HomeMy WebLinkAbout2008-11-10- HSPB minutesCITY OF PALM SPRINGS
HISTORIC SITE PRESERVATION BOARD
Meeting Minutes
Monday, November 10, 2008
Large Conference Room, City Hall, 3200 East Tahquitz Canyon Way
Palm Springs, California 92262 BOARD MEMBERS
Present at
this Meeting
Present FY
Year-to-Date
FY 2008-2009
Excused Absences
To-Date
Sidney Williams, Chair X 4 1 Brian Strahl, Vice Chair X 5 0
Sheila Grattan X 5 0 Tom DeLeeuw John Gilmer Barbara Marshall
X X X
5 5 5
0 0 0
STAFF REPRESENTATIVES:
Craig Ewing, Director of Planning
Diane Bullock, Associate Planner Loretta Moffett, Administrative Assistant
1. The regularly scheduled HSPB meeting was called to order at 8:15 a.m., Monday, November
10, 2008 by Chair Sidney Williams
2. ROLL CALL: Present: T. DeLeeuw, J. Gilmer, S. Grattan, B. Marshall, B. Strahl, and Chair S.
Williams. Staff Liaison Bullock was not in attendance.
3. POSTING OF AGENDA: This Agenda was available for public access at the City Hall exterior bulletin
board (west side of Council Chamber), City Clerk’s office, and Planning Services’ counter on or before 4:00
p.m. Thursday, November 6, 2008.
4. PUBLIC COMMENTS:
Tom Nolan, Executive Director of the Palm Springs International Airport, spoke about Agenda
Item 9.A (5) Potential Designation of the West Façade of the Palm Springs International Airport.
He explained that the Transportation and Security Administration (TSA) reacts to events within
the industry where the historical designation could affect the security of the airport -- TSA
considers the front of an airport (buildings) to be very susceptible because of potential acts of
terrorism. Airports have specific plans that address vehicle access to airports. If such violent
acts were to occur, airport staff has to react immediately and profoundly – meaning the
building(s) could be changed considerably in order to keep airports functioning. Something like
this happens very rapidly. When TSA renders decisions on modifications to roadways and
buildings, they usually give extremely stringent deadlines. The number one goal of the Palm
Springs International Airport is to serve the Coachella Valley – its one of the prime elements in
the economic health of this Valley.
Michel Braun, representative of Wessman Holdings, owner of the Santa Fe Federal Bank
Building at 300 South Palm Canyon Drive, and the Town and Country Center at 174 North Palm
Canyon Drive, talked about the Santa Fe Federal Building (Item 9.A(3) designed by E. Stewart
Williams. He stated that there is no event or individual of significance associated with the
building. While a beautiful building, the architect designed several other buildings in Palm
Springs- most notable is the Palm Springs (Desert) Art Museum. In designating buildings as
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Minutes from the November 10, 2008 Meeting
historic, the City, HSPB, and Council need to balance the need for preservation but also
recognize the threat of the economic vitality of such buildings. The owner does not believe the
Santa Fe Federal Building warrants designation as a Class 1 Historic site and urges the Board
not to recommend it for designation.
Mr. Braun further stated that the Town and Country Center (Item 9.A (2)) is part of the Museum
Market Plaza project which has now been scaled down. The T & C sits between Indian Canyon
and Palm Canyon which is the middle of the connection between the components of the Museum
Market Plaza project, downtown hotels, the casino, and other locations. This “connection” is vital
to the success of the future Desert Fashion Plaza. He stated that “sometimes certain buildings
need to go for the better good of the overall city.” He urged the Board not to recommend the
Town and Country Center for historic designation. Niki McLaughlin, P.S. Modern Committee representative, read from a statement of the PS Modern Committee Board’s recommendations :
1. Oasis Property, 101 South Palm Canyon Drive: The designation process should move
forward to Class 1 Historic Designation.
2. Santa Fe Federal Savings Building, 300 South Palm Canyon Drive, the prior Council
postponement “pending approval of a potential project” was wholly inappropriate. P.S.
ModCom strongly urges HSPB to quickly place this on the City Council’s agenda.
