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CITY COUNCIL STAFF REPORT
DATE: May 4, 2016 PUBLIC HEARING
SUBJECT: AN APPEAL BY MICHAEL BECKMAN, OWNER OF THE TRUSS & TWINE BAR
& RESTAURANT, OF THE HISTORIC SITE PRESERVATION BOARD ACTION
OF MARCH 8, 2016 DENYING A CERTIFICATE OF APPROVAL FOR
EXTERIOR ALTERATIONS TO THE EL PASEO BUILDING, A CLASS 1
HISTORIC SITE AND CONTRIBUTING STRUCTURE WITHIN THE LAS
PALMAS BUSINESS HISTORIC DISTRICT; LOCATED AT 800 NORTH PALM
CANYON DRIVE, (CASE 3.1198 MAA / HSPB #27; ZONE C-1)
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
On March 8, 2016, the Historic Site Preservation Board (RSPB) denied a request for a
Certificate of Approval for a folding glass storefront system proposed on the Palm Canyon
fagade of the El Paseo Building as a part of a tenant improvement project for a new bar &
restaurant. The appellant is requesting the City Council to overturn the action of the HSPB
and grant the Certificate of Approval, asserting that the proposed fagade modifications will
have no adverse impact on the historic El Paseo Building.
RECOMMENDATION:
Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS CALIFORNIA UPHOLDING THE APPEAL, REVERSING THE MARCH 8,
2016 DECISION OF THE HISTORIC SITE PRESERVATION BOARD, AND GRANTING A
CERTIFICATE OF APPROVAL FOR A NEW FOLDING GLASS STOREFRONT SYSTEM AT
THE TRUSS & TWINE BAR AND RESTAURANT, LOCATED AT 800 NORTH PALM
CANYON DRIVE; CLASS 1 HISTORIC SITE #27, LAS PALMAS BUSINESS HISTORIC
DISTRICT'.
ITEM NO. I • D•
City Council Staff Report May 4, 2016
Case 3.1198 MAA/ HSPB 27—Appeal of the HSPB Page 2 of 8
BACKGROUND — PRIOR ACTIONS:
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.
May 7, 1986 The City Council established the Las Palmas Business Historic District, identifying
the El Paseo Building as a"contributing site" within the district.
April 4, 1990 The City Council adopted Resolution#17053, designating the El Paseo Building,
located at 800 North Palm Canyon Drive as Class 1 historic site#HSPB 27.
December 11, 2007 The HSPB granted a Certificate of Approval for a comprehensive renovation of the
El Paseo Building including landscaping.
February 10. 2009 The HSPB granted a Certificate of Approval for a sign program.
April 13, 2010 The HSPB granted a Certificate of Approval for an amendment to the sign program.
November 8, 2011 The HSPB granted a Certificate of Approval for exterior modifications to the El
Paseo Building for construction of the Workshop Kitchen & Bar Restaurant.
December 13, 2011 The HSPB granted a Certificate of Approval for other exterior modifications to the El
Paseo Building for the Workshop Kitchen & Bar Restaurant.
May 8, 2012 The HSPB granted a Certificate of Approval for another amendment to the sign
program.
August 14, 2012 The HSPB granted a Certificate of Approval for signs for Workshop Kitchen & Bar
November 13, 2012 The HSPB granted a Certificate of Approval for reroof of the El Paseo Building.
April 8, 2014 The HSPB granted a Certificate of Approval for replacement of clerestory windows
at the exterior of the Workbench Kitchen & Bar.
December 8, 2015 The HSPB granted a Certificate of Approval for exterior alterations for the
construction of the Truss &Twine Bar& Restaurant in the northwest corner suite.
February, 2016 Staff reviewed Plan Check#2016-632 for the construction of the tenant
improvements for the Truss &Twine Restaurant & Bar noting a replacement folding
glass door system at the Palm Canyon Drive frontage.
March 8, 2016 The HSPB denied a Certificate of Approval on the clarification of the replacement
storefront system for the El Paseo Building.
March 16, 2016 The applicant filed an appeal of the HSPB action of March 8, 2016,
PROJECT DESCRIPTION:
As noted in the summary table above, on December 12, 2015, the HSPB granted a certificate
of approval for alterations to the exterior of the El Paseo Building, a Class 1 historic site, for a
proposed new tenant called 'The Truss & Twine Bar & Restaurant'. The scope of work was
02
City Council Staff Report May 4, 2016
Case 3.1198 MAA/HSPB 27—Appeal of the HSPB Page 3 of 8
characterized as relocation of an existing door in an existing glass storefront in an existing
masonry opening.
The building permit drawings submitted by the applicant in February, 2016 however, depicted
the full removal of the existing glass storefront and proposed installation of a new folding glass
door system.
On March 8, 2016, staff took the revisions back to the HSPB to re-affirm the Board's
understanding of the storefront modifications. However, upon review, the HSPB determined
that the proposed new folding glass storefront system was not consistent with the historic
character of the El Paseo Building and denied the Certificate of Approval request.
On March 16, 2016, the applicant filed an appeal of the HSPB's denial.
