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HomeMy WebLinkAbout2015-10-13- HSPB Minutes HISTORIC SITE PRESERVATION BOARD CITY OF PALM SPRINGS, CALIFORNIA Large Conference Room, 3200 East Tahquitz Canyon Way, Palm Springs, California 92262 www.palmspringsca.gov MINUTES CALL TO ORDER: The Chair called the meeting to order at 9:00 a.m. ROLL CALL: Chair Gary Johns, Vice-Chair Roxann Ploss, Members Dick Burkett, Todd Hays, Bill La Voie, James Williamson ABSENT: Linda Dixon ACCEPTANCE OF THE AGENDA: M/S/C (La Voie/Williamson, 6-0-1 Dixon absent) to accept the agenda as presented. PUBLIC COMMENT: RON MARSHALL, PSPF, spoke in support of the certificate of approval for the J.W. Robinson Building modifications. PETER MORUZZI, PS MODCOM, spoke in support of the certificate of approval for the J.W. Robinson Building modifications and spoke in support of the board initiating a stay of demolition and study of the 440 Building (Ramon Drug Building) for possible recommendation for Class 1 historic designation. SIDNEY WILLIAMS spoke about the importance of preservation balanced with development, noting creative, adaptive reuse of historic buildings is essential. She spoke in support of the Class 1 designation of the Tahquitz Plaza Building. She noted the archives of the architect Hugh Kaptur were held at the Palm Springs Art Museum and gave examples of the Santa Fe Federal Savings and Merrill Lynch Buildings as good examples of adaptive reuse of historic sites. CHRIS BALE, Realtor and native of Palm Springs noted his grandparents operated th e Ramon Drug Store at the 440 Building, and spoke in support of preserving the building. OCTOBER 13, 2015 9:00 AM REGULAR MEETING Historic Site Preservation Board Minutes October 13, 2015 Page 2 of 10 BARBARA MARSHALL, spoke in support of preservation of the 440 building. JERI VOGELSANG, Palm Springs Historical Society, spoke about the urgency of repairs needed at the Cornelia White house, noting she and Chair Johns presented the situation at the last City Council meeting. FRANK TYSEN spoke about concerns of protecting historic buildings from intrusive new construction, expressed the bulk of the new downtown buildings loom over adjacent smaller hotels and it is a bad trend for Palm Springs. JIM HARLAN, shared the new “This is Palm Springs” post cards. MORIANO PATENCIO, tribal member of the ACBCI, spoke about the zoning and land use history of allotted lands in Palm Springs. He discussed the demolition application for the 440 and 490 South Indian Canyon Drive buildings and the history of the buildings on the site. He noted the tribal owners of that site seek to develop their land to the highest and best use. He noted the Section 14 exhibit now at the ACBCI Cultural Museum would be exhibited at the Smithsonian in Washington. He referenced a policy letter from the tribe to the city on jurisdiction on property development of tribal allottee-owned land. STEVE ROSENBERG, spoke regarding Item 5E in support of modifying Class 3 to be based on age versus a specific year, noting a 50 year age may be more appropriate for definition of Class 3 sites. He opined that designation of the Tahquitz Plaza Buildings wa s not appropriate at this time when a specific new development proposal is under consideration for the site. ROBERT MOON, spoke in support of preservation and adaptive reuse of the Town & Country center, noting the scope of the Museum Market Plaza Specific Plan was not in keeping with the character of Palm Springs. STEVE LYLE, realtor, spoke in support of the J.W. Robinson certificate of approval. 1. CONSENT CALENDAR: 1.A. APPROVAL OF THE MINUTES: JUNE 9, JULY 14, AND SEPTEMBER 8, 2015 MEETING. M/S/C (La Voie/Williamson, 6-0-1 Dixon absent) to approve the minutes of June 9, 2015 as submitted. M/S/C (Ploss/Hays, 5-0-1-1 Williamson abstained, Dixon absent) to approve the minutes of July 14 as submitted. M/S/C (Burkett/Ploss, 6-0-1 Dixon absent) to approve the minutes of September 8 with corrections as noted. Historic Site Preservation Board Minutes October 13, 2015 Page 3 of 10 2. PUBLIC HEARINGS 2.A. CONTINUED – CASE HSPB 97 – AN APPLICATION BY PALM SPRINGS PRESERVATION FOUNDATION FOR CLASS 1 HISTORIC DESIGNATION OF 600, 650, 700, AND 750 EAST TAHQUITZ CANYON WAY “TAHQUITZ PLAZA”, ZONE REO (CASE HSPB #97), (APN’S 