitz Canyon Way Palm Springs, California 92262 ROLL CALL Present This Meeting Present Yea-to-Date FY 2003-2004 Excused Absences To-Date John Williams, Chairman X 3 Shevlin Rush, Vice Chair X 3 Lee Bledsoe X 2 1 Ron Chespak X 3 James Hayton X 2 1 William Scott X 3 Jim Isermann X 2 1 STAFF PRESENT: Doug Evans, Director of Planning and Zoning Kathy Marx, Associate Planner Jing Yeo, Principal Planner Loretta Moffett, Senior Secretary * * * * * Chairman Williams called the meeting to order at 8:27.m. * * * * * * REPORT OF POSTING OF AGENDA: The Agenda was available and posted in accordance with state and local procedures for public access at the City Hall exterior bulletin board and the Department of Planning & Zoning counter by 4:00 p.m., Thursday, November 6, 2003. * * * * * * PUBLIC COMMENTS: Scott Kennedy advocacy chair for the Palm Springs Modern Committee voiced his and ModCom=s concerns over the change in plans to the Tramway Visitors= Center and read from a written statement. Everyone was very surprised to find that the approved plans which many people were invited to review and comment upon have transformed dramatically to what is under construction. There are several reasons why the Modern Committee has concern with the present construction. The relocation of the new construction from the back corner to the south side of the gas station is a concern as well as the proximity of the new construction to the original structure. This overnight change has left the Mod Com and the public wondering why their opinions were initially solicited since the Aas built@ orientation appears to greatly differ from the plans submitted. Another concern of the Modern Committee is in regard to the building differentiation. It was understood that the new structures would be painted white. Currently the new building matches the block color of the Frey Gas Station which creates a false impression that the subsequent out building are viewed to be part of the original structures. In fact, the Secretary of the Interior standards require the differentiation of building design to help safeguard. Lastly, the ModCom wanted to express concern about the wall height modifications that were performed on the perimeter wall. The reviewed plans called for the wall to be taken lower than executed. The ModCom would like to know why these changes occurred and if they can be remedied. Please look into these issues, and additionally, ModCom would like a discovery of where and when in the City process these changes occurred and why the public was not informed. Thank you. * * * * * * APPROVAL OF MINUTES: Chairman Williams asked for comments or corrections to the October 14, 2003 Minutes. M/S/C (Chespak/Rush) (5 Yes, 0 No, 0 Absent, 2 Abstentions) to approve the October 14, 2003 Minutes as presented. CHAIRMAN=S REPORT: Nothing that is not already on the agenda. ARCHITECTURAL APPROVAL: NONE AGENDA ITEM #1: TRAMWAY VISITORS= CENTER HEIGHT OF EXTERIOR WALL DISCUSSION Chairman Williams pointed out that the way he wanted this to be put on the agenda was Discussion of Tramway Gas Station and Height of Exterior Wall so that any concerns of the Board could be discussed. He asked for a status report from staff and the opening date. Director Evans advised that the construction team is trying to get it done and opened within the next week or so. They are in the logistical stage of trying to install all the equipment and make the transition. It is moving as quickly as it can. There is no specific known date of opening. From the standpoint of the current situation of the building: an update was provided to the Board on the wall and to the Mayor and City Council as well as the team working on the project. Concerns of the HSPB were reviewed and the key issue that required a lot more time than when initially discussed was the topographic site changes and that the outside wall dimensions versus inside dimensions are different. The restroom facility is in the location that was approved and presented to the Board. Brief discussion with the person who addressed the issue indicates they were probably referring to the previous plan presented before the Nichols property was secured for the parking lot. Originally the restroom facility was to be in the northwest corner, but it was moved down when the off site parking lot was acquired so the direct path of travel is now from parking to restroom to building. That is what the Visitor=s Center advised that=s the route the majority of their guests do. Color of the building is being double checked. The distinct and different design of the restroom building does not have the same features and the color issue requires the checking of plans, notes, exhibits, and they are not quickly available. Board Member Isermann stated that he had two points: (1) He specifically remembers the color was discussed during the last HSPB meeting with O=Donnell and Escalante and it was supposed to bepainted white. While paint can be changed, it is dismaying that the body of the building was painted a color similar to the concrete block of the station. Not only in terms of confusing about having it look like the same material, it is not as attractive; (2) The memo from Director Evans was very helpful, but the issue it brings up is HSPB oversight. It does not seem appropriate that Board members would have to visit the site with tape measures to find out it=s not the