HISTORIC CONTEXT:
The El Paseo Building is a rare surviving example of an early mixed use commercial complex
designed in a Spanish Colonial Revival style. It was constructed during the "boom years" of
the 1930's when the commercial core of Palm Springs expanded beyond the original village
center, along North Palm Canyon Drive. The building is one of the earliest commercial
buildings constructed outside of the downtown central core of Palm Springs and is a also a
"Contributing Structure" within the Las Palmas Business Historic District (the City's first
designated historic district).
EL PASEO BUILDING C.1931
Prior to its Class 1 historic site in 1990, the El Paseo Building suffered numerous alterations
which damaged the historic integrity of the structure, most notably removal of the large
covered front porch (arcade) on the west elevation. This deep front porch, with its heavy
masonry columns, provided shady relief from the intense afternoon sun on the west fagade of
the building. Its removal was most likely done to accommodate widening of the Palm Canyon
Drive right of way decades ago. Later "modernizing" efforts (shown in the photo below), further
impaired the historic integrity of the El Paseo Building.
03
City Council Staff Report May 4, 2016
Case 3.1198 MAA/HSPB 27—Appeal of the HSPB Page 4 of 8
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EL PASEO BUILDING C.2001
In 2007 the HSPB granted a certificate of approval for a significant renovation of the El Paseo
Building, restoring many of the surviving historic character-defining features and introducing
new elements that made it attractive and viable for contemporary retail uses'.
In 2011 the HSPB granted a certificate of approval for exterior modifications to accommodate
the Workshop Kitchen & Bar Restaurant, which occupies the northeast portion of the building.
� � r
EL PASEO BUILDING C.2011
Despite many significant changes, the El Paseo Building retains sufficient historic integrity
including the masonry exterior, clay tile roof, its pleasantly-scaled courtyard, paseos, and many
decorative details to convey its historic significance.
The "minor change" to the storefront in the northwest tenant space that was presented and
approved by the HSPB in December 2015 is significantly different form the "full replacement'
with a different type of opening that was submitted on the building permit drawings and shown
to the HSPB in March of 2016.
' Alterations included new storefront glazing systems and doors, repaving of the courtyard, landscaping, new
balcony elements and other fagade enhancements.
04
City Council Staff Report May 4, 2016
Case 3.1198 MAA/ HSPB 27—Appeal of the HSPB Page 5 of 8
PROJECT DESCRIPTION AND BASIS FOR THE APPEAL
At the HSPB meeting of December 8, 2015, the Board reviewed application materials provided
by the applicant including drawings and a letter dated November 17, 2015, which described
the modifications to the Palm Canyon Drive storefront. The letter noted: "Our primary goal is to
maintain the existing storefront...", and "..Restoration of the glass storefront along North Palm
Canyon..." The letter further states that "...Glass and mullions will be relocated..." and "...All
finishes, profiles, and glazing shall match the existing character of the storefront. The opening
shall be reduced by 3'-6'."
A drawing was presented dated November 17, 2015 that showed the west building elevation
with "existing" and "proposed" labels. A dashed line pointing to the door on both the existing
and proposed elevation denoted, "Existing storefront and entrance" and "Entrance door to be
replaced and relocated." Another note reads, "Storefront to be replaced with operable glass
wall. Glass and mullions shall be relocated to new locations to match other openings."and 'All
finishes and profiles shall match the existing storefront". The drawings did not indicate a fully
operable folding glass door system2.
The board moved to grant the certificate of approval as presented.
In February, Planning staff reviewed the building permit plan check drawing set (Plan Check
No. 2016-632). At that time, staff observed that the scope of work associated with the Palm
Canyon Drive glass storefront was proposed as a folding glass curtainwall system in which all
glass panels folded and pivoted which would allow the entire curtainwall system within the
masonry opening to be open to the street. Although it was noted at the December HSPB
meeting that the storefront was not part of the historic fabric of the building, staff concluded
that the wide, multi-panel folding glass door as shown on the February building permit set was
sufficiently different from what the Board saw and approved in December, noting that it did not
'.match the character of the existing storefront" Therefore it was determined that it should be
taken back to the board to re-affirm their understanding and approval of that component of the
project.
In the March 2016 HSPB presentation, staff explained that within the same masonry opening,
the fixed storefront was proposed to be replaced with an "accordion" type door that would allow
full opening of the window system to the street. The board asked questions about possible
outdoor seating and whether a perimeter barrier for serving alcohol outdoors would be required
that would further impact the appearance of the building. Staff clarified that exterior railings
and expansion of seating onto the front sidewalk was not part of the project scope. It was
emphasized that the presentation was only to clarify the change in scope from relocation of the
existing center door to a replacement folding window system allowing full width opening. It
was noted that the masonry opening was not changing as a result of the replacement of the
2 At the December meeting, applicant Michael Beckman stated that he recalled that at the time the Board
reviewed the initial exterior alterations to accommodate the tenant improvement for the Workshop Kitchen & Bar
in 2011, a request to change the front door of that tenant space was rejected and the board noted that and all
window treatments within the building were to remain the same.
05
City Council Staff Report May 4, 2016
Case 3.1198 MAA/ HSPB 27—Appeal of the HSPB Page 6 of 8
storefront system3.
