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HomeMy WebLinkAbout21528 - RESOLUTIONS - 3/1/2006 RESOLUTION NO. 21528 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING EXTERIOR ALTERATIONS TO THE OASIS HOTEL TOWER AND ATTACHED STRUCTURE, A DESIGNATED CLASS 1 HISTORIC SITE, LOCATED AT 121-A SOUTH PALM CANYON DRIVE, ZONE CBD,SECTION 15." WHEREAS, Oasis Plaza — Brandenburg & Lyle (the "Applicant) has filed an application with the City pursuant to Section 94.02.00 of the Palm Springs Zoning Code, for a Conditional Use Permit (CUP) for the adaptive reuse of a hotel to a restaurant and associated improvements and Architectural Approval for exterior modifications to a Class 1 historic site located at 121-A South Palm Canyon Drive, Zone CBD, Section 15; and WHEREAS, on February 6, 1985, the Oasis Tower and attached structure was designated a Class 7 (now Class 1) historic site by the City Council; and WHEREAS, on October 17, 1986, Section 2 of adopted Council Resolution No. 15424 requires City Council Approval for exterior alterations to the Oasis Hotel Tower; and WHEREAS, the remainder of the Oasis building complex was listed on the 2004 Citywide Historic Resources Survey; and WHEREAS, on November 29, 2005, the Historic Site Preservation Board voted 3-2 to approve the exterior modifications to the Class '1 historic site, with the exception of the exterior staircase, and demolition of the buildings on the western portion of the site; and WHEREAS, on December 13, 2005, the Historic Site Preservation Board voted 5-0 to approve the staircase design, landscape plan, and paint color subject to further refinements; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1093 CUP was given in accordance with applicable law; and WHEREAS, on February 8, 2006, following a public hearing where the Planning Commission considered a staff report and public testimony, both written and oral, the Commission approved Case No. 5.1093 CUP and recommended approval to the City Council of the proposed alterations to the Oasis Hotel; and WHEREAS, a Mitigated Negative Declaration was prepared for the project in accordance with the California Environmental Quality Act (CEQA) Guidelines; and WHEREAS, on March 1, 2006, the City Council reviewed the proposed alterations to the exterior of the Oasis Hotel, and carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. Resolution No. 21528 Page 2 THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1: A Mitigated Negative Declaration (MND) was prepared for this project in accordance with the California Environmental Quality Act (CEQA) Guidelines, was circulated for a 20-day public review period ending on February 8, 2006, SECTION 2: The proposed project meets the required Conditional Use Permit findings set forth in Section 94.02.00 of the Palm Springs Zoning Code, as follows: 1. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code. The Conditional Use Permit is required for a restaurant/bar pursuant to Section 92.09.01 of the zoning ordinance. While "bars" are not a specifically identified land use in the zoning ordinance, "beer gardens" and "cocktail lounges" are listed as permitted uses with CUP. A bar is substantially similar to the aforementioned land uses in terms of operation and potential impacts and therefore, staff has determined that a CUP is required. 2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements of objectives of the general plan, and , is in harmony with the various elements or objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The project site has a General Plan designation of CBD (Central Business District) which has identified goals to create, "An environment which integrates shopping with entertainment, cultural events, dining and leisure activities..." and recognized the area between Alejo Road and Ramon Road as the, "...principal activity center..." of the Downtown. The General Plan also has an objective to create, "Food service as a prominent focus of color and diversity on the retail areas..." The project furthers these goals and objectives by proposing a restaurant/bar concept that will open during the daytime and evening hours and will be similar in operation to other successful restaurants in the downtown area. The proposed project is also surrounded by other commercial/retail and restaurant uses in addition to the Plaza Theater and the temporary Pavilion Theater. The project will contribute to the integration of commercial, dining, and cultural uses and the activity level of the downtown area. The project is also consistent with the following General Plan policies: Resolution No. 21528 Page 3 Policy 3.15.1 which states: "Encourage a full diversity of high-quality uses, attractive to both the resident and the visitor, including...retail, entertainment, cultural, food sales and service..." and Policy 3.15.E which states: "Encourage a wide array of eating and drinking facilities that are oriented to the pedestrian environment...Many should offer outdoor dining in settings that are attractively designed and landscaped." As mentioned above, the project will contribute to the diverse character of the downtown area by increasing the mix of food service uses in addition to the existing retail and entertainment uses. The restaurant/bar will be distinctive in the sense that it will incorporate historic elements into the restaurant theme. The project proposes two outdoor dining areas: in the courtyard area south of the Tower and in the corridor between the Tower and attached structure and the adjacent commercial complex. The dining in the corridor will increase the visibility of the restaurant from Palm Canyon Drive while the dining in the courtyard is intended to provide an attractive open-air dining A experience. A third potential outdoor dining area could be the roof deck, above the 2"d floor dining area, that overlooks Palm Canyon Drive. While occupant load will be determined by Building and Fire codes, the applicant has indicated that the roof deck could be reserved for special occasions. The project is also consistent with Policy 3.17.2 which states: "Eliminate or correct blighting influences, including deteriorating buildings, incompatible and uneconomic land uses, obsolete structures, and other environmental, and economic and social