height the Board approved. There should be some kind of process when changes come up in the field that someone is notified immediately. In the past there have been issues with other buildings where Bill Scott and I were called out when an on-site HSPB Meeting Minutes Page 3 of 10 November 12, 2003 decision was needed. There is a precedent for HSPB members to be called for on-site approvals outside of a meeting. So there is no excuse of having a delay for a change to go before the entire Board. If the HSP Board is going to be effective, they need to be aware of changes when they are happening. Board Member Scott stated that he felt the process seemed to have gotten complicated because in the first meeting with the architects, the wall was mentioned to be 24 inches to 30 inches high. In the HSPB July 8, 2003 meeting when the design was approved, the Board was told it was going to be three (3) feet high. Accordingly to the recent memo from Director Evans, the specifications were to be 3 ft. 6 inches high and then due to site conditions, the wall had to be even higher because of construction issues. Somehow something got lost in the translation which shows that the process of how this is done needs to be reviewed. The Director is the only one who has the continuity of attending the Planning meetings, the Council meetings, the Historic Site meetings, the construction meetings, and the team meetings for this project and that information needs to be communicated. The Board could have met to discuss this issue, but it was never communicated to them. The process is disappointing and should be corrected. Board Member Hayton stated that he realized that this project needed to be opened rapidly and perhaps that had something to do with not wanting to Aslow down the train@ . He voted against this in the first place because he felt there were certain things that did not occur that were important; one of them being that it is still called a gas station and there is no queuing toward that anywhere B because that was it=s original use. He agreed with Board Member Scott that it=s important for the Board to be more in the loop; he wanted to see this project move as quickly as possible, but not at the expense of the quality and historic balance of what the Board was looking for. The wall height was a very important part of this project. Chairman Williams explained that he didn=t want anyone to lose sight of the fact that the City has done a magnificent job of coming forth with the money to buy the gas station. When Montana St. Martin bought it, about a hundred people expressed that Athat should be the Visitors= Center, it should not be an art gallery.@ Finally it is going to be the Visitors= Center, he applauds the City and City staff for doing a fantastic job of creating something that for years and years will be a focal point for tourists visiting Palm Springs. On the other hand, there are concerns about the process, more so than the finished product. On one hand the HSP Board HSPB Meeting Minutes Page 4 of 10 November 12, 2003 was told one thing and then not really part of the loop. This will be discussed a little more in Item #2 on the Agenda. The good news is that none of the things the Board has concern about are unchangeable; and in the future maybe the wall can be taken down a little more. It does limit view of the facility. Chairman Williams thanked Director Evans for all the work involved in this project and extra time in explaining the circumstances and expressed the hope that future concerns of the HSP Board members will be brought forth in a timely manner. Board Member Chespak stated his agreement with other Board members on this issue and appreciated receiving the memo from Director Evans explaining this situation and thanked staff for helping the Board work through this. Chairman Williams asked for any other comments and if the Board wanted to hear back at the November meeting about the color issue of the outside building. Director Evans indicated he would double check but that in late October the colors of the building were approved and when bid specifications went to Council and the colors were not called out. The colors that came back for final review were passed around for HSP Board review. The project architects made recommendations on colors, staff looked at them, and looked at the building as being a distinct and separate shape and form. Based on making hundreds of field decisions in the past, staff felt the colors were appropriate based upon the building being different and separate. The concerns of the Board are certainly recognized and understood. Board Member Rush asked if there is a process that will allow the Board to be more in the loop when changes occur. It is understood that changes can be very high and all changes may not require Board input, but there needs to be a process in place to notify the Board when and if something of this nature comes up so that a sub-committee or emergency meeting is called for Board review of changes prior to a decision being made. Director Evans indicated that Items #2 and #8 on the Agenda are linked into that ...and the answer is Ayes.