A motion was made by board member La Voie, seconded by board member Williamson to
approve the proposed installation of the new multi-panel folding glass storefront system,
despite that it is inconsistent with other storefront windows and previously related approvals in
the building. The maker of the motion noted that the motion did not include any other changes
to the building, barriers, screens or outdoor seating — only the opening and the windows and
doors contained therein. The motion failed by a vote of 6-1.
The applicant appealed this action in its appeal letter dated March 16, 2016.
STAFF ANALYSIS:
In the letter dated March 16, 2016, the appellant states,
"Our goal in modernizing the existing storefront is to simultaneously reinforce the
connection to North Palm Canyon Drive while reengaging the pedestrian traffic
along the street. The operable fagade creates this engagement, recalling the
arcade from the original building which was eliminated in the subsequent
renovations."
In its appeal letter, the applicant/appellant restated the following paragraph from its application
letter of November 17, 2015:
"Below is an itemized list of the proposed exterior modifications which was
presented to the Planning Department and the HSPB:
North Palm Canyon Drive
1. Restoration of the glass storefront along North Palm Canyon. The existing
storefront shall be replaced with an operable system to activate the street
fagade. Glass and mullions shall be relocated as per the attached
drawings. All finishes, profiles, and glazing shall match the existing
character of the storefront. The opening shall be reduced by X-67 Any
infill material will match the existing character of the masonry wall."
The glass and finishes of the proposed system would also match the same color and
finish of the glass and mullions of the existing storefronts."
Although the appellant's letter describes a goal of "re-engaging the pedestrian traffic along the
street' and "recalling the arcade from the original building" neither the drawings and exhibits
nor the oral presentation by staff or the applicant to the HSPB in December characterized the
' Upon further review of the project documents for this appeal, staff notes an error in its reporting on the project:
the masonry opening would need to be reduced in width (infilled) to accommodate the proposed folding glass
door system by approximately 3'-6"; staff had reported incorrectly both in December and in March that there
would be no change in the width of the masonry opening. Such infill however, could be removed in the future,
and thus would not materially impair the historic fabric of the building.
06
City Council Staff Report May 4, 2016
Case 3.1198 MAA/ HSPB 27—Appeal of the HSPB Page 7 of 8
storefront modifications to be a full replacement with a folding glass door system. It was
clearly understood as relocation of an existing door using existing mullions in an existing
storefront.
In the staff memo of March 8, 2016, it was clarified that the folding glass door system shown in
the plan check drawings and as presented in the March 2016 exhibits did represent a change
from what was approved by the HSPB in December, however staff stated its opinion that the
change did not significantly alter the contributing architectural features nor impair the historic
integrity or character of the El Paseo Building.
CONCLUSION
The scope of exterior alterations approved by the HSPB in December 2015 is indeed
substantially different from what the HSPB denied in March, 2016; however the glass
storefront that is the subject of the appeal was installed in 2007 and is not an original part of
the historic structure of the El Paseo Building.
The defining historic characteristics of the El Paseo Building — specifically the clay tile roofs,
the intimate scale of the courtyard the various decorative glazed tile wall insets, clay tile
window grills, heavy masonry walls, wood beams and exposed wood rafters, the covered
paseo, and other surviving original features of the building — are not adversely impacted by the
proposed folding glass strorefront system.
The building's historic significance — as a rare surviving example of a very early mixed-use
commercial building, reflecting the outward expansion of the commercial core of Palm Springs
during the "boom years" of the 1930's, -- is not materially altered by the proposed folding glass
storefront. In fact, in the open position, the feeling of a covered, wide open-air space between
the heavy masonry walls re-creates the feeling of the deep, shady open-air porch roof and
heavy masonry piers that once existed on the Palm Canyon frontage of the El Paseo Building.
FISCAL IMPACT:
No fiscal impact.
ENVIRIONMENTAL ANALYSIS:
The proposed alteration to the storefront system at the El Paseo Building meets the definition
of a project as defined by CEQA (The California Environmental Quality Act). The El Paseo
Building was designated by the Palm Springs City Council as a Class 1 historic site and thus
meets the definition in CEQA of a historic resource. CEQA allows for a Categorical Exemption
of a project from further analysis under CEQA involving a historic resource if it can be
concluded that the proposed project is consistent with the Secretary of the Interior Standards
for the Treatment of Historic Properties and will not materially impair the significance of a
historic resource. The significance of a historic resource is impaired when a project materially
impairs the physical characteristics that convey the significance of the resource.
07
City Council Staff Report May 4, 2016
Case 3.1198 MAA/ HSPB 27—Appeal of the HSPB Page 8 of 8
In this case, the project proposes to replace a storefront glazing system installed in 2007. The
storefront is not part of the physical characteristics that convey the historic significance of the
resource. The proposed project does not impair the historic resource in an adverse way and
therefore staff has determined the project to be eligible for a Class 31 Categorical Exemption
under CEQA.
Flinn Fagg, AICP Marcus Fuller, P.E., .P.A., P.L.S.
Director of Planning Services Assistant City Manager/City Engineer
David H. Ready, Esq., .
