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HomeMy WebLinkAbout2018-06-04- ARC Minutes City of Palm Springs ARCHITECTURAL ADVISORY COMMITTEE Council Chamber, 3200 East Tahquitz Canyon Way, Palm Springs, California 92262 Minutes of June 4, 2018 CALL TO ORDER: Chair Song called the meeting to order at 3:02 pm ROLL CALL: Committee Members Present: *Doczi, Jakway, Lockyer, McCoy, Rotman, Vice Chair Cassady, Chair Song Committee Members Excused: None. Planning Commission Present: Doug Donenfeld Staff Present: Planning Director Fagg, Associate Planner Mlaker, Associate Planner Newell, Principal Planner Robertson *Arrived at 3:05 pm. REPORT OF THE POSTING OF AGENDA: The Agenda was available for public access at the City Hall bulletin board (west side of Council Chamber) and the Planning Department counter by 5:00 pm, Thursday, May 31, 2018. ACCEPTANCE OF THE AGENDA: Song, seconded by McCoy to move Item 5 to the Consent Calendar and accept the agenda, as amended. AYES: Jakway, Lockyer, McCoy, Rotman, Cassady, Song ABSENT: Doczi PUBLIC COMMENTS: None. CONSENT CALENDAR: Cassady, seconded by Jakway to approve Item 1 and Item 5, as part of the Consent Calendar. Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 2 AYES: Doczi, Jakway, Lockyer, McCoy, Rotman, Cassady, Song 1. APPROVAL OF MINUTES: MAY 21, 2018 Approved, as presented. 5. 1466 HOLDINGS, LLC FOR A MINOR ARCHITECTURAL APPLICATION FOR A REMODEL AND MINOR ADDITION TO AN EXISTING HOTEL LOCATED AT 1466 NORTH PALM CANYON DRIVE, ZONE C-1 AND R-3 (CASE NOS. 3.0945 MAA, 5.1433 CUP AND LUP 18-025). (DN) Approved, as presented. UNFINISHED BUSINESS: 2. FREEHOLD COMMUNITIES, LLC, REQUEST FOR A PRELIMINARY PLANNED DEVELOPMENT DISTRICT AND MAJOR ARCHITECTURAL APPLICATION FOR THE DEVELOPMENT OF A 153-UNIT CONDOMINIUM COMPLEX ON A 16.1 ACRE UNDEVELOPED PARCEL IN PLANNING AREA 5 OF PHASE 1 WITHIN THE MIRALON PROJECT LOCATED AT 801 SUNRISE PARKWAY, ZONE PDD 290(CASE NOS. 5.0982-PD 290 & 3.4075-MAJ). (ER) Principal Planner Robertson provided an overview on the revisions made to the site plan layout and architectural design based on comments and recommendations by the AAC. BRAD SHUCKHART, Freehold Communities, described the modifications made to the site plan; shade structures with seating element; lighting program for houses and public trash enclosures. Member Jakway said they've made some good improvements but thinks it's still very dense. He said if units were stacked there would be more open space and questioned if consideration was given to the mix of units- (it exceeds the open-space requirements). Mr. Jakway asked how big the olive trees are when are planted- (they are saplings that will cover a vast area and will grow very quickly; and mature olives will be planted at the main entry sequence). Member Doczi noted concern about the turf panels along the paseo; and questioned if other water efficient groundcover or a more desert planting would be acceptable. (They want to keep the turf at the southern terminus because it acts as an informal dog park and on the greenbelt they would consider a less intense water use.) Mr. Doczi said it's a great idea to have the larger turf areas but thinks with there will be issues with blow Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 3 sand on this site and they will be struggling to maintain the turf after a year or so. Member McCoy concurs with the concern relating to water and maintenance of the turf and was hoping there might have been a reduction in grass to that area. Member Lockyer verified if the perimeter was always two-story units on this project- (yes). He questioned if additional depth was added to the windows/doors as presented- (windows will have recess). He requested additional information on the materials. Chair Song requested an explanation on the 2 different types of stucco on the exterior and material for overhangs. Member Lockyer requested an explanation on the precision-cut stone; noting that it feels very vague. He would like to see a greater variety in materials. Vice Chair Cassady noted concern with all two-story units at the perimeter- (plans are only partial 2-story units). Chair Song questioned if the driveway at the northwest corner of the site could be shifted so that the street becomes curved. Ms. Song thinks the additional joints are not necessary on some elevations. She questioned if there are any pavers for traffic calming measures as part of the longitudinal driveway- (no). Member Lockyer said he is unsatisfied with the changes since the last review. Member Rotman said there are definite improvements since the previous review. He thinks the road needs a curve to add interest and agrees that more variety in materials and less busyness is needed. Member McCoy said he does not want to see this get value engineered; he supports the changes to the hardscape and turf panels. Member Doczi complimented the applicant and design team on the beautiful project- it's very complete and the graphics are very concise. He would recommend one option of carrying the pavers across the street to assist with traffic calming and would like to see it along the paseo; and limit the groundcover to 3 larger locations- where the landscape architect feels it would be an important area. Member Jakway said he is struggling with the preliminary and final PDD; the 2-story units at the perimeter should be partial 2-story units and the design is too linear. He suggested 50% of the units could be turned 90 degrees so that they are all not in the same soldier march along the road. He concurs with Member Doczi's landscape comments. Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 4 Vice Chair Cassady noted appreciation for the thoroughness of the presentation. He supports the pavers crossing the street and as traffic calming. He suggested units be rotated to reduce linear quality. Mr. Cassady noted that he previously suggested not turning them 90 degrees but turning some of the house 45 degrees to add engagement with the adjacent groves. He said some of the beauty and magic of this setting is being right next to those groves and suggested in whatever way they might be able to break up the grid. Chair Song made the following comments: • Architecturally there is not enough variation on the exteriors; • Landscape chokers along street for traffic calming; • Every design has a minimum of 2 materials on exterior elevations- 1 stucco and 1 alternate. • Treatment of buildings at the perimeter only partial 2-story. Member Rotman questioned what the rationale is for Plan 5 at the perimeter- (plan is oriented toward olive groves). Member Doczi questioned if it's possible to vary the u-shaped road by repositioning of the units. Cassady, seconded by Jakway to recommend approval to the Planning Commission with conditions: 1. Additional traffic calming measures with more variation using bulb-outs and extending pavers across the street. A very strong recommendation to cluster a different number of houses at diverse locations to create a distinctive experience. 2. Composition of the one-story and two-story units at perimeter because of the limited surface area on the 2nd floor. The 2nd floor massing should only be one third of the first floor along the perimeter edge. 3. A minimum of two exterior materials- only one material is stucco. 4. Eyebrows over the doors; use of expansion joint is not required; and recess windows (at least 4"). 5. No more than 4 garage doors on the same plane along a street (0' - 4'). 6. Paseo landscape- no more than 3 turf panels with the remainder a low-level groundcover. 7. More trash enclosures better integrated into the site plan with nearby parking space. AYES: Doczi, Jakway, Lockyer, McCoy, Rotman, Cassady, Song NEW BUSINESS: Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 5 3. PINNACLE PALM SPRINGS, LLC, FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A 3,378-SQUARE FOOT HOUSE ON A HILLSIDE LOT LOCATED AT 1721 PINNACLE POINT, ZONE PDD 79 (CASE 3.4090 MAJ). (GM) Members McCoy and Doczi recused themselves from participating in the discussion and vote on this item. Associate Planner Mlaker presented the proposed hillside house as outlined in the staff memorandum. Member Rotman questioned the white color of the house. Member Jakway questioned the process for HOA approval. Vice Chair Cassady also questioned the HOA approval process. Public Comment: JOHN MCCOY, speaking as a citizen & alternate rep. for Andreas Hills Neighborhood Organization, stated that this subdivision has a smaller lot size; the white house color will not blend with the desert environment; the landscape should not include ficus hedges and palm trees; and the lighting plan needs to be reviewed. BRIAN FOSTER, was available to answer questions and provided additional information. Member Jakway verified the material of overhang and fascia- (plaster). He questioned if there are any retaining walls and the relationship of pads on the adjacent lot. He questioned if the pool fencing requirements have been met. Member Rotman verified if this is a spec home- (no). He questioned if the 18' driveway will impact the design. (The civil engineer required the specific placement of the house and would need to verify with him). Mr. Rotman questioned the color of the house and if there was HOA approval. (The applicant discussed dialogue with the HOA on the color choice.) Member Lockyer questioned if the HOA reviewed the landscape plan- (yes, the only issue the HOA had was the white house and roof color and they are alternately working on a tan color roof membrane). He verified if the landscape design is consistent with other houses in the subdivision. Chair Song questioned the roof composition and depth of the overhangs relative to the Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 6 height of the project; and verified the location of accent colors on the exterior. Comments: Member Jakway expressed concern with the pitched elements of the roof at the front of the house. He said they need to see additional information on the retaining walls and pool fencing. They