@ Board Member Scott stated that .this was a very important decision and the colors being passed around now state that certain colors were selected to match the facia, to match Frey=s existing building, to match the structural steel, etc. This was done in October so there would HSPB Meeting Minutes Page 5 of 10 November 12, 2003 have been some quick decisions, but even the architect for the project mentions that code requires that the original historic building is not mimicked. Something got lost in the process here. Chairman Williams expressed that the two major issues for the Board, the colors of the side building and the height of the wall are items that can be re-addressed in the future. Right now they=re a done deal and there is nothing this Board can do about it except to go back and repaint the building, but that won=t happen. There is a saying that Aall mistakes are learning opportunities@....perhaps this is a learning opportunity so that the Board will be more involved. This Board is flexible when it comes to changes, and Louise=s Pantry was a good example. This Board wants to be kept in the loop and asks staff to keep them current and aware. Board Member Isermann expressed that this is part and parcel of this idea that the Board is put in a position of agreeing to things that are not finalized. The Board may be less inclined to do that in future decision making processes if they are not kept in the loop. Will the Board be forced to drag it=s feet and see every single thing and everything will have to be approved before this Board gives its approval? The color was an issue and was specifically asked about, and this is not the color pallet this Board approved. AGENDA #2: DISCUSSION OF CLASS 1 SITES - HSPB RECOMMENDATIONS AND CITY COUNCIL APPROVAL Chairman Williams stated that it is his understanding that when there is a Class 1 historic site property owner who wants to make changes that fall under this Board=s jurisdiction, specifically exterior changes, paint color, etc., that they bring those changes to this Board for approval. What is not clear is that if ...out in the field... when changes to what has already been approved have to take place, or for some reason the owner wants them to take place, what threshold does this Board need to consider before the issue needs to be brought back before the Board again? Director Evans explained that this is an area of Ajudgment@ and when staff has to make field decisions, jobs are sometimes stopped, construction crews are sent home or to other job sites, and people end up paying for dead time. Planners and building inspectors often get put into these positions...so what is the judgment call of reasonableness before the stop work requirement is pulled? From the standpoint of HSPB recommendations about what=s HSPB Meeting Minutes Page 6 of 10 November 12, 2003 happening in the field, just as the Planning Commission and the City Council approves projects... example, there was a recent City Council approved plan that staff approved a wall change...it went from a little step wall with a wrought iron fence to a solid wall and staff looked at it once the site was graded and said every homeowner of that property is going to want a solid wall, as owners will not want to be seen by others getting out of their pools. This did not make a material change in the project. The planner has now spent over four (4) hours justifying something that staff does on a very routine basis...making field changes and decisions. To a large degree staff will need to develop a relationship with this Board to understand its areas of concern so field judgments and changes can be made by staff. Another way to do that is if there is a historic building undergoing renovation, a sub-committee needs to be available to approve field changes. That was done on a ad-hoc basis at Louise=s Pantry. If the Board delegates a sub-committee to work with staff, technically the sub-committee really does not have the authority to approve or disapprove, but they can advise staff and then staff exercises administrative approving or disapproving changes in the field. The parameters may be different on every project from a high to a low level of concern. If the Board rules very narrowly, the staff will be obligated to stop jobs. Then the Board and staff will have to explain why there is no support of the project moving forward and causing costly delays. This is a very delicate process that takes artful consideration and is not an easy guideline to write. Staff can attempt to write a guideline if the Board wishes. On historic buildings and changes, this Board makes recommendations to the City Council (Tram Visitors= Center was a good example), and the Council approved bids and specifications, yet there were still lots of decisions that had to be made in the field- -the wall had to be cut from the top down and in measuring from the top down to have an even wall, the grade dictates what happens below. Staff needs the Board=s thoughts how this may be done to try to keep better focus on the projects. The Board needs to know there is not enough staff in Planning to do field inspections on a routine basis on every job site. Even building inspectors don=t generally go to the job sites unless they=re called and sometimes things have already been done that were not on the plans. Planning and Building are not out there managing job sites. Chairman Williams going back to this specific project and based on Director Evan=s memo the bid specifications ...shall cut existing wall to 3 ft. 6 inches above finished grade. The Board had discussed 24 to 30 inches...a very clear change, but what