City Manager
Attachments:
1. Vicinity Map
2. Draft City Council Resolution
3. Appeal Letter dated March 16, 2016 with attachments
4. Staff Memo to HSPB dated March 8, 2016 with attachments
5. Staff Report to HSPB dated December 12, 2015 with attachments
6. Excerpt of the HSPB meeting minutes of December 12, 2015,
7. City Council Resolution 17053 dated April 4, 1990 designating the El Paseo Building as
Class 1 Historic Site HSPB #27
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CITY OF PALM SPRINGS
�9
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS CALIFORNIA UPHOLDING THE APPEAL,
REVERSING THE MARCH 8, 2016 DECISION OF THE
HISTORIC SITE PRESERVATION BOARD, AND GRANTING A
CERTIFICATE OF APPROVAL FOR A NEW FOLDING GLASS
STOREFRONT SYSTEM AT THE TRUSS & TWINE BAR AND
RESTAURANT, LOCATED AT 800 NORTH PALM CANYON
DRIVE; CLASS 1 HISTORIC SITE #27, LAS PALMAS BUSINESS
HISTORIC DISTRICT
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. On November 17, 2015, the Michael Beckman, Owner of Truss & Twine Bar &
Restaurant, ("applicant / appellant") submitted an application pursuant to Palm Springs
Municipal Code (PSMC) Section 8.05.185 (Application for Permit to Construct or Alter
Structures) for exterior alteration of a portion of the El Paseo Building, a Class 1 Historic Site
(HSPB #27) and a contributing structure within the Las Palmas Business Historic District (Case
3.1198 MAA)
B. On December 8, 2015, the Historic Site Preservation Board (HSPB) reviewed the
proposed project and voted 7-0 to grant a Certificate of Approval.
C. On March 8, 2016, the HSPB reviewed the proposed project again, specifically
analyzing a folding glass storefront system proposed to replace an existing glass storefront on
the Palm Canyon Drive fagade of the building and voted 7-0 to deny a Certificate of Approval
for the folding glass door system.
D. On March 16, 2016, the applicant filed an appeal of the HSPB's action to deny the
Certificate of Approval for the folding glass storefront system. In its appeal the appellant
requested that the City Council overturn the decision of the HSPB and grant the Certificate of
Approval for installation of the proposed folding glass storefront system.
E. On May 4, 2016, the City Council reviewed the appeal request at a regularly scheduled
meeting.
F. The proposed alteration to the storefront system at the El Paseo Building meets the
definition of a project as defined by CEQA (The California Environmental Quality Act). The El
Paseo Building was designated by the Palm Springs City Council as a Class 1 historic site and
thus meets the definition in CEQA of a historic resource. CEQA allows for a Categorical
Exemption of a project from further analysis under CEQA involving a historic resource if it can
be concluded that the proposed project is consistent with the Secretary of the Interior
Standards for the Treatment of Historic Properties and will not materially impair the
significance of a historic resource. The significance of a historic resource is impaired when a
10
City Council Resolution No. Page 2 of 3
Case 3.1198 MAA Appeal of HSPB Denial of March 8, 2016
project materially impairs the physical characteristics that convey the significance of the
resource.
In this case, the project proposes to replace a storefront glazing system installed in 2007. The
storefront is not part of the physical characteristics that convey the historic significance of the
resource. The proposed project does not impair the historic resource in an adverse way and
therefore the City Council has determined the project to be eligible for a Class 31 Categorical
Exemption under CEQA.
THE CITY COUNCIL RESOLVES:
Based upon the foregoing, the City Council hereby upholds the appeal, reverses the decision
of the HSPB and grants a Certificate of Approval for the installation of a folding glass storefront
system in the Palm Canyon Drive fagade of the northwest corner suite of the El Paseo
Building. The installation of the folding glass storefront system includes reducing the width of
the existing masonry opening by roughly T-6" with masonry units and paint coatings to match
the existing adjacent surfaces.
ADOPTED this 4th day of May, 2016,
David H. Ready, City Manager
ATTEST:
City Clerk
11
City Council Resolution No. Page 3 of 3
Case 3.1198 MAA Appeal of HSPB Denial of March 8, 2016
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
1, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do hereby
certify that Resolution No. 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 introduced at a regular
meeting of the Palm Springs City Council on by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
James Thompson, City Clerk
City of Palm Springs, California
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Flinn Fagg, AICP
Director of Planning Services
12
RECEI s u [ I i a
CITY OF PALMM SP SPRINGS
2116 MAR 21 PM 6- 24 31 WES12i STREET.FLOOR s
NF%'.YORx.WY 10001
JAMES THOMPSON T2129Se1200
CITY CLERK
t VA'y'SOMA US
DATE: March 16,2016
TO: James Thompson
City Clerk
3200 E Tahquitz Canyon Way
Palm Springs,CA 92262
APPELLANT: Michael Beckman
Truss&Twine
800 N Palm Canyon Drive
Palm Springs,CA 92262
RE: Appeal of decision of the Historic Site Preservation Board(HSPB)to reject the proposed alteration to the N.
