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HomeMy WebLinkAbout2004-11-09- HSPB minutes Παγε 1 οφ 8 CITY OF PALM SPRINGS HISTORIC SITE PRESERVATION BOARD MEETING Revised - Minutes of Regular Meeting -Tuesday, November 09, 2004, 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 2004-2005 Excused Absences To-Date William ABill@ Scott, Chair X 4 0 James Hayton, Vice Chair X 3 1 John Williams X 4 0 Jim Isermann X 4 0 Shevlin Rush 0 1 3 Sidney Williams X 3 1 Kenny Cassady X 2 0 STAFF PRESENT: Doug Evans, Director of Strategic Planning Matthew Feske, Associate Planner Loretta Moffett, Senior Secretary * * * * * Chairman Scott called the meeting to order at 8:21 a.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 Services Department counter by 4:00 p.m., Thursday, November 4, 2004. * * * * * * PUBLIC COMMENTS: There were no public comments. * * * * * * APPROVAL OF MINUTES: Member Isermann had corrections and comment, Agenda Item #9, page 3 should be ADC not ABC, and Alan Koch and Linda Taalman for correct spelling of names. Page 2, Architectural Approval item #5 - not sure of the new form of the Minutes, but felt the last paragraph of Item #5 was vague in terms of what the Board decided. Don=t know how these Minutes will be used to go back and see what the Board really talked about when they are so abbreviated. Director Evans advised that the Minutes would be revised to show bullet points and bought back for approval at the December meeting. Member John Williams commented that on the last page, the fourth paragraph - he actually reported that they had seen it and will not take any action. The Board passed on approving the October Minutes until the December 14, 2004 meeting. CHAIRMAN=S REPORT: The Historic Resources Survey was approved by the City Council at their October 20, 2004 meeting. PUBLIC HEARING: N O N E ARCHITECTURAL APPROVALS: 5. Pre-Application by David Christian for remodel of the Oasis Building at 139 South Palm Canyon Drive, CBD Zone, Section 15. Director Evans reported the importance of the project and location, that it is an existing Class 1 Historic Site and falls under the City=s highest protection level. Any changes to the exterior of the building of historic significance Παγε 2 οφ 8 requires HSP Board review and possibly City Council review. The Board=s sub-committee has met once or twice with the development team. The applicant/property owner hired a historic resources consultant to prepare an assessment and report of the character-defining features of the Oasis Hotel and its other buildings. Staff gave the report to the Board prior to this meeting for review. Staff feels the report is very good and has asked for additional clarification on page 1 of the report to explain the >Class 7' Historic Site. Since the original classification numbers were designated, the City Council amended the Historic Site Preservation Ordinance that created three classifications out of seven. The highest and most protected Classification is #1 in the new Ordinance vs. being #7 in the old Ordinance. This clarification is to show that staff did not change the classification of the property. There is an existing jewelry store in the front of the building, and the report recommends that the storefront windows, which were added after the fact, be removed and the building brought back into historic status. Staff suggests that the Board acknowledge that the existing business relies upon those windows. Staff has met with them several times about concerns of the building, space, and visibility and instead of the Board considering a recommendation that the storefronts be remodeled right-away, this should be looked at over time and work with the business owner. Overall, the documentation in the report was very sound, the photographic inventory, both current and historic, is very good and gives the Board a good understanding of the project. The Board is reviewing this as a pre-application for a remodel of the building and adaptive re-use. The development team will give an overview of the project of repositioning the building to and are working very hard to make it visible and prominent. Being that this is a pre-application, there is no formal action necessary by the Board. The applicant will ask the Board if they will allow non-structural demolition of some of the interiors, i.e. old bathroom spaces and other areas to determine the structural soundness of the building -- there has been water damage over time. There are no exterior changes being requested today, a formal application has not yet been submitted. Staff has not done an environmental assessment, and before the Board can take any action on exterior changes or anything that potentially affects the historic character of the building, staff must do an environmental assessment pursuant to the California Environmental Quality Act. The development team members are Steve Lyle and David Christian, along with Jerry Ogburn of the Downtown Development, who is working with the team in the repositioning of this property. The Oasis Tower, in the front portion of the building, is a Class 1 site. The rear Oasis Hotel portion of the building has been substantially changed over time and was not designated as a Class 1 site, the