508 -055-003 AND 508-055- 006). Staff member Lyon summarized the staff report. COREY ADLER, of Nexus O & M HR, owner, spoke in opposition of the designation of Tahquitz Plaza as a historic site, noting the recent history of various applications for development of the site and CEQA determinations did not identify the buildings as historically significant. He requested removal of the stay of demolition. BARBARA MARSHALL, PSPF, spoke in support of the historic designation of Tahquitz Plaza. RON MARSHALL, PSPF, spoke in support of the historic designation of Tahquitz Plaza. He opined that the City’s limitation of the historic resource survey to only buildings prior to 1969 was a mistake and the City needs to document resources later than 1969 also. HUGH KAPTUR, architect of Tahquitz Plaza, spoke in support of the designation of Tahquitz Plaza. He stated he is extremely proud of Tahquitz Plaza and noted it was very successful with tenants and if restored would continue to be viable. PETER MORUZZI PSModcom, spoke in support of the Tahquitz Plaza designation. ROBERT MOON, spoke about the need to preserve Tahquitz Plaza architecture that complements the environment and his opposition to projects that only squeeze profits out of prime locations such as this, stating “The people, not developers, are the City” (in reference to the text on the front of the City Council chamber.) STEVE ROSENBERG, asked for clarification about the pending demolition p ermit (it is for 3 of the 4 Tahquitz Plaza buildings.) Chair Johns closed the public hearing. Member La Voie spoke in support of the Class 1 nomination for Tahquitz. He noted under CEQA, historic preservation is part of what makes the environment sign ificant; that “highest and best use” is not always in the best interest of the whole community. Member Ploss noted the interiors of Tahquitz Plaza are flexible and adaptive to new uses and the buildings should be kept and repurposed as lofts, a clubhous e for adjacent Historic Site Preservation Board Minutes October 13, 2015 Page 4 of 10 residential development, or other uses. She noted the buildings “fit” into the environment and that she would support a recommendation for Class 1 designation. Member Hays spoke in favor of a recommendation for Class 1 designation. He challenged the owner to look at adaptive reuse, explore density transfer and other options in a more creative way. He noted he was not aware of any options explored by the developer to save and restore the buildings. Member Burkett spoke in support of a recommendation for Class 1 designation. He noted the reference by the building owner to the cut off dates of the historic resource survey was not relevant nor is it a requirement that buildings be listed in a survey in order to be eligible for Class 1 designation. Member Williamson expressed sympathy for the owner given that economics have changed since the site was first purchased, but he noted the building’s neglected state was a problem. He stated the historic resources report was convincing and as ked the Planning Director about the lack of a staff recommendation. (Director Fagg noted the historic resources report has the recommendation). Chair Johns noted that at the previous meeting on this topic he, Member Williamson and member Hays asked for staff to outreach to the owner on economic incentives that the City may be able to offer or other resources to help the owner with options for adaptive reuse. (Staff Lyon noted two e mails had been sent to the owner’s rep, and no response was received.) He asked why the nomination was being forwarded to the City Council before other nomination recommendations had been heard by the Council (Director Fagg noted the stay of demolition made this application more time sensitive). M/S/C (Ploss / Hays; 6-0-1, Dixon absent) recommending Class 1 historic designation of Tahquitz Plaza to the City Council based on the Board’s acceptance of the criteria and findings in the historic resources report. 