Palm Canyon fagade of the existing El Paseo building
Case: 3.1198 MAA; HSPB#27—Truss&Twine
Location: B00 N Palm Canyon Drive
Mr.James Thompson:
On behalf of our client Michael Beckman,we respectfully appeal to the Palm Springs City Council to overturn the decision taken
by the Historic Site Preservation Board (HSPB)to reject the proposed alteration to the North Palm Canyon fagade of the existing
El Paseo building. The proposed alterations were presented to the HSPB initially on December 8,2015,and again on March 8,
2016 with the recommendation of the Planning Department to approve the alteration on both occasions. The HSPB denied the
alteration as it pertains to the N.Palm Canyon fagade on March 10,2016,following this second meeting.
Our primary goal with this project is to create a discrete and well-crafted restaurant and bar that honors the historic El Paseo
building while updating the necessary Infrastructure for a full service restaurant and bar. Our goal in modernizing the existing
storefront Is to simultaneously reinforce the connection to North Palm Canyon Drive while reengaging the pedestrian traffic along
the street. The operable fagade creates this engagement,recalling the arcade from the original building which was eliminated in
the subsequent renovations.
Below is an Itemized list of the proposed exterior modifications which was presented to the Planning Department and the HSPB:
North Palm Canyon Dive
1. Restoration of the glass storefront along North Palm Carryon. The existing storefront shall be replaced with an
operable system to activate the street fagade. Glass and mullions shall be relocated as per the attached drawings.
All finishes,profiles,and glaring shall match the existing character of the storefront. The opening shall be reduced
by X-6". Any infill material will match the existing character of the masonry wall.
Our alteration would reduce the width of this opening, using brick and masonry to till the opening which will match the existing
character of the historic wall. The alteration would eliminate a non-historic,non-original concrete curb below the existing
storefront,which will not after the historical contributing architectural features of the building. Furthermore,this curb is unique to
this particularly opening,and is not reflective of other storefront entrances at the building. The glass and finishes of the proposed
system would also match the same color and finish of the glass and mullions of the existing storefronts. Finally,we have
designed the spacing of these vertical mullions as such,that the overall rhythm of the other storefronts is reflected in this
proposal.
Page 1 of 2
13
SOMA
The current storefront is not a portion of the historic fabric of the building,and was added in the most recent renovation in 2008.
Furthermore,this proposed aeration was approved by the HSPB at the initial review on December 8,2015 and later overturned
at a subsequent meeting, against the recommendation of the planning department's memo.
We thank you for your consideration of this appeal,and please do not hesitate to contact our office with any questions or
clarifications.
Regards,
Steven Townsend
Associate
Page 2 of 2
14
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CITY OF PALM SPRINGS
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DEPARTMENT OF PLANNING SERVICES
c4`fFolt MEMORANDUM
Date: March 8, 2016
To: The Historic Site Preservation Board
From: Department of Planning Services
Subject: HSPB #27 — El Paseo Building — Exterior Building Modifications
Clarification of Front Building Elevation (Case 3.1198 MAA)
At its meeting of December 8, 2015, the HSPB approved a certificate of approval request by Michael Beckman
of Truss and Twine restaurant for exterior modifications to the El Paseo Building. As part of the Building
Permit Plan Check process, Staff compares plans approved by HSPB to construction documents and became
aware that the original project description presented to HSPB may not have made clear the intent of the
application relative to the front elevation glazing (glass) of the building.
In paragraph 3 of the letter submitted by the applicant dated November 7, 2015 it states: "Our primary goal is
to maintain the existing storefront and connection to Palm Canyon Drive". Staff believes that this statement
does not fully explain the proposed renovation of the glass storefront and a review by HSPB is warranted. The
notes on the plan state that the "storefront to be restored with operable wall, glass and mullions shall be
relocated to new locations to match other openings. Overall opening shall be reduced. All finishes and profiles
shall match the existing storefront... entrance door to be replaced and relocated."
Staff would like to clearly describe the front window design as removing the non-original concrete ledge the
length of the glass storefront to be replaced with a folding glass wall that fully opens onto the sidewalk.
y,
15
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The picture above is an example of an existing storefront in the El Paseo Building facing North Palm Canyon
Drive with the proposed treatment. In this case the glass is affixed to an aluminum frame.
;
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The proposed storefront elevation shows the removal of the non-original concrete 'lip" and the operable folding
door glass wall opening onto the street.
RECOMMENDATION: Staff believes that the proposed removal of the non-original concrete 'lip" will not
significantly alter the contributing architectural features of the building. The presence of a similar window
treatment at an adjacent retail store provides consistency and is compatible with other exterior design features
of the El Paseo Building.
16
Attachments: Vicinity Map
HSPB staff report dated October 12, 2015 with minutes
Revised application materials.