lower portions of the building have some of the slip-form concrete elements, the upper level looks like a frame and stucco that was added over time, and there were portions demolished when the building on the corner was developed. Steve Lyle, property manager of the building for 14 years, explained that it was used as a storage area for the rest of the Hotel when it was operating. The Hotel closed about 5 years ago. Behind Robanns is a hidden courtyard not seen for many years. None of the rooms have been used in 15 years as hotel rooms. When the Hotel closed and the property went on the market for sale. It was determined that the Hotel itself could not re-open, there are so many problems with the buildings that it would cost millions to even try to bring it up-to-code. Then, there would be no parking whatsoever. Many people have struggled with what to do with the historic Tower portion. Architects, HSP Board members, Mod Com, City Council, Mainstreet members, etc. have come viewed the site and their ideas were solicited. The Aidea board@ grew for three months after the February 11 close of escrow. The eventual idea was presented by Chris Mills and Dave Christian was hired as the restaurant expert. When AristoKatz moves in six months, that space will become part of Robanns and will expand to allow space for installation of restroom facilities as Robanns and Plaza Eye Fashions have not had in-store restrooms. Dave Christian, Architect, presented the plans for the renovation to bring uses into the key original buildings. Plans are for two restaurants - - one restaurant downstairs with outdoor dining, and a bar and restaurant upstairs with separate menus. An outdoor dining area and fountain will be created between the two buildings and will open up the original colonnade (currently enclosed with shabby construction), and will provide a walkway to the back. The project will be themed in a 40's settings for the architectural changes. There are lots of fabulous photographs tied to this building that will be showcased showing famous visitors of that era. From a functional standpoint, Robann=s will be expanded, inconsistency in the exterior will be removed, part of the restaurant kitchen will be placed inside the existing structure and where the existing jacuzzi is now. Bathrooms in the 121 building will be renovated, and a new elevator in the 121 portion installed. The existing balcony is ready to fall off the building, it will be renovated and expanded. The new stairway will use contemporary elements and will stand away from the original structure. Because of some of the historic issues in the courtyard areas, designs have been worked out that are within the character and feeling as if done in the 40's, but that will not duplicated. Παγε 3 οφ 8 It will be clear what is original and what is new. Cant= tell now if structural systems will have to be revised without some demolition, pulling the bathrooms, ceilings, and flooring up to see what has to be done. An exploratory demolition plan is needed at the moment. The poured-in-place concrete is the most exciting part of the building, there are beautiful details cast into the walls, and those things are at the core of this project. There are great details in the overhang and the handrails, but through progressive remodeling over the years, there are functional issues. There could be massive termite or water damage once the structure is opened up, and maybe the floor and/or ceiling in some areas need to be replaced. Overall goals in relation to the building is to work within the confines of the original concrete structures, to clear areas so that elements of the building are visible, re-do the landscaping so the Tower is presented in a much better manner. The stairway to the Tower is accessed from the second floor with a tiny stairway going up. The Fire Department has looked at it and does not see a problem using it as access to the roof for private parties, a cigar room, or similar uses. It was built in 1923-24 and no removal of the original concrete is planned except for a couple of situations. A small stem-wall needs to be cut down. It=s a ragged looking wall and needs to be cut down to get a section of the stairway in. There is a circulation problem and may need to open up the wall back inside the original structure. The signage element will be applied for later and will be within the character of the building. Member J. Williams asked about trying to open up the view corridor to the Tower, and that it looks like the staircase to the second floor does exactly the opposite. Is there any way that the front staircase to the upstairs restaurant can be re-arranged? Also, is there a third floor roof deck? What would actually be on the first or second levels of the Tower in the physical space and would there be access to the third level for the general public? Would like to see that the general public could see and recognize the significance of the Tower, either by signage or access into the Tower. Hoped this project would raise the recognition level of the Tower as well as saving it. Right now, it=s an open alleyway that allows public to go back and view the Tower. What is seen now is a restaurant that blocks access to the