the Board approved was different than what was sent to the City Council. When something which is of such concern to this Board, is changed the Board needs to at least be given the opportunity to know about it without having to see it in the field. That is the biggest concern of Board members. Not that HSPB Meeting Minutes Page 7 of 10 November 12, 2003 a policy statement per se is needed, but this Board does need a staff commitment that when things like this do take place members are notified. Board Member Chespak commended all the work that goes into planning and dealing with on site projects; but feels there must be some policy that will alleviate HSP Board approved projects being changed without the Board being involved in those changes. Perhaps this would slow up the process at some point, but there are Board members anxious to work on special committees to help with these types of issues and wants staff not to hesitate in contacting HSPB members when such events occur. Board Member Isermann stated that work was approved for one of the Wexler Steel buildings and they are requesting their plaque. He has the plaque and needs approval from the HSPB or staff . Director Evans pointed out that this is not on the agenda and there is conflict in this issue. This should be brought back through staff. Chairman Williams asked that this issue be on the December meeting agenda for a staff update and discussion. Board Member Isermann also asked if the color for the out building at the Tramway Station chosen on site? How much time did that approval take that there couldn=t have been other input from the Board? Director Evans explained that the architects made the proposal of colors and they submitted the colors for review and approval by staff. The chain of the project is that they were probably going to start painting within a few days. AGENDA ITEM #3: MEDIA OUTREACH SUB-COMMITTEE UPDATE - BOARD MEMBER RUSH AGENDA ITEM #4: HISTORIC SITE PLAQUE SURVEY UPDATE HSPB Meeting Minutes Page 8 of 10 November 12, 2003 Board Member Rush reported on Items 3 & 4 concurrently and stated that as discussed in the last meeting the next action steps for both of the above was to meet with staff and in regard to the Media Outreach to create a calendar for next year of likely events and occurrences related to the HSPB that would lend themselves toward media coverage. In terms of the Plaque Survey Update, the purpose of that meeting with staff is to devise a plan whereby owners who designated buildings but do not have plaques in place can be contacted and hopefully that loop can be closed as well as address any other issues that may exist in regard to plaquing. Spoke with Jing last week and will try to set a meeting for later this week. There are several people who would need to attend a media outreach meeting including Lee Husfeldt, City publications relations offices, the television staff. Board Members Rush and Williams are on the Media Outreach Sub-Committee. Jing Yeo is coordinating amongst staff members who need to attend these meeting and will let us know. Chairman Williams asked about the Ingleside Inn and Fire Station No. 2 plaques, ordered, delivered, or ? Director Evans reported that staff had not had time to do this research, but will have the information by the next meeting, but a plaque for the Fire Station has not been ordered as yet. It will be ordered if the Board agrees that it should be done. Mr. Haber will be contacted as that plaque was given over to him by staff some time ago. Board Member Scott asked about the design of the plaque for the Fire Station? Director Evans reported that the larger projects get the full-size plaques, typically the bronze plaque. Board members can see examples based on the plaques mounted in a couple of places here on City Hall. Board Member Rush reported that the plaque survey is complete as to locations, etc., but staff still has some research to do, i.e. Ingleside Inn, Fires Station, etc. AGENDA ITEM #5: 2004\2005 WORK PROGRAM ADDITIONS FOR COUNCIL REVIEW Director Evans advised that this information was passed out at the last meeting and the Board was asked for their input. The items currently in the works will be on this program, Media Outreach, Survey, etc. Staff is behind on some work programs because of their heavy HSPB Meeting Minutes Page 9 of 10 November 12, 2003 workloads and being short one staff member. Once all input is gathered, staff will have to evaluate their ability and workloads to determine if there is time to do everything. Chairman Williams asked for an updated tentative Work Program for the 2004/2005. AGENDA ITEM #6: FRANCES STEVENS SCHOOL CALIFORNIA REGISTER OF HISTORIC RESOURCES NOMINATION UPDATE - ASSOCIATE PLANNER KATHY MARX Director Evans advised that Kathy Marx attended the State meeting last week in Pasadena and brought home the City=s first State Historic Resource Designation. It was on the consent calendar and there were no protests, but it was important to let the State office know that staff from Palm Springs was there. Kathy worked nights and weekends to accomplish this and is to be Acongratulated@ on a great job! The real benefit of this designation is that staff can now look at grant programs and take advantage of grant funds. Several thousands of dollars are needed for maintenance of a historic building, and currently the School roof needs to be reinforced. Director Evans advised that staff will follow-up with the State to determine if they have any criteria related to plaques. City will probably have to order and pay for it. Chairman Williams suggested this recognition by included in the media outreach plans...