17
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HISTORIC SITE PRESERVATION BOARD
[IFORN�p STAFF REPORT
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DATE: December 8, 2015 NEW BUSINESS
SUBJECT: CERTIFICATE OF APPROVAL REQUEST BY MICHAEL BECKMAN OF
TRUSS AND TWINE RESTAURANT ON BEHALF OF BUILDING
OWNER, EL PASEO HOLDINGS, LLC., FOR EXTERIOR
MODIFICATIONS TO THE EL PASEO BUILDING, A CLASS 1 HISTORIC
SITE (RSPB #27) LOCATED AT 800 NORTH PALM CANYON DRIVE
(ZONE C-1, CASE 3.1198 MAA, (KL)
FROM: Department of Planning Services
SUMMARY
Michael Beckman, owner of the Workshop Kitchen Restaurant at the El Paseo Building
is requesting approval to create a second restaurant in a Palm Canyon-fronting tenant
space in the building. The tenant improvement includes minor modifications in the
storefront glazing systems along Palm Canyon and at an existing glass storefront facing
the inner courtyard of the building. A new kitchen exhaust fan is required that will be
located next to other roof mounted mechanical equipment in a screened mechanical
"roof well" on the northerly part of the roof of the El Paseo Building.
RECOMMENDATION:
Approve the certificate of approval as requested.
BACKGROUND AND SETTING:
`Hate ( A want Gi "fions b - nrfirr ,Firs Btri/in ; etc r,.• ;
April 4, 1990 City Council designated El Paseo Building Class 1 historic site
#27 Reso #17053
December 11, 2007 HSPB granted certificate of approval for renovation & adaptive
reuse of El Paseo Building.
May 13, 2008 HSPB wanted certificate of approval on courtyard gates.
May 26, 2010 Planning Commission approved sin program for the building.
May 8, 2012 HSPBapproved a sin program amendment for the building.
November 8, 2011 HSPB granted certificate of approval for exterior modifications for
Workshop Kitchen Restaurant.
November 13, 2012 HSPB granted certificate of approval for reroof of the building.
April 8, 2014 HSPB granted certificate of approval for window replacement
18
Historic Site Preservation Board Staff Report December 8, 2015
Case 3..111998/MAA Certificate of Approval—Modifications at800 North Palm Canyon Drive"El Pa}seo Building"
2007 Purchase by current owner.
DESCRIPTION AND ANALYSIS
The applicant proposes minor alterations to the exterior of El Paseo Building to
accommodate the tenant improvement for a restaurant in the northwest tenant space
facing North Palm Canyon Drive as follows:
• Along Palm Canyon, the existing storefront window mullions will be modified to
center the door on the tenant space.
• In the building's courtyard, an existing glass curtain wall will also be slightly
modified to establish a door to the courtyard. Neither of these storefront systems
are part of the historic fabric of the building and were installed during the recent
renovation of the building.
• In the paseo connecting the inner courtyard to Palm Canyon Drive, a new tenant
entry door that was approved in the 2007 renovation plan, will be installed at this
time.
• At the roof, in a mechanical well located on the north side of the building, new
mechanical equipment including air conditioning condensing units and exhaust
fans for the kitchen/food preparation area are proposed.
All store front mullion and door relocations will integrate the same mullion and window
style as presently exist. The building has a roof top mechanical "well" in which a variety
of existing mechanical equipment is located, including an existing exhaust fan that is
slightly higher than the ridge of the adjacent roof line. The proposed new fan housing
and mechanical equipment are expected to be of a similar height and overall size. The
top of the new kitchen exhaust fan may be slightly higher than the adjacent roof
ridgeline however it is not visible from the inner courtyard and has insignificant visual
impacts from the adjacent public street.
FINDINGS:
Although there are not findings necessary for granting a certificate of approval, pursuant
to Municipal Code section 8.05.190, the Board shall consider the following factors in
evaluating the application:
(1) The historic value and significance, or the architectural value and
significance or both, of the structure and its relation to the historic
value of the surrounding area;
The storefront glazing systems in which the doors are to be relocated are not part of
the character-defining historic elements and the relocation will not impact any part of
the building's historic features. The mechanical well is a required "service" area for the
building and as such is an appropriate area for locating new fans and equipment.
(2) The relationship of the exterior architectural features of any
19
Historic Site Preservation Board Staff Report December 8,2015
Case 3.1198 MAA Certificate of Approval—Modifications at 800 North Palm Canyon Drive"El Paseo Building"
structure to the rest of the structure itself& to the surrounding area;
The proposed alteration will have no impact on the historically significant architectural
features of the building and will contribute to the pedestrian vibrancy in the area by
filling a tenant space that has been vacant for many years.
(3) The general compatibility of exterior design, arrangement, texture
and material which is proposed by the applicant,
The relocation of entry doors in the storefront systems will be done so that the relocated
components match the existing storefront system. The door into the paseo will be as
previously approved, and the mechanical equipment will be sufficiently screened by the
existing parapet walls and adjacent rooflines so as to be of insignificant impact to the
building.
(4) Archaeological or ecological significance of the area.
No known archaeological or ecological significance is associated with the project site.
CONCLUSION
The proposed alterations are minor in nature and do not adversely affect the historic
integrity or character of the El Paseo Building. The project is recommended for
approval.
ENVIRONMENTAL ASSESSMENT
In accordance with Section 15331 (alterations to Historic Resources in accordance with
the Secretary of the Interior Standards for the Treatment of Historic Strucutres) of the
California Environmental Quality Act (CEQA), the proposed designation is categorically
exempt from environmental.
NOTIFICATION
No notification is required for HSPB review of certificates of approval, however the
agenda for today's meeting has been provided to the City's Office of Neighborhood
Involvement and distributed to designated neighborhood organizations pursuant to
PSZC 94.04.00.