Tower. Mr. Christian explained that the third floor roof deck is already there, but it hasn=t been accessed in a long long time and access is through the Tower. There are a couple of overgrown Ficus trees that currently block the view of the Tower. The first level of the Tower is a very tiny room and plans for this would be for a bus/service station, a useable non-public area. The access to the Tower is off the second floor and would be open to the public. There is a very small viewing area at the top, but very small space and not really any place to have a functional aspect of this portion. The plan is to clear away everything that is limiting views and use, revitalizing the building, and putting a function inside the building. It would be incredibly unusual that a restaurant manager would not allow the public to view a significant part of their premises. The space between the two buildings will have outdoor dining, but will allow traffic through to view the Tower and people through from the parking area in back. People will be welcomed to move through the courtyard and restaurant. Member Isermann suggested looking at the works of Irving Gill who worked with Lloyd Wright and he also asked about the theme being more in the 20's since the building was constructed in that time period. Member S. Williams suggested that the development team meet with Eric Wright, Lloyd Wright=s son, who is a practicing architect in the Los Angeles area. He worked with his father and might be of some help in terms of developing the character and other ideas for the building. Mr. Christian told the Board that he was not adverse to considering a 20's theme, but the 40's theme was chosen because there is more documentation and photos of that time period and the 40's are indicative of the glitz and glamour that people associate with Palm Springs. He further explained that the project team has about seven sheets of the original drawings, but have found other information in the UCLA archives and will be getting that. He will try to see or call Eric Wright. Jerry Ogburn, Downtown Development Corp., spoke in behalf of the public and working in the downtown area the primary emphasis is what people believe in and want to see. The ongoing theme....is it going to be fun? Is it going to be enlightening? The 40's are intriguing, even though this building was built in the 20's, this project will show that this building has a time continuum and more Palm Springs history can be brought in as if it were built in the 40's honoring the 20's but not trying to mimic it. This project creates something that architects relate to, people can have fun visiting and dining, and is not too serious. This building has an incredible history, the photos and information will showcase it and Palm Springs. Entertainment values were more consistent in the Παγε 4 οφ 8 40's with what people expect today. The view corridors of the Tower should be number one in the development, and the stairs are important from a commercial point of view. These plans would keep the Tower visible. Scott Kennedy of Palm Springs Mod Com asked about the elevator and what the Board feels about the elevator being next to the Tower? Also, what about the old Loretta Young room on the third floor B in prior meetings that area had been viewed as a service or bus station. Has that been evolved into something that could involve the public in experiencing that room and area? Mr. Christian indicated that there is a bridge crossing the opening to the stairway, and the existing elevator sits back in that area. The new elevator will become part of the mass in back and should be intrusive to the public. Alternative locations were researched, but in dealing with the handicap codes current plans for development comply to the direct letter of the law, without any exceptions that are afforded under some historic sites. The Loretta Young room is accessed from the third floor and the room is small, has gone through a couple of remodels, and would require a Aguess@ as to what it was originally. The current thought is to make it into a service area to serve the upper deck, but it is not highly developed at this point. If it evolved that the room could be turned into more of an exhibit, it would not be a problem unless there was a functional issue. The stairway is something that some people would not feel comfortable climbing B it=s tight and not readily accessible. There will not be elevator access to that area and the elevator will open on both sides, because one floor is 24 inches below the other floor, and another floor is six feet below the second level. The Tower is as unobstructed as it could be and will sit there exactly as it did when first built. Member Hayton expressed his appreciation that this project is being developed and asked about the lighting element in regard to the Tower to make it more visible. This project needs to move forward to help overcome the stigma that Palm Springs is not business friendly and this is an incredible opportunity for the downtown area and needs to succeed. Only in the success of this project will the public have something to enjoy, this Board needs to fast track this project. Chairman Scott clarified what is being asked of the