3. Town & Country Center, 174 North Palm Canyon Drive, Mod Com recommends removal of
the property’s south building as a compromise solution. HSPB take the matter under
consideration at a later date. However, Mod Com would support immediate nomination to
Class 1 historic site if HSPB included only the north building and the former Town &
Country restaurant.
See copies of full statements attached from Al Smoot, former Airport Executive Director, P.S.
Modern Committee, and Michael Braun.
PUBLIC COMMENTS CLOSED
5. APPROVAL OF THE MINUTES:
5.A Corrected Minutes from September 9, 2008 – no Board action required
5:B October 14, 2008 Meeting - Board member Marshall corrected page three, paragraph four
Tom DeLeeuw commented that THE (not “this”) 590 South Indian Trail house should move
forward....”. Board member DeLeeuw corrected page one under Roll Call, delete Saunders,
and Item 6 Report from the Chair - delete “Vice” , and page four, second paragraph..
remove the second “is”...”The consequence is that is a Board....” M/S/C (Strahl/Grattan) moved to approve the October 14 2008 HSPB Minutes as corrected vote 6 Yes, 0 No, 0 Absent, 0 Abstentions – motion passed.
6. REPORT FROM THE CHAIR: Chair Williams advised that the Casa Cody Inn was designated
Class 1 Historic Site 59 by the City Council October 15, 2008. She commented on Dr. Suzuki’s
November 8 lecture at the Sustainability Conference. She complimented the Desert Water
Agency and its Board for receiving the first Sustainability Award. HSPB discussed Historic
Districts last month and an RFP has been received from the Architectural Resources Group.
Another bid and approach will be solicited from Architectural Historian Patrick McGrew. A sub-
committee of Chair Williams and Board member Marshall will meet with Mr. McGrew before the
December 9, 2008 meeting.
7. PUBLIC HEARINGS:
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7.A HSPB – 69 – LA SERENA VILLAS – Proposed Designation of 339 South Belardo Road as a
Class 1 Historic Site and Notice of Exception from CEQA, Zone R-3, Section 15.
Director Ewing summarized the Staff Report, past history, and actions taken on this property.
Two more emails were handed out today urging designation. Council asked HSPB to consider
this property and determine if it can be recommended back to Council as a Historic Site. The
structures were built as a small hotel in the 1930s in a Spanish Eclectic style. The property is
being considered in its 2004 condition prior to alterations, as current condition of the property
structures is poor, but many features are in tact. The 2004 permits have expired because
restoration work was never completed. A Stay of Demolition was issued by Council pending
historic designation research. The Stay expires in January 2009. Staff feels this is a “close call”
for Class 1 designation because of its current state and the requirements to renovate and restore
the structures. There are three options for this Board to take: (1) Terminate the investigation and
take no further action; (2) Recommend Class 1 designation to the City Council based on the
requirements that any alterations or renovations comply with the Secretary of Interior Standards;
or (3) Recommend Class 2 designation, by identifying the site as “...unusable, non-conforming,
un-restorable, or the like.” Staff believes there is sufficient evidence to support a recommendation
for Class 1 Historic Site designation, based on viable buildings in 2004 and today -- although they
have been significantly altered.
PUBLIC COMMENTS:
Michael Gonzales, attorney from Allen Matkins Law Firm, Los Angeles, for the La Serena owners,
stated that the data in the records does not support the conclusions listed in the Staff Report and
that no action or a Class 2 designation would be warranted. The record is incomplete as based
on an analysis of the adjoining Orchid Tree property. Conclusionry statements are found through-
out the Staff Report and owners feel strongly there is not significant data in this record to support
the two conclusions. The property owners request that HSPB not recommend Class 1
designation given its current condition. Based on the severe downturn of the capital market, there
are no finances sufficient to complete the vision for the property.