3. SPECIAL REPORT: PRESENTATION BY HISTORIC RESOURCES GROUP (HRG) OF THE DRAFT OF THE 2015 CITYWIDE HISTORIC RESOURCES INVENTORY UPDATE (HRG & Staff). Staff member Lyon summarized the progress to date on the Citywide historic resources inventory. Christine Lazzaretto (HRG) summarized HRG’s progress and activities to date. Siam Winship (HRG) discussed the inventory of tract maps and summarized the material in the context statement. Steven Vaught (Consultant to HRG) summarized research and findings on the pre - World War II historic resources, noting the efforts to seek primary sources for their report and findings. He noted the appendix which contains a listing of significant architects known to have done commissions in Palm Springs. Historic Site Preservation Board Minutes October 13, 2015 Page 5 of 10 John Lacasio (HRG) summarized the post-World War II findings and the relevance of the 1990’s revitalization of Palm Springs and the increasing awareness of the collection of historic resources from the mid-century period (roughly 1945 – 1969). The draft reports were distributed to HSPB members at the end of the meeting with the request to provide comments to staff prior to the November HSPB meeting. 4. UNFINISHED BUSINESS (none). 5. NEW BUSINESS: 5.A. CERTIFICATE OF APPROVAL REQUEST BY HAL J. HALL ON BEHALF OF MAREK, INC. ONWER, FOR ALTERATIONS & RESTORATION OF “THE J.W. ROBINSON’S DEPARTMENT STORE”; A CLASS 1 HISTORIC SITE LOCATED AT 333 SOUTH PALM CANYON DRIVE (ZONE CBD, HSPB #84, CASE 3.1903 MAA). Staff member Lyon summarized the staff report. James Cioffi, architect representing the applicant summarized the proje ct. He noted the original building had been designed on a 9 foot structural grid and all exterior elements and components were designed within that grid. Member Hays stated the proposal exemplifies the viability of adaptive reuse of historic structures. He asked if the aluminum can lights would be restored (yes, Mr. Cioffi noted there may be new architectural lighting proposed also). Hays asked about subdivision of the clerestory space (yes it will be subdivided), He recommended the signage when submitted be reflective of the original signage and architectural style of the building. Member Burkett asked if the lobby will be retained (no, the space will be subdivided into 4 retail spaces). Member Ploss stated this was a good example the City could highlight to encourage adaptive reuse of historic sites. She asked if the previously installe d ADA ramp could be eliminated [no, but Mr. Cioffi referenced Chapter 8 of the California Building Code (CBC) seeking relief for work on historic structures.] She encouraged the applicant to maximize off-street parking and suggested an alternative to the olive plants citing pollen and allergies. Member Williamson supports the proposal except the landscape. Chair Johns asked about more lighting on the Palm Canyon façade in areas that are currently rather dark. He spoke favorably about the proposal. Member La Voie stated his support for the project and that he felt it was a thoughtful and sensitive solution. He recommended re-evaluation of the landscape suggesting it be of a design that is more “period specific”. Historic Site Preservation Board Minutes October 13, 2015 Page 6 of 10 M/S/C (La Voie/Ploss, 6-0-1 Dixon absent) to approve the project with the exception of the landscape which was requested to be re-evaluated and resubmitted to the Board for approval. 5.B. AN APPLICATION BY ACBCI TRIBAL ALLOTTEE OWNERS OF ALLOTMENT PARCELS #5A AND 35A, TO DEMOLISH A CLASS 3 HISTORIC SITE LOCATED AT 436 THROUGH 490 SOUTH INDIAN CANYON DRIVE (ZONE LSC; SECTION 14 SPECIFIC PLAN; CASE 3.1009 MAA). Staff member Lyon summarized the staff report noting two buildings on the site, one a multi-tenant commercial building (referred to as the “440 Building”) and a former automobile service station (referred to as the “490 Building”). Moriano Patencio spoke on behalf of the twenty or s o property owners and summarized the background and characteristics of the buildings proposed for demolition. He noted that the 440 Building was comprised of several buildings built over time behind a façade designed by Donald Wexler. He summarized the h istory of zoning regulations on tribally-owned land and old 25-year limitations in land leases for tribal-allottee-owned parcels that had the effect of diminishing development opportunities. Chair Johns asked Mr. Patencio if the owners had any plans fo r the property. (Mr. Patencio noted the owners are not developers but that developers had approached them with proposals for various