Ken Lyon, RA, Flinn Fagg, AICP
Associate Planner Director of Planning Services
Attachments:
Vicinity Map
Application materials
20
SOMa
31 "'IE5f 2E SIREEI.ILOOR 9
NFA YC]RK. NY 10JOI
2'2 UW5 1200
DATE: November 17, 2015
TO: Flinn Fagg AICP
Attn: Ken Lyon
Director of Planning Services
City of Palm Springs, PO Box 2743
Palm Springs, CA 92263-2743
RE: Truss &Twine
800 N Palm Canyon Drive
Palm Springs, CA 92262
Request for approval for minor modifications to the El Paseo Building located at the above address, as described below.
Director Fagg:
On behalf of our clients Michael Beckman and Peter L. Mahler, we respectfully request a review by the Palm Springs Historic Site
Preservation Board (see drawings A-1 -A-4)for minor modifications to the exterior and internal courtyard facades of 800/816
North Palm Canyon Drive, also known as the El Paseo Building for a proposed restaurant/bar located in Suite F.
Michael Beckman, the restaurant chef/owner, is also the chef/owner of Workshop Kitchen & Bar, located in the adjacent space.
Inspired by both the historicity of the El Paseo building, as well as the desire to activate both the frontage along North Palm
Canyon and the existing internal courtyard, Mr. Beckman approached us to design a modern restaurant/bar that would engage
both the street and the courtyard, while recalling the historic building by using contemporary design and culinary techniques with
local ingredients.
Our goal is to create a discrete and well-crafted restaurant and bar that honors the historic El Paseo building while updating the
necessary infrastructure for a full service restaurant and bar. Our primary goal is to maintain the existing storefront and
connection to North Palm Canyon Drive, while pushing the kitchen areas to the East portion of the space. At the same time, we
are re-establishing a direct connection to the courtyard by adding an opening into the existing storefront facing the courtyard.
This effectively creates a visual and physical connection between both Workshop and Truss &Twine, activating courtyard.
The restaurant/bar will occupy 1,673 square feet of the ground floor only, and will consist of a main bar/dining area, kitchen, and
storage. The existing mechanical platform at the North side of the roof, presents a fantastic opportunity to screen the mechanical
equipment without the addition of any obtrusive louver or screen systems.We also ask the director to waive the requirement for
mechanical screening located in Sec. 93.03.00(B) in the Palm Springs Zoning Code for the proposed exhaust vent, as an
obtrusive mechanical screen at this location will be detrimental to the historic character of the building.
Below is an itemized list of the proposed exterior modifications:
North Palm Canyon Drive
1. Restoration of the glass storefront along North Palm Canyon. The existing storefront shall be replaced with an
operable system to activate the street fagade. Glass and mullions shall be relocated as per the attached drawings.
All finishes, profiles, and glazing shall match the existing character of the storefront. The opening shall be reduced
by 3'-6". Any infill material will match the existing character of the masonry wall.
Page 1 of 2 21
Si3ma
Courtyard Elevation
1. A glass door shall be added to the existing storefront on the North elevation of the courtyard. All finishes, profiles,
and glazing shall match the existing character of the storefront. The opening shall not be reduced or enlarged.
Roof
1. All mechanical equipment shall remain located in the existing mechanical platform.
2. One (1) exhaust fan shall be added at the roof. This will be on the North side of the ridge, and visible neither from
the alley, nor from the courtyard, and is not visible from North Palm Canyon Drive.
We thank you for your consideration of these modifications, and please do not hesitate to contact our office with any questions or
clarifications.
Regards,
Steven Townsend
Associate
Page 2 of 2 22
Historic Site Preservation Board Minutes
December 8,2015
Page 3 of 6
r
The chair confirmed-with staff that no ntthlir. nntra Mif
e board continued the matter to the regularly scheduled meeting of January 12, 2016.
2.13 CONTINUED — LICATION BY THE CITY OF PALM SPRINGS FOR A
CODE AMENDMENT TO AL CODE SECTION 8.05.125 TO RE-DEFINE
ELIGIBILITY FOR CLASS 3 HISTO UCTURES / SITES (CASE 5.1311).
Director Fagg summarized the board's discussion to on the topic.
The board polled that 40 years is the age to be proposed.
Staff will work with City Attorney and prepare a text amendment to PSM 5 for a City
Council hearing.
NEW BUSINESS
3.A. CERTIFICATE OF APPROVAL REQUEST BY MICHAEL BECKMAN OF
TRUSS AND TWINE RESTAURANT ON BEHALF OF BUILDING OWNER EL PASEO
HOLDINGS LLC, FOR EXTERIOR MODIFICATIONS TO THE EL PASEO BUILDING,
A CLASS 1 HISTORIC SITE LOCATED AT 800 NORTH PALM CANYON DRIVE,
ZONE C-1 (HSPB 27 / CASE 3.1198 MAA). (KL)
Staff member Lyon summarized the staff report.
James Cioffi & Michael Bechman spoke on behalf of the restaurant owner noting the
scope also includes a masonry wall east of the building for an enlarged trash enclosure
and area for staff to take breaks.