Frank Tysen, Casa Cody Inn, 175 South Cahuilla Road, spoke strongly in favor of designating La
Serena a Class 1 Historic Site as the owner of nearby Casa Cody and as a Board member of the
Historic Tennis Club Neighborhood organization, whose Board has voted unanimously for the
preservation of La Serena. Mr. Tysen also serves on the Board of the Small Hotels of Palm
Springs and they are very concerned about this issue. La Serena is situated in Palm Springs’
oldest neighborhood and contributes to the character and uniqueness of Palm Springs. Historic
Inns are the defining quality for Palm Springs that no other city in the valley has. There were 21
historic inns in Palm Springs in the 1980s, seven have been lost to condo conversions,
apartments, substance abuse centers, and private compounds. Some have been changed
beyond recognition. The La Serena and Orchid Tree are languishing in half-demolished
conditions. The survival of this important neighborhood is at stake and the increasing loss of
rooms and revenue are at risk. With the loss of these inns and small hotels, this historic
neighborhood becomes less authentic and less valuable. He pointed out that HSPB has
discussed this neighborhood for becoming the first historic district. Mr. Tysen mentioned he had
talked with potential buyers this morning who have an interest in re-purchasing and restoring La
Serena, but current ownership has never responded to their inquiries. The project could easily be
restored. Mr. Tysen urged the Board to support Class 1 designation of La Serena.
PUBLIC COMMENTS CLOSED
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BOARD DISCUSSION and concerns:
(1) Several important small hotels and inns have been lost and they do bring an important
economic aspect to the City. Restoration for La Serena may be daunting, but there is
enough left for restoration to occur;
(2) If demolition is allowed to proceed, it might be setting a very dangerous precedent in Palm
Springs because there are other potential historic properties sitting vacant. It would be a
matter of time before they come before this Board one at a time for demolition;
(3) When is the potential buyer going to come forward?;
(4) La Serena was not on the list of 53 significant properties from the 2004 survey;
(5) HSPB needs to look at this property in its current condition – not the 2004 condition;
(6) It may be appropriate to give more time to determine viability of restoring;
(7) Board needs to look at La Serena in a broader context than just architectural features;
(8) Owners went into this with plans to renovate and restore, the buildings were stripped to
a point where they can be renovated and upgraded. La Serena maintains the scale and
massing of the motor court tradition, and could easily be renovated, but at some expense;
(9) La Serena was viable when originally purchased, but was allowed to fall into its current
deteriorated condition;
(10) There appears to be a potential buyer who needs to come forward
(11) If this property is changed to a Class 1 designation, what is the process with the owner?
(12) How long will the process of doing anything be delayed?
(13) Is there is any designation the Board could propose that would restrict it to the current
massing density for a future project, and are these the only options at this time or could the
Board propose an extension of 90 days for the potential buyer to come forward?
(14) Could two-story buildings be built on that parcel based on current zoning?
Director Ewing explained that if Council adopts a recommendation from HSPB and acts to
designate La Serena as Class 1, it would subject any new action on the property to a review by
HSPB for appropriateness. The applicant can propose whatever they wish, but whatever is done
will trigger a review process with HSPB. The permits have expired and the Building department is
concerned about the condition of the structures. They have recently inspected the site and now
believe the buildings are secure enough that there are no immediate safety hazard issues. It may
be that the buildings could remain in their current state before the property owner makes any kind
of proposal regardless of designation. If this property was clear of existing buildings, staff does
not know. To speculate that what might be proposed or approved in the future is difficult to
predict. The City retains total control over density, design under restrictions of the Zoning
Ordinance. Anything could be proposed, the City would have jurisdiction over what is approved.
The Council adopted a six-month Stay of Demolition which expires January 9, 2009 and there is
no condition in the code for an extension beyond January 9, 2009. Whatever historic designation
action, it needs to happen by the Council before January 9, 2009. The property is zoned R-3
which allows a 35 foot height limit – two-story buildings could be constructed. The acreage is 0.9
acres so that means about 13 or 14 units.
Mr. Gonzales stated that the owners would entertain any reasonable offer for La Serena. If the
Board is inclined to move forward with designation, he suggested allowing the ownership a period
of time to perform an appropriate historical assessment to determine if there is any historic fabric
left in these structures. There is no architectural analysis to support the finding outlined in the
Staff Report. Ownership asks the Board to take no action, approve Class 2 designation, allow
time for the potential buyer to surface, or for ownership to make further historic determination.
Markets change and the current housing market is very bad and unstable – the financial model for
La Serena was based on a condo-financing mechanism and that market disappeared a long time
ago. It is a financial issue and is a result of the economic downturn, not of the ownerships’ intent
to demolish by neglect - that has never been the intent of ownership.