@first in Palm Springs and first building in Coachella Valley.....@ Director Evans and staff will follow-up, there may be an older school in the east side of the valley that may already be State designated. Board Member Bledsoe also congratulated Kathy Marx and staff and added that an article in the morning newspaper said that California had nominations to the National Register. He asked about the process for that...do they pick from the California State Register of structures, but some were communities, neighborhoods, and bridges. Director Evans advised that staff would have to do research and would not try to guess at this point. HSPB Meeting Minutes Page 10 of 10 November 12, 2003 AGENDA ITEM #7: HISTORIC SITE SURVEY PROCESS, CONTACTS, AND CONSULTANT REPORT Principal Planner Jing Yeo reported the list provided to each Board Member shows the first 100historic properties selected to be surveyed,. The contract calls for the DPR records to be available by November 24, 2003, so the consultants are working toward that deadline. All suggestions from the HSPB were submitted to the consultants. Kathy Marx arrived at meeting and was Acongratulated@ by Chairman and Board Members and asked if there is a special plaque that goes along with the designation from the State for the Frances Stevens (Agenda Item 6) School nomination. Associate Planner Marx reported that it was a very exciting time and meeting. She suggested that all Board members attend one of these Aformal@ meetings at some future time. It gives good information about what is happening all over the State relating to historic resources. They meet quarterly and the next meeting dates and places will be in available at the December meeting. Board Member Chespak asked if Palm Springs has a historic district or area? He presented a brochure entitled AUptown Heritage Gallery Antique District@ and noted that there are eight or nine designated sites in that district and several are on the current survey list, so is it possible in the survey to create one and publicize it? He also asked about the north end of Palm Springs which states something to the effector Ahistoric district@ on banners and brochures that are circulated. Principal Planner Jing Yeo reported that this survey is to identify what resources are here in Palm Springs and the potential for future submitting to the State. A future historic district might come out of this survey process. The brochure that Member Chespak pass around is more of a marketing name that has been given to that area. The City does not have an officially designated historical district. Director Evans explained that the Ordinance does allow staff to designate districts in the General Plan and talks about creating districts. The challenge is really getting focused on what the districts would entail. In some of the neighborhoods, actual development guidelines might be established, i.e. Movie Colony and Las Palmas are good examples. It is important that all historic properties be seen from the street. A defining characteristic of both the neighborhoods above is that they cannot be seen from the street, which makes for an HSPB Meeting Minutes Page 11 of 10 November 12, 2003 interesting dilemma, and the current codes don=t allow people to build the walls that created the mystique of the neighborhood. Yet, from a historic preservation standpoint, if you have structures that are designated it=s nice to have a window to see them. It would clearly help the Planning staff if there were development guidelines in some of those neighborhoods that are not generic to the whole City. Board Member Chespak pointed out that business areas are vastly different from residential neighborhoods and are even lit for public viewing at night, so it makes sense to begin that process to create districts. Board Member Scott agreed that this was a good idea and could be incorporated into the Work Program for the coming year....Movie Colony, Las Palmas, Twin Palms neighborhood also has several designated properties, and Vista Las Palmas. Chairman Williams asked for several copies of the uptown brochure and for copies at the next Board meeting . This is indicative of the interest in Palm Springs now of maintaining what is here and not losing the architecture that many people are so proud of. What does it mean to a property on this survey whose owner may be in the renovation process, or other processes that would require additional City input? Director Evans explained that under the current Ordinance, it has no effect, it is not addressed, so the survey provides background information. The Board and staff need to define how it is to be used. It could affect a property in that it does help staff who use it all the time to determine if the site is on the survey list. If it is, then staff can initiate discussions about the potential historic value and character of the site with new developers and re-developers. When taking a look of the potentials of the survey list, it allows staff to watch for those potential Class 3 sites, and try to screen out renovation projects, demolitions, etc. From standpoint of use and how if effects property