deficiencies." Due to the fact that the hotel has not been operational for an extended period of time, the existing buildings on the site have had significant vandalism problems, which have led to the deterioration of the buildings. While the owner has made efforts to reduce the vandalism through on-site security and other proactive measures, vandalism of the site continues. The introduction of an active use to this important historic site would eliminate the problems associated with the unoccupied buildings and preserve the character-defining features of the Oasis Tower and adjoining structure. The approved demolition of the two buildings on the western portion of the site will also eliminate two obsolete structures that have been significantly altered, have lost their utility, and are a crime and vandalism magnet. The construction of a new parking lot at the rear of the building will help to address the deficient Resolution No. 21528 Page 4 parking that currently exists for the entire property. Therefore, the project is consistent with the goals, objectives, and policies of the General Plan. 3. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. The project is for the adaptive reuse of an existing historic structure. No expansion of the existing concrete structure if proposed. The only addition proposed is a 2°d floor outdoor covered bar area immediately east of the dining area. This addition will not exceed the existing building height and will not violate setbacks as required by the CBD zone. The site is surrounded by commercial uses on all sides and the rehabilitation of the site will be a benefit to the downtown area. Therefore, the site is adequate in size and shape to accommodate the proposed use. 4. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The site will be accessed by pedestrians primarily from Palm Canyon Drive and from the proposed parking lot to the west of the restaurant/bar. The site ' has frontage on three public streets: Tahquitz Canyon Way (major thoroughfare) to the north, Belardo Road (collector) to the west, and South Palm Canyon Drive (secondary thoroughfare) to the east. These streets have the capacity to carry the traffic expected to be generated from the proposed project. However, conditions of approval have been included to ensure that traffic on Tahquitz Canyon Way is not adversely affected by turning conflicts due to vehicle stacking at the Tahquitz Canyon Way/Palm Canyon Drive intersection. Therefore, it is not anticipated that the project will generate enough trips to exceed the capacity of the surrounding public streets. 5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The conditions of approval are imposed to protect the public health, safety, and welfare. Conditions of approval relating to access to the parking lot are included specifically to address traffic safety concerns. Conditions of approval have also been included to address the daily operation of the restaurant/bar to ensure that there is no adverse impact on the surrounding areas. Resolution No. 21528 Page 5 SECTION 3: The proposed project meets the guidelines for Architectural Approval set forth in Section 94.04.00 of the Palm Springs Zoning Code, based on the following. The proposed improvements include: 1. Remove and replace deteriorated materials such as wood lattice and doors either with metal or composite wood. Original doors and windows in good condition will be restored. 2. Remove and replace balcony railings on the north elevation and courtyard (south) elevation. 3. Addition of glass guardrail at the Tower observation area. 4. Replace the existing roof with a standing seam metal roof. 5. Addition of an exterior staircase that leads to the 2"d floor dining area on the north elevation. 6. New corridor and courtyard landscaping and courtyard fountains. 7. Sawcuts of the decorative concrete for new window and door openings for the kitchen (west elevation) and entrance into the ground floor dining area (north elevation). 8. New outdoor covered bar on the second floor that will extend immediately east of the dining area. 9. New exterior stair and elevator at the Tower in order to comply with current ADA regulations. 10. Repaint of the concrete structure to match the original color. ' 11. Painting of the new lattice and railings. These improvements have been reviewed and approved/recommended for approval by the Historic Site Preservation Board and Architectural Advisory Committee and recommendations from both bodies have been incorporated into the conditions of approval for this project. The proposed improvements and materials preserve and restore the character-defining features of the historic site and are sympathetic to Lloyd Wright's Modern/Art Deco design. The improvements have also been analyzed in a historical assessment for the project and found to conform to the Secretary of the Interior's Standards for the Treatment of Historic Properties. The low-scale stairway design also preserves the north elevation of the Oasis Tower building while providing some visibility for the 2nd floor restaurant. In addition, with the exception of a 2nd story bar, the project proposes no expansion of the existing concrete structure and therefore, would not create any additional intrusions onto adjacent structures and properties. The 2nd story bar addition is compatible with the existing architecture and is in scale with the existing height and mass of the building. The preliminary landscape plan submitted for the project also shows sensitivity to the designated historic site by providing an attractive outdoor dining area without obstructing the primary views of the Tower. SECTION 4. The proposed exterior alterations to the Oasis Hotel described in Case 5.1076 and located at 121-A South Palm Canyon are approved. ADOPTED, this 1 st day of March, 2006. Resolution No. 21528 Page 6 David H. Ready, City Manrag6r'— ATTEST: 9 _ .dunes Thompson, City Clerk—� CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 21528 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on March 1, 2006, by the following vote: AYES: Councilmember McCulloch, Councilmember Mills, Councilmember Pougnet, Mayor Pro Tern Foat and Mayor Oden ' NOES: None ABSENT: None ABSTAIN: None ,Javlies Thompson, City Clerk ity of Palm Springs, California