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Board member Gilmer moved that HSPB recommend to City Council that La Serena be
designated Class 1 Historic Site 69, seconded by Board member Marshall –
Further discussion: Board member Strahl requested that the potential buyer come forward. The
Board is looking at structures that are not in the condition they were in 2004. Board member
Gilmer commented that he feels the purview of HSPB is to access structures as to their historical
integrity, and that the economic viability of maintaining them is not an overriding factor whether
there is a buyer or not. The Board needs to look at the integrity of the structure, its position in the
City, and how it contributes to the overall historical identity of the City.
Vote on the motion to (state above) 4 Yes, 2 No (Strahl/Grattan), 0 Absent, 0 Abstentions.
Motion passed 4/2. 8. CERTIFICATE OF APPROVAL REQUEST(S): None
9. OTHER BUSINESS:
9.A. DISCUSSION OF POTENTIAL CLASS 1 DESIGNATIONS:
Director Ewing reported that since original review of the properties by HSPB, where staff asked
for the top priorities, Council forwarded La Serena & the P.S. Airport, for HSPB consideration, and
these take priority. Processing nine properties cannot be completed by staff within a reasonable
time frame. The Airport will be processed next since it is requested by Council. Staff now seeks
Board comments and direction regarding priorities two, three, and four out of the remaining eight.
Board member Grattan stated that the Council needs to hear the statement regarding security at
the Airport that was presented to the Board earlier in the meeting before HSPB moves forward.
Chair Williams explained that the Board had already nominated and recommended that Santa Fe
Federal be designated Class 1 Historic Site 54. Council directed that it come back to them when
the Baristo Lofts project, that includes the Santa Fe Federal, is presented to Council.
Director Ewing proposed taking (9.A-3) Santa Fe Federal, (9.A-4) La Serena (heard today), and
(9.A-5) Front (west) Façade of P.S. International Airport off the list of priorities, as they will be
moving forward. The Town & Country Center has been swept up in the Museum Market Plaza
project, but there is nothing to preclude the Board initiating a process on that property, the Oasis
Commercial Building, or the remaining properties. Absent direction from the Board, staff will
proceed with the Airport and then back to 2006/2007 list and items (9.A-6) Ellwood/Palevsky
House; (9.A-7) Horizon Hotel; (9.A-8) Del Marcos Hotel; and (9.a-9) Cary Grant “Las Palomas”
House. The Board can alter that with direction to staff. Staff listed these properties on this
Agenda and notified all property owners, and provided an Agenda so these properties could be
discussed in open session today.
Board member Gilmer asked if Staff Reports have been prepared and sent to Council on the
Santa Fe Federal and Oasis Commercial Building, and if a report was written on the Town &
Country Center?
Chair Williams stated that a Staff Report has been written on Santa Fe, it has gone to Council,
and a Historic Assessment has been written on the Oasis, but it has not gone to Council.
Director Ewing stated that there is a report on the Town & Country Center that is part of the draft
Environmental Impact Report, including a background report on the property. It is quite extensive
and can be used as the basis of a Staff Report to HSPB.
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Chair Williams commented that the Albert Frey Kocher-Samson building is on the ‘for sale’ market
now along with the entire block. There is an urgency about proceeding with this particular
building which is on the list of 53 significant historic buildings from the 2004 Survey. There has
been a written report, but is has not been on HSPB’s Agenda for discussion or recommendation.
Board member Gilmer asked if prioritizing will be based on staff reports and the amount of time to
write them or if a report is available on certain buildings, and how to proceed?
Director Ewing posed the questions (from staff’s perspective)...how much research has been
completed that HSPB and staff could act on a property or properties quickly? And, how much
historic value do the properties have that the Board wants to proceed, or how threatened are
properties by potential changes? These properties have their own sets of value under the criteria
and all of them can be taken into account.
It was pointed out that the Oasis Commercial Building has already been nominated for historic
designation, and it’s now a matter of being submitting to the City Council.
The Board feels the Kocher-Samson building is very important, it may be endangered, and the
Board needs to look after it – it needs the Board’s help. Board members concurred and agreed to
move forward on the Kocher-Samson building after the P.S. Airport.
The Town & Country Center was suggested for follow-up after P.S. Airport and Kocher-Samson
Building – the Board concurred.