Board today is to do the interior demolition and the general consensus is that it is appropriate, and pointed out that there was one previous demolition project processed where some important tile work was destroyed. In the assessment character of this project is there some mechanism for that to be protected? Staff and the Board=s sub-committee (Bill Scott and John Williams) are available to meet at a moments notice. This is one of Palm Springs= premiere architectural elements and having it sit empty and dilapidated so many years. The elevator and balcony issues can be discussed later in the project. Director Evans pointed out that the historic designation of the building is in the core Tower and the applicant is approaching this as if the whole area is a Class 1 site. This conversion will allow more people to in how it is marketed...the owner of the property will bring the character of the era to it. He will probably sing occasionally and get everyone singing along with him and create an atmosphere that this property has never experienced. Director Evans asked for Board=s action on the interior demolition. It=s a Class 1 Site and staff wants to make sure the record is very clear. Staff will develop a series of very specific conditions of approval for interior demolition based upon the report, additional field work, etc. to be sure that all of the interior that has historic character is specifically called out in any permit so the contractor knows exactly what they can and cannot do. Just a caution, demolition work has an element of ugliness to it and it will probably surprise some people particularly if it is found that the roofs and floors have to be completely removed. That=s highly likely on this project in staff=s opinion. Staff will keep the Board updated as the project progresses. Member Cassady asked about the storefront window concerns and pointed out a change from the photos to the renderings, is that change in keeping with the concerns expressed? Director Evans indicated that had not been worked through with the tenant and when this is brought back to the Board for detailed approval that will be addressed. M/S/C (J. Williams/Hayton) (6 Yes, 0 No, 1 Absent, 0 Abstentions) that the Board approve the interior demolition based on the fact that the application will work within the confines of the assessment given to the Board and work with the Planning Department to identify those historic aspects on the interior that should be preserved. Παγε 5 οφ 8 6. Case 3.0619 - Application by Pacifica Capital Group for Colony Palms Hotel to build an additional 13 guest rooms to existing 45-room hotel at 572 North Indian Canyon Drive, Zone R-3, Section 11. Director Evans reported that the Board was given a copy of the permit application and a very extensive photographic inventory of the property inside and outside that was prepared by Myra L Frank, a subsidiary of Jones and Stokes, an environmental consulting firm. Matthew Feske is the project Planner and is working on an environmental assessment. Staff has not had a chance to review the entire information or take a technical review of the property. This building is spread out and staff needs to do more fieldwork before being comfortable with any type of interior demolition work. The building does have hazardous building materials in it that will need to be removed. Matthew Feske, Associate Planner, reported that the proposal submitted to the Planning Department is to renovate the existing hotel and add a second-story element along the northern edge of the building, and renovate all the existing casitas. The existing building finished construction in 1937, the restaurant lounge area was built in the 70's so there is some disconnect between the two. The project itself will renovate the hotel and restaurant so they are more compatible. The grounds will remain essentially the same. The arch entry with the lawn to the pool to the restaurant will open up to more outdoor seating. David Dixon of Pacifica Capital indicated that he had walked the site earlier with John Williams and Bill Scott. The escrow closed on June 11 and the owner and development team recognize the significance of this historic gem. It will be called The Colony Palms Hotel (formerly The Palms) and when purchased, it contained 45 rooms, restaurant space, and was being operated as a spa. This proposal is to add an additional 13 rooms, four spa treatment rooms as an amenity for the hotel, a 75-seat restaurant that will be pared back to expose more of the distinct character. The goal is to breathe new life into interesting architecture. Tim Campbell passed around materials that tell the story of the project, there are tiles, wood, iron, and fabric samples displayed, described the project plans in detail. In walking through the archway, there is a large courtyard and large pool. Across the courtyard is an addition built in the 60's. There has been a series of additions to one of the buildings not in character with the glamorous period experienced in earlier years. The casitas were added in the 50's with a second-story wing added over the casitas in the 60's. It now reads as one building. The proposal is to add a second-story over one of the existing one-story