Member Burkett asked if this project represents an opportunity to replace existing doors
and windows with something more historic? (Mr. Cioffi noted the proposed door does
have some mullions on the glazing. Others noted that while none of the current
windows are original, are all consistent throughout the building and would not suggest
they be changed).
Chair Johns asked about the visibility of the proposed kitchen exhaust from the building
courtyard. (Mr. Cioffi noted it would be seen slightly but would be painted black) and
whether the proposed east side garden wall by the trash enclosure would take away
any parking spaces (Mr. Cioffi replied no).
Member Williamson reminded the applicant to submit a sign permit when appropriate.
23
Historic Site Preservation Board Minutes
December 8,2015
Page 4 of 6
Member La Voie asked about the material of the trash enclosure (6 foot high masonry).
He noted the existing building in this area appeared to be slurry coated slump block and
suggested the new wall be of the same material and the gates match others existing on
the site.
Member Ploss stated her opinion that too many changes had already been made to the
building over the past several years, and could not support the proposed alterations.
M/S/C (La VoieNVilliamson, 6-1, Ploss opposed) to approve as submitted with masonry
enclosure to match existing east wall and gates should match other black laser-cut
gates on the site.
OMEOWNERS ASSOCIATION FOR HEALTH DEPARTMENT-REQUIRED
A RATIONS TO THE COMMUNITY POOLS, AT THE ROYAL HAWAIIAN
CO MINIUMS, LOCATED AT 1750 SOUTH PALM CANYON DRIVE, ZONE R-2;
HISTO DISTRICT #HD-2; (CASE 3.0182 MAA). (KL)
Staff member on summarized the staff report.
The HOA board ch Barry Bryant further explained the health department citation that
was driving this alteratt
Lance O'Donnell of 02 Arc ' cts summarized the concept of how the planter was re-
designed and noted instead o inted concrete block; it is proposed in a dark ground-
face concrete block.
Member La Vole suggested instead of ing the form of the planters, that the planters
in their current orientation be simply shift roughly four feet away from the pool edge
but kept in their same orientation (not flippe .
M/S/C (Dixon/Ploss, 6-1, La Voie opposed) to app ve as submitted.
DISCUSSION:
The board decided to take item 4.13. before 4.A.
4.13. PREPARATION OF NOMINATION REPORT FOR 1300 EAST BARI O ROAD "THE
PLAZA RACQUET CLUB" (staff)
Director Fagg summarized the project noting that at the September 16th City Counci eeting,
council member Mills requested staff to investigate possible Class 1 designation. He no the
firm Robert Chattel has been retained by the City to develop the historic resources report.
24
RESOLUTION NO. 17053
OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNATING THE
EL PASEO BUILDING AS A CLASS 1 HISTORIC
SITE.
aF aF �E at ae
WHEREAS the E1 Pasco Building has contributed substantially to the history of
the City of Palm Springs; and
WHEREAS the E1 Pasco Building has long been a landmark for both residents and
' visitors in the City of Palm Springs; and
WHEREAS Chapter 8.05 of the Palm Springs Municipal Code allows for the
designation of historic sites; and
WHEREAS on February 13, 1990, the Historic Site Preservation Board held a
` public hearing to designate the El Pasco Building as an historic site and
unanimously recommended to the City Council designation of said property as a
Class 1 Historic Site; and
WHEREAS the City Council concurs in the recommendation of the Historic Site
Preservation Board regarding the historic value of the E1 Pasco Building; and
WHEREAS the designation of the E1 Pasco Building shall further the purposes
and intent of Chapter 8.05; and
WHEREAS the designation of the E1 Pasco Building shall promote the sensitive
preservation and restoration of said site.
NOW THEREFORE BE IT RESOLVED by the City Council of the City of Palm Springs,
California as follows:
Section 1.The E1 Pasco Building, located at the northeast corner of Palm
Canyon Dr. and Tamarisk Rd., shall be designated a Class 1 Historic
Site pursuant to Chapter 8.05 of the Palm Springs Municipal Code.
The site is located on Lots 39, 40 & 41, and on portions of Lots
38, 43 & 44 of Palm Springs Estates No. 2, as recorded at Page 45
of Map Book 16, Riverside County, California; APN 505-285-009.
c
Section 2.No permit for the exterior alteration to the ET Pasco Building
shall be granted without the prior approval of the Historic Site
Preservation Board; alterations shall tend to restoring the site, A
plaque demarking the E1 Pasco Building shall be installed by the
City.
ADOPTED this 4th day of Jlpril , 1990.
AYES: CounciTmembers Apfelbaum, Broich, Foster, Neel and Mayor Bono
NOES: None
ABSENT: None
ATTEST; CITY OF PALM SPRINGS, CALIFORNIA
By
Cit erk City Manager /
> REVIEWED & APPROVED; zip
25
i
RECEIVED s li n a
CITY OF PALM SPRINGS
2616 MAR 21 PM 6. 24
JAMES THOMPSOPf "�'� �"•-,
CITY CLERK
DATE: March 16, 2016
TO: James Thompson
City Clerk
3200 E Tahquitz Canyon Way
Palm Springs, CA 92262
APPELLANT: Michael Beckman
Truss &Twine
800 N