residential development concepts for the parcel, which the owners rejected in favor of commercial or mixed use options. There are no development plans for the site at this time.) Member Burkett asked Mr. Patencio if the owners had considered talking to developers on possible salvage of the façade to integrate it with future development on the site. (Mr. Patencio noted that no private developers had come forward with offers to salvage the façade). Member Hays opined that tearing down the building with no approved redevelopment was akin to “trading a treasure for a dirt lot”. He noted the collection of buildings behind the Wexler façade were of questionable historic merit. He noted saving the Wexler façade would add value to a potential future re-development and generate a greater return on the investment. He noted the Board is interested in trying to find a way to save the façade referring to it as “a gem”. Mr. Patencio stated it was “very sad” that no one has come forward to the owners with a plan to save or preserve the façade. Member Williamson asked for clarification about the authority of the ACBCI Tribal Council to override actions of the City Council. Historic Site Preservation Board Minutes October 13, 2015 Page 7 of 10 Member Burkett asked why the building needed to be demolished when no new development is planned? Member Ploss inquired about who might come forward to buy the building façade? Member La Voie expressed concern that more could be potentially learned about the building and cited an example of this from another jurisdiction. M/S/C (La Voie/Ploss, 5-1-1 Williamson opposed, Dixon absent) to take no action on the 490 Building and allow its demolition and to initiate study on the 440 Building to determine what portions are significant. M/S/C: (La Voie/Ploss, 5-1-1 Williamson opposed, Dixon absent) to place a 120-day stay of demolition on the 440 Building. 5.C. CERTIFICATE OF APPROVAL REQUEST BY LARS VICKLUND OF MARTINI MADNESS LLC, OWNER FOR TURF REMOVAL AND INSTALLATION OF DROUGHT TOLERANT LANDSCAPE AT “THE DEL MARCOS HOTEL” A CLASS 1 HISTORIC SITE LOCATED AT 225 WEST BARISTO ROAD, ZONE R-3 (HSPB #78, CASE 3.1478 MAA) Staff member Lyon summarized the staff report. Member La Voie suggested that the design was overly complicated and something more period appropriate should be considered. Member Ploss felt the proposed landscape was too busy – suggested to simplify the design. M/S/C (La Voie/Ploss, 6-0-1 Dixon absent) to continue the item, requesting the applicant revise the design to be simpler and more in keeping with the period of significance (late 1940’s) of the building and that Member La Voie volunteered to consult with the applicant on options 5.D CONSIDERATION OF A RECOMMENDATION TO CITY COUNCIL BY THE HSPB REGARDING THE MUSEUM MARKET PLAZA SPECIFIC PLAN AND THE TOWN & COUNTRY CENTER. Staff member Lyon summarized the staff report. Member Burkett commented that the proposed road thro ugh the Town & Country site makes no sense. Member Williamson inquired about the process for amending the specific plan. Historic Site Preservation Board Minutes October 13, 2015 Page 8 of 10 M/S/C (La Voie/Johns, 6-0-1 Dixon absent) to forward to the City Council a recommendation to reconsider the MMPSP with regard to p reserving the Town & Country Center based on the recent actions by the State Historic Resources Commission determining the Town & Country eligible for listing on the State and Federal register of historic places. 5.E. APPLICATION BY THE CITY OF PALM SPRINGS FOR A CODE AMENDMENT TO MUNICIPAL CODE SECTION 8.05.125 TO RE-DEFINE ELIGIBILITY FOR CLASS 3 HISTORIC STRUCTURES / SITES (CASE 5.1311-A) Director Fagg summarized the staff report noting a rough estimate of $30,000 to $40,000 would be required to expand the current historic resource inventory initiative up to the year 1979 and to change the parameters of Municipal Code 8.05. Member Burnett felt changing the ordinance to classify buildings 35 years of age or more as Class 3 structures would be wise given the number of significant architectural commissions designed and built through the 1970’s. Member Ploss felt changing the ordinance to classify buildings 40 years of age or older as Class 3 would be appropriate. Chair Johns expressed his preference for 35 year designation. M/S/C (La Voie/Williamson, 6-0-1 Dixon absent) to continue this matter to the December 2015 HSPB meeting. 