owners, and other than a Class 3 use, it has no effect. For the most part there is a process in place that when projects involve a potential Class 3 sites, no building permits can be issued through the system without someone contacting the Director of Planning. The good news is that every property owner who could be found has been contacted, so there shouldn=t be surprises from current owners. If the Ordinance is revised, which probably will need to be done at the end of this survey process, the questions are: (1) How will the survey be used? (2) Does it have any effect, and things of that nature? Comments have been received from property owners on this survey and some do not want to HSPB Meeting Minutes Page 12 of 10 November 12, 2003 be on at all, which probably has more to do with ownership than the actual building. There are sensitive and notable property owners in Palm Springs who may or may not want public recognition of their properties. This has to be dealt with very delicately. Staff will be verifying all these sites as time allows relative to land-use so that these sites can be mapped in the geographic information system (GIS). Once all these sites are pinpointed on a map, all the districts will be highly visible very very quickly as clusters. There will be one in uptown, downtown, Movie Colony, Twin Palms, Las Palmas, plus others. Then the next task would be to look at the local designations and names of districts. If the State Office of Historic Preservation believes that Palm Springs has enough resources to establish districts, those would have to be documented. There is no time for staff to document ten to 15 properties to the level that Frances Stevens School required. This survey has many uses now and in the future and there are probably potential uses that haven=t yet been discovered. Chairman Williams asked for more clarification of a Class 3 site which is a property that is 50or more years old, and those are already flagged, so if an owner of a property is on this survey and requests major renovations, demolition or whatever, would staff then refer to the survey and try to work with the owner? Director Evans explained that not all Class 3 sites are known and flagged, just those that have shown up on previous surveys, but there are numerous older projects that staff has not had time to visit. Most of these properties were on the former list, with a few added by the consultant that are not yet on the A100" list. Board has not given staff direction as yet. It=s not a fail-safe system, people are still involved and do questionable things, but right now the pace of renovation in Palm Springs is phenomenal. This is a good disclosure document for everyone=s use. Chairman Williams asked if the final list will be available for public review and where would interested parties obtain a copy? Congratulations to all property owners if they have properties on this historic survey list and it is hoped that they realize the value associated with historic designation. Director Evans advised that the list is public now and it is available in Planning and Zoning. Staff is now dealing with several properties where the owners feel it is a hindrance to them and the value, living standards, etc. Not all feel it adds value to their properties. HSPB Meeting Minutes Page 13 of 10 November 12, 2003 Board Member Rush asked about pulling owners phone numbers from the document before distributing them. Also, one point discussed in the last meeting was a request of budgetary concern regarding the cost of the consultants travel back to Palm Springs to view obscured properties and their new bid for this - - what is the update? Director Evans advised that no revised price or bid has been received as yet, and it may have to be a secondary amendment to the contract that comes in after the survey if the Council authorizes that work. Board Member Hayton asked for long-range marketing benefits from the designation of Ahistoric districts@ and stated that he preferred the neighborhood theme such as the Movie Colony, Las Palmas, etc. because when Palm Springs is showed off to visitors, identifying these districts by name and signage makes Palm Springs very special. AGENDA ITEM #8: APPOINTMENT OF A HSPB SUB-COMMITTEE TO WORK WITH STAFF AND PROPERTY OWNERS REGARDING THE ADOPTIVE RE-USE OF THE OASIS HOTEL AND TOWER AT 121 SOUTH PALM CANYON DRIVE, KREIS DRUGSTORE AT 101 SOUTH PALM CANYON DRIVE, AND THE OASIS HOTEL AT 150 SOUTH PALM CANYON DRIVE. Director Evans reported lots of activity relative to buildings and ownership of buildings. There is currently a property at the southwest corner of Tahquitz and Palm Canyon Drive that has one designated historic site..the Oasis Hotel Tower and one small portion of the building (not the entire hotel). There is also the Kreis Drugstore designed by Stewart Williams on the corner and the survey talks about the Oasis Hotel being historic. The current property sale value being considered does not pencil out if all the buildings have to be kept the way they are. There is a challenge to the integrity of the historic site as well as potential historic sites by making it a viable commercial use. This property is one of the most valuable corners of Palm Springs and is not currently being maintained at the level it should be. The Oasis Hotel Tower needs work and the Hotel needs a lot of work. Currently working with