need to see specific wall elevations and a grading plan. Member Rotman concurred with Member Jakway on the pitched roof elements in the front; a softer color would be more appropriate with the desert surroundings; concern about the pool enclosure and trash area needs to be specified. Member Lockyer thinks the roof color should be tan; roof angles on the front do not reflect the floor plan; lack of alternating materials; palm trees don't appear to conform to the HOA; the landscape design is different than the neighborhood. Vice Chair Cassady concurs with comments made and thinks it has the potential to be really great if the roofline would be carried through the living room. He needs to see what colors the HOA approves before the AAC can finalize it. Chair Song said the front approach is very exposed and needs planters or steps. Ms. Song noted that the contrast of the crushed rock materials needs to be softened. Member Jakway supports moving the house back 18" to provide an 18' driveway. Cassady, seconded by Lockyer to continue, subject to: 1. Incorporating the AAC comments. 2. Renderings to reflect colors that have been approved by the HOA. AYES: Jakway, Lockyer, Rotman, Cassady, Song ABSTAIN: Doczi, McCoy 4. RADIO PS PROPERTIES, LLC FOR A MAJOR ARCHITECTURAL APPLICATION FOR THE CONSTRUCTION OF A TWO-STORY, 10,504- SQUARE FOOT CANNABIS CULTIVATION FACILITY LOCATED AT 3573 NORTH ANZA ROAD, ZONE M-1, SECTION 34 (CASE 3.4073 MAJ). (GM) Associate Planner Mlaker presented the proposed construction of a two-story cannabis cultivation facility as outlined in the staff memorandum. Member Rotman questioned the location of building to the north. BURKS BUTLER, project manager for Lawrence Gordon, was available to answer questions. Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 7 Member McCoy questioned the hand railing at the front entry; and if the chain link is consistent with other buildings in the development. Member Jakway questioned if there is a loading dock or loading space- (yes, at the rear). He asked what kind security is needed- (same as building to the north). Vice Chair Cassady verified the security requirements. Chair Song questioned the use of parapets on the exterior- (to screen mechanical equipment); verified materials on exterior of building and exterior doors. Ms. Song questioned if he would be amenable to bringing the stucco down to the 2nd floor. Member Rotman questioned what the reason is for the 14' floor-to-floor height. Member Jakway questioned why 46 condensers are needed and what the height of the building is next door. Comments: Member Jakway said the building is very bulky and thinks it would be better to slide the building to the south so that it abuts the taller building. He thinks rolling overhead doors would be more appropriate (south doors). Member Doczi said the pavers at the front should be labeled on the plan. He thinks the landscape plan could be simplified; the trees/landscape materials should be labeled. The materials are not shown at the proper scale; railings should be redesigned in a more aesthetic fashion rather than just vertical form; and proportions of canopy over door should match rendering. Member McCoy said the plant palette should be simplified for a more cohesive composition. He thinks pavers would be a better choice for spaces in front. Member Rotman thinks there are some architectural elements that are a little clumsy: the railings on either side of the walkway, the curved canopy, the parapet seems heavy; the building is very tall and bulky. He said reducing the size of the building would help a lot. Member Lockyer said the elevation needs to include the adjacent buildings for scale comparison. The landscape plan needs to be redesigned and simplified. The arched canopy does not fit the architecture of the building and recommended reducing the height of the building by lowering the front section. Vice Chair Cassady is also concerned with the height of the building and the curved canopy does not match the architecture. Architectural Advisory Committee Minutes June 4, 2018 City of Palm Springs 8 Chair Song said a willowy tree at the front of the building could mask the bulk/height of the building. Ms. Song said overall they need to see exhibits with adjacent buildings and the project needs additional work. Song, seconded by Lockyer to continue subject to incorporating the AAC comments. AYES: Doczi, Jakway, Lockyer, McCoy, Rotman, Cassady, Song COMMITTEE MEMBER COMMENTS: • Members McCoy and Lockyer will not be in attendance for the next meeting. • HOA approval prior to AAC review. • Status of AAC terms expiring at the end of June 2018. • Review of Miralon Final PDD. STAFF MEMBER COMMENTS: None. ADJOURNMENT: The Architectural Advisory Committee of the City of Palm Springs adjourned at 6:10 pm to the next regular meeting at 3:00 pm on Monday, June 18, 2018, Council Chamber, City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. ___________________________________________ Flinn Fagg, AICP Director of Planning Services