6.A. 2016 National Preservation Month Event Member Burkett summarized the subcommittee ’s actions to date in a memo. He will transmit to Director Fagg the draft contract for use of “the Bank” building for the event. Steven Vaught was mentioned as a possible resource for part of the event. 6.B & C. Mills Act & Update on HSPB presence at the Fall Modernism Week show at the air museum. Staff member Lyon provided a handout on information on the Mills Act program and provided a report on the HSPB booth. He passed out T shirts to each board member with graphics from the HSPB booth display screens. 6.D. Corneila White House Update. Historic Site Preservation Board Minutes October 13, 2015 Page 9 of 10 Chair Johns reported that he and Jeri Vogelsang from the PSHS made a presentation to the City Council to make the council aware of the extremely deteriorated conditions of the house. Director Fagg reported that a request for funding from Measure J funds was going to be considered by the Council at the October 21 or November 4 City Council Meeting. 6.E. Board recommendation to City Council on establishing a policy of no demolition without approved development. The Board discussed its concern that buildings not be demolished until a project is approved and building permits have been issued. The Board referenced the demolition of the Strebe Building and the Monte Vista Hotel on the Port Lawrence that were demolished and then the site, which is within the downtown area, sat vacant for years (and is still vacant) without new development. Chair Johns reference discussion at the Council level, specifically with Councilmember Foat, when Port Lawrence sat years without starting construction as a vacant lot in the central business district. He believes a policy was put in place at the council level at that time, but has not found reference to it in past City Council minutes. Chair Johns noted that if Tahquitz Plaza is demolished without a new development (with permits) in place – the City will have another vacant lot in a high profile area of the city. Member La Voie suggested demolition not be approved until building permits for the new development are issued. Board member Williamson asked whether bringing a coordinated recommendation from Planning Commission, the Appeals Board and the HSPB on no demolition without building permits issued to the City Council would be more effective. Director Fagg suggested staff would need to coordinate such an initiative and he would need to review it with the City Manager. He suggested if the Board has guidelines it wishes to pursue or have staff put together, that it be placed on the November agenda and something could be prepared for Planning Commission reflecting the Board’s guidelines. Board member Burkett suggested the discussion from board members today be the basis of the guidelines. (Staff noted a policy outline would need to be developed). BOARD MEMBER COMMENTS: Chair Johns discussed the Cody Gas Station issue from the June meetings of the HSPB and the Planning Commission and the appeal hearing by City Council. W ill the Planning Historic Site Preservation Board Minutes October 13, 2015 Page 10 of 10 Commission get the full list of the recommendations from the now approved Boar d minutes from June. Director Fagg noted yes, however the applicant has put their application on hold. Member Ploss asked if the Aluminaire House is brought to Palm Springs, how would it be maintained (in light of the maintenance problems at the Cornel ia White House and the Cork N Bottle Building). (Staff Lyon explained that it would likely be funded from the City’s General Fund, if it were to be designated a Class 1 site and if it were to become the property of the City). STAFF COMMENTS: Staff introduced Patti Garcia from the ACBCI Tribal Historic Preservation Office who passed out her contact information to board members who were encouraged to reach out to her if there are questions pertaining to preservation issues on tribal reservation lands. ADJOURNMENT: The Historic Site Preservation Board will adjourn to its regularly scheduled meeting on Tuesday, December 8, 2015, at 9:00 A.M, in the Large Conference Room at City Hall.