prospective property owner, staff has met with five or six development teams who have considered buying the property. The old hotel, the free standing building, and portions of the Oasis Hotel in the back probably need to be demolished, and on an interim basis parking put in for the tenants who have a severe parking deficiency with all the offices, retail, and food uses. In discussions with developers, staff has mentioned leaving the Stewart Williams designed building in place which may need some architectural modifications to adaptively re-use it, and this team is certainly HSPB Meeting Minutes Page 14 of 10 November 12, 2003 respective of that. Then the Oasis Hotel Tower, the designated building, and the building that fronts on Palm Canyon that houses Robann=s Jewelers...the Council did not designate that building and the Board did not recommend its designation but when the Council designated the Tower it indicated that ....@maybe the building in front should be looked at in the future...@. It has renovations that have not been similar to the original architecture. There is a developer who is gong to make a decision to buy or not buy the property. They expect the City to be very cooperative in their trying to renovate the property, and since there is a Class 1 designation on it, this Board probably has concerns about the drugstore building. A sub-committee of two HSPB members is requested to meet with Jerry Ogburn from Downtown Development, the development team, and the Planning Director to discuss the realities of the property. The developer has retained an architect who specializes in historic property and they are currently evaluating the historic resource and condition. They have to know exactly what they buy, and what they can do with the property will dictate if they buy it. One quick orientation meeting with the developer is needed. Chairman Williams asked for clarification of the building. Board Member Isermann explained that the Tower and jewelry store is the only Lloyd Wright building in Palm Springs and is a poured-in-place concrete structure. The first level was poured, the forms were then raised and the next level was poured. The actual construction of the poured-in-place concrete can be seen, and the building on the corner housing Starbucks Coffee is the Stewart Williams designed building. His architectural office was on the second level of that building for years, and this building is very significant to Palm Springs. Director Evans drew a quick site plan for the Board members to view placement of these buildings and project. The tenants have been frustrated over the years in their efforts to remodel the building because of the potential designation action of the Council some years ago and the City has said Ano@ to most of the renovation projects. Staff tends to view this property as two distinct sides...one side needs to be viewed for parking and the other needs to address the buildings and activities. The second level of one is difficult to market and in the downtown economy people are looking at active land uses on second levels rather than just offices. This is all under one ownership and is selling as one piece although it is multiple parcels. HSPB Meeting Minutes Page 15 of 10 November 12, 2003 In the downtown master plan relative to future development as well as parking development, that block will surface to the very high top three list on all analyses where a parking structure would make sense. Almost everyone who looks at buying downtown say they need to be in the two to four-story range. On this particular site and long-range intensity, it is envisioned the rear of the property would likely be a parking structure, surface grade and one level above. Many people want to build residential above parking structures. The land-uses of today are not really matching up the land values for return on investments. This is not the only downtown location where people are looking at that level of intensity, and in the 80's every block was being looked at in that manner because of land value. Chairman Williams and Board Member Scott volunteered to serve on the sub-committee. Chairman Williams asked if there is a restriction on building heights along Palm Canyon Drive that would required a variance to go above? Director Evans explained that the building heights range a little depending on the side of the street. The by-right-of-zone building height is 30 feet in downtown and there are step-setbacks on the west side of Palm Canyon Drive to give a better sun angle and mountain views. The Ordinance does allow high-rise buildings in downtown that can go up to 60 feet for the building mass and another 15 feet for mechanical. The Hyatt Hotel falls within that 75 foot range to give you an idea of the height scale. There will be a push for color development in downtown which will be a future challenge for the community. Board Member Hayton stated that he is from Corona del Mar which was ruined by the argument that property values necessitated more intensive development. Palm Springs is likened to Santa Barbara and the desert where changing the scale should not even be considered, which happens when the level and intensity of development is changed. It=s vital that the committee looks closely at that issue, because maintaining property value in the long range is to not allow the scale to radically change; otherwise, it creates