wings. The primary defining characters are the porches and the two-story section. The goal is to maintain and respect all of the existing roof lines and character features and not alter in any way. Existing windows and archways will also be maintained along with portions of one tile roof. The casistas= interiors will be renovated with no work on the exterior. The entire structure has lots of exterior conduits, air conditioning units, mechanical systems B the goal is to peel all of those back and place them inside the buildings. The 1950's railing will be maintained. There are photos of the restaurant building in the report and it=s characterized by white stucco walls and blue awnings and currently pushes right up to the pool. In order to get into the building from the front, the building will be set-back, to create an entrance, an awning-covered outdoor dining area, and have two wooden service structures on either side. The kitchen will remain as is. The second floor addition will create two separate porch-ways and maintain a separation between the original and the new. All guest room interiors have been renovated numerous times, there are no original case goods of tile work, so there will be a complete interior renovation of all guest rooms. Plans for interior demolition have been submitted primarily for asbestos abatement. This is all about removing the asbestos that is through-out the building in many difference places. Chairman Scott asked for clarification and name of the architect. Understands that the 1950-60 wings were designed by Stewart Williams. Παγε 6 οφ 8 Mr. Campbell indicated that the original architect is not known and there are no original drawings or plans. The basement of the original building was a speak easy and a brothel. There is one-access down to the basement/speak easy. The larger portion was for gambling and drinking and there is an area of side rooms and love crypts, and a floor hatch. The goal for part of this building is to provide another exit from the basement and still maintain the character. For history buffs, the hotel was actually built in 1935 and came online in 1936 by Al Wertheimer (msp) who is reported to be a famous gangster. He sold the property in 1952 to Robert Howard who owned the racehorse Sea Biscuit, thus the second name of Howard Manor. The first name was The Colonial House. Pacifica is fully funded on this project, money is in the bank, investors and their money are ready, and money is banked. Construction is ready to start as quickly as possible. The Board is asked today to approve the concept and the interior demolition permit and cooperation with staff based upon the report provided in terms of the historic aspects of the building and the drawings and plans submitted. The primary body color for the hotel is a gold tone, the green is for accents, windows, etc., the burgundy is a very minor accent color. All colors come from the historic color pallet. Chairman Scott asked about the attachment between the existing two-story building on Indian Canyon Drive and the new two-story addition and if they actually touch each other. Mr. Campbell indicated they do touch, and further explained the plans for the addition and referred to the drawings that were presented to Board members in the report. It will be situated so that all existing roof lines of the building will be maintained. The one-story portion will not be torn down, although it would be cheaper to tear down and build a new structure. Member J. Williams asked about the number of the additional rooms, only ten could be visibility counted. What about the basement and mural and encouraged the developer to preserve that whether it is used or not. Mr. Campbell explained that interior spaces were being re-worked, a couple of spa treatment rooms will be converted to guest rooms B it is a combination of new and re-working of existing space to make-up the 13 additional rooms. The mural will be preserved, they are part of the history of the hotel and there are no plans to destroy it. The future use of the basement space is not determined at this time, but has a lot of possibilities. Member Cassady inquired about the design elements, window treatments, built-in bookshelves B are those original and will they be preserved. Mr. Campbell indicated that at the direction of staff, an addendum to the report was prepared that documented any original case goods or millwork and nothing was found to be original in the interiors. Unfortunately, the hotel has been gutted several times. All fireplaces will stay intact, archways, and stucco will also. The bay windows aspect will be preserved. Scott Kennedy from Palm Springs Mod Com is primarily concerned about the 13 additional guest rooms. Major mistakes had been made in the past and very pleased to see those problems remedied. The 18 guest rooms that were added in 1952 and the basement casino were not in the historical assessment and Mod Com hopes that these facilities will be addressed in somewhat of a historic context in future. There were some fixtures on the west building facing Indian Canyon Drive, handrails, door hardware, and latches in the interiors that are felt to be originals and hope they will be used in the renovation. Παγε 7 οφ 8 Mr. Campbell agreed that the courtyard is an important feature of the hotel and the landscape will remain. The goal has been to address the characteristics of that structure, but not to duplicate them entirely and to make a distinction physically between the spaces, but not to make such a physical distinction with regard to style or architecture so as to throw-off a consumer who might says..