Staff suggested working with those three (1) P.S. Airport; (2) Kocher-Samson; and (3) Town &
Country Center in that order. Staff will bring back the list in a few months for further discussion,
prioritizing – in case that changes, etc. Each Board member can take their own support,
priorities, information, etc. in to account on these buildings, i.e. whether there is owner support,
Council support, or high or low historic value, threat factor, etc.
Board member Marshall asked for clarification...is Staff going to move forward with the Oasis
Building and the Santa Fe Federal being submitted to City Council?
Director Ewing stated that staff will confer with the City Manager who establishes the Council’s
priorities, present HSPB’s actions thus far on the Oasis Commercial Building and get it
calendared. The Council has reviewed and acted on the Santa Fe Federal building indicating
they want it to be brought back to them when the major development project “Baristo Lofts” is
presented to Council. Baristo Lofts is scheduled for the December 10, 2008 Planning
Commission hearing, and will then go to Council in January or February 2009.
10. COMMITTEE REPORTS AND SPECIAL PROJECTS:
10.A P.S. Preservation Foundation –Information is available at www.pspf.net
Board member Strahl contacted the Foundation, expressed interest, and that he reports to
HSPB on their events, activities, etc., but he has not heard from them.
10.B P.S. Modern Committee – Board member Barbara Marshall - No report
10.C P.S. Historical Society – Board member Sheila Grattan The Annual Pioneer Picnic was held November 9 and was well attended.
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10.D Architecture and Design Council – Board member John Gilmer
The Council met Saturday, November 8. November 1 was a Cocktail Reception at the
Dinah Shore house – very well attended. The Modernism show booth is in planning stages
for a February fundraiser at the O’Donnell House. Council is planning a newsletter. The
lecture Series starts Saturday, November 15 at 6 p.m., presenter is Frank Clementi, Rios
Clementi Hale Studies, Los Angeles architects. The topic is “Poptimism: Modernism and
Multi-cultural References” in the Annenberg Theater. They are the developers of the El
Paseo restoration (HSPB #27) More information is available at www.psmuseum.org.
10.E Web Site Development – Board members John Gilmer & Tom DeLeeuw
Board member DeLeeuw reported that staff has HSPB’s original outline, HSPB’s Mission,
Purpose and Authority is listed under Boards and Committees along with Board members
names and terms, and meeting Agendas are listed with links to Staff Reports. Staff is
listing more information as time allows. Board member Gilmer emailed staff a Preservation
Glossary which is a part of the original outline and a pdf file “Assessing Historic District
Integrity” which will be sent to all Board members for continued Historic District discussions.
Director Ewing explained that the web site is very time consuming to design, update, and
maintain. Staff will work as quickly as they can from prepared content based on the outline.
11. STAFF & OTHER REPORTS: Director Ewing stated that the draft Environment Impact Report on
the Museum Market Plaza, including the Town & Country Center, is out and available for public
comment at the Planning Counter, City Library, City Clerk’s offices, and CD’s can be purchased
for $10 each. Comments will be received on the EIR until about mid-December.
The California Preservation Foundation’s Annual Conference is here in Palm Springs April 16-19,
2009. The Board might like to forward its request to Council for their support. Chair Williams has
a call into the Mayor’s office for an appointment on this issue when Board member Beth Harris
and the Director will be in town within the next two weeks.
12. BOARD MEMBER COMMENTS: Board member Marshall asked for an update on the City’s
support of “Preserve America.” She will proceed pending City management approval.
Director Ewing reported meeting with the City Manager who felt it was something HSPB could
move forward on, the application requires the signature of the Mayor as an elected official. Staff
will follow-up and advise Board members via email.
13. ADJOURNMENT: At 9:29 a.m., Board member Gilmer moved, seconded by Board member
DeLeeuw, to adjourn the HSPB to its next regularly scheduled meeting on Tuesday, December 9,
2008 in the Large Conference Room at City Hall.
Respectfully submitted,
Diane Bullock, Associate Planner & HSPB Staff Liaison
Attachments:
1. Statement from Al Smoot Re P.S. International Airport
2. P.S. Preservation Foundation
3. Statement from Michael Braun of Wessman Holdings