another Orange County. Board Member Chespak said that he is from Laguna Beach in Orange County and hopes that it won=t occur here and that the integrity of Palm Springs is maintained. Most Board Members voiced agreement with Members Hayton and Chespak. HSPB Meeting Minutes Page 16 of 10 November 12, 2003 Director Evans explained that was why there is a 23-member General Plan Steering Committee because right now the City=s General Plan and Zoning Ordinance allows that level of intensity in the community. People are continually surprised that level of intensity was ever planned for Palm Springs. In this community one of the largest challenges in the next ten years will be defining that scale. Board Member Scott reported that the General Plan Steering Committee is still in the initial stages of developing a vision statement and the way to carry out that statement. The meetings are public and are held from 3 p.m. to 5 p.m, on the last Thursday of every month, except the November meeting is the 20th. Height, density, development, etc. will be addressed, but it will take over a year to really get into these issues. Everyone=s comments are welcomed and the meeting is public. Chairman Williams reported that he will be out of town Tuesday and Wednesday the week of November 17. Director Evans asked that an alternate be appointed for the sub-committee in case one of the members was not available. Member James Hayton volunteered and will be the alternate. AGENDA ITEM #9: DISCUSSION OF CITY=S HISTORIC PRESERVATION ORDINANCE, DUTIES, ACTIVITIES. Director Evans explained this had been discussed earlier and there is nothing more to report. Chairman Williams explained that this is one of the items that stays on the agenda, and part of the work program is revising the Ordinance for a de-classification process, although no one seems to favor that, it will need to be addressed in the near future. Director Evans advised that staff is awaiting the court=s decisions on what occurred in Lake Elsinore where the courts initially ruled strongly in favor of local communities control of church, land-use, and development activities. Then the court pulled back their decision, so from a legal standpoint, the church and City of Palm Springs has decided to wait and see the outcome of the court case. It will undoubtedly dictate how and what has to be done here. AGENDA ITEM #10: PALM SPRINGS PRESERVATION FOUNDATION - MEMBER SCOTT HSPB Meeting Minutes Page 17 of 10 November 12, 2003 Member Scott reported that the ACelebration of Spanish Colonial Architecture@ will take place November 15. A card advertising this was handed out to Board and staff. It is a unique opportunity to see houses never before opened to the public, such as Melba Bennett=s house, Invernata (shown on the card) built in the early 1930s'. The tour will also visit the Moorten Gardens, the Johnny Mercer House known as La Casa Luna and a motorcoach tour. A unique book has been prepared and will be available at various book stores. It also contains a very interesting chapter about the architecture in Palm Springs. The first bus is sold out, with a second bus is on hold. Start time is between 12:30 and 1 p.m. The bus leaves at 1 p.m. at the parking lot across from the Liberace house at Alejo and the O=Donnell Golf Course. Walk-up tickets are available. AGENDA ITEM #11: PALM SPRINGS HISTORICAL SOCIETY - MEMBER BLEDSOE Member Bledsoe reported that the Society re-opened October 24. Steve Nichols is the new Chairman. Christmas is just around the corner and there are a lot of historic books and videos available for sale. Director Sally McManus thanked everyone and reported that she had hip surgery which necessitated hee being out for two full months, she is now back in full swing. AGENDA ITEM #12: PALM SPRINGS MODERN COMMITTEE - CHAIRMAN WILLIAMS The sold-out self-driving home tour on November 8, 2003 was extremely interesting. Two of the HSPB members participated. Most interesting was the Sinatra house with the piano shaped pool on Alejo Road. The Modern Committee meets every second Saturday of the month at Modern Way, starting at 10 a.m. and the public is invited. AGENDA ITEM #13: ARCHITECTURAL & DESIGN COUNCIL - PALM SPRINGS DESERT MUSEUM - MEMBER ISERMANN Member Isermann reported the Council is having a seasonal lecture series with the first to be at Palm Springs Desert Museum at 6:30 p.m. Saturday, December 13 with artist Andrea Satel, (msp). BOARD AND STAFF REPORTS: Director Evans advised that the Architectural Guide has gone to the print shop and 1,000 copies have been ordered which should sell out quickly. There is no storage space for a larger order. Current cost is $1.25. State does not allow the City to make a profit, so groups could use these for a great fundraising opportunity by marking it up to whatever they want to sell it for. If the Board wants to try a create a situation for a fundraiser, there is a good HSPB Meeting Minutes Page 18 of 10 November 12, 2003 profit margin in this one item. The Desert Museum and Visitors= Center are the prime points of sale at this time. The Brochure should be ready by the next meeting. There being no other business to come before the Board, the meeting was adjourned at 10 a.m. The next meeting will be Tuesday, December 9, 2003 at 8:15 a.m. Respectfully submitted, Douglas R. Evans Director of Planning and Zoning :ldm HSPB Minutes, November 12, 2003