@I don=t get it, why did they do a 1990 on top of a 1920's building?@ The hardware will be revisited and will be used as a referenced point and/or duplicate them. Chairman Scott asked about the of widening Indian Canyon Drive and will this project have to widen the curb? Mr. Campbell explained that the project is adding less than 10% of the existing structure, so dedication is not required. From a traffic standpoint that would be beneficial 30 years from now, but that would bring the street right to the edge of the building. From a marketing standpoint that would not be appealing. M/S/C (S. Williams/Isermann) (6 Yes, 0 No, 1 Absent, 0 Abstentions) to allow this project to proceed with the interior demolition and exploration and to approve, in concept, the architectural plans and addition of the 13 rooms subject to a more detailed analysis of colors that will come back to the Board. Mr. Campbell invited anyone wanting to view the project to come by, BBC America is documenting the hotel that will start airing in March 2005, and it is a rare and important project. AGENDA ITEM #1: MEDIA OUTREACH SUB-COMMITTEE UPDATE - MEMBER RUSH Member Rush absent - no report. AGENDA ITEM #2: HISTORIC SITE SURVEY UPDATE & DISCUSSION - STAFF Director Evans reported that the Board asked that this be submitted to the State of California Office of Historic Preservation, and once it is reprinted with credits, a few technical items added, a page inserted recognizing the Board and Council members who participated, rebound, and double-checked, it will be deposited in the UCR regional office and state office. It will then be available for purchase. The official local registry of historic buildings are the Class 1 and Class 2 sites. This is a survey document, which was one of the concerns that the listings might be misinterpreted as the actual designated sites. That has been resolved to staff=s satisfaction. AGENDA ITEM #3: HISTORIC SITE PLAQUE SURVEY UPDATE - MEMBER RUSH Member Rush absent. Member Hayton went by the Cork >N Bottle on two occasions, but the owner was not there, will continue to follow-up and report back at next meeting. Director Evans advised that Ingleside Inn has again been contacted and should have revised text and a new plaque there some time in near future. AGENDA #4: DISCUSSION OF CITY=S HISTORIC PRESERVATION ORDINANCE (Chapter 8.05 PSMC), DUTIES, ACTIVITIES, ETC. Director Evans reported no update. AGENDA ITEM #5: PALM SPRINGS PRESERVATION BOARD - MEMBER SIDNEY WILLIAMS Member S. Williams reported the Preservation Foundation had a successful tour of the architecture of William Cody on Saturday, November 6, 2004 and distributed tribute journals to Board and staff. It=s the first publication of his work, but Cathy Cody will be working on a future issue of drawings, water colors, and renderings. AGENDA ITEM #6: PALM SPRINGS HISTORICAL SOCIETY - MEMBER HAYTON Παγε 8 οφ 8 Member Hayton reported that Sunday, November 14 will be the first meeting and event at the O=Donnell golf course and will report back at the next meeting. AGENDA ITEM #7: PALM SPRINGS MODERN COMMITTEE - MEMBER JOHN WILLIAMS Member J. Williams reported that ModCom held a successful tour of 6 or 7 homes in Palm Springs on October 23, 2004. The next meeting will be Saturday, November 13 at 10 a.m. at the Caliente Tropics, public is invited. AGENDA ITEM #9: ARCHITECTURAL & DESIGN COUNCIL - PALM SPRINGS DESERT MUSEUM - MEMBER ISERMANN Member Isermann distributed cards for the 2004 - 2005 lecture series and the first lecture will be December 11, 2004, at 6 p.m. in the Annenberg Theater with Linda Taalman and Alan Koch speaking about their projects. BOARD AND STAFF REPORTS: Director Evans reported that staff worked with The Willows to convert their electric service from overhead to underground. They took great interest in making sure this was invisible and that it had no effect on the historic resource except to make it more picturesque without hanging wires. The Council did approve an assessment district to drop all of the lines starting next to Desert Museum and back into that neighborhood. Chairman Scott asked about the Tramway Gas Station and the conceptual plan that was presented at the last meeting, they are presenting to the Planning Commission this Wednesday. Wants to be sure that the concerns presented at the October meeting are addressed. Director Evans has not seen the revised presentation, there was another meeting with the sub-committee, Lance O=Donnell was originally going to participate but was unable to attend. Will get an update and call as well as present at the next meeting. Chairman Scott asked for further business, there being none, the meeting was adjourned at 10.15 a.m. Next meeting will be Tuesday, December 14, 2004 at 8:15 a.m. Respectfully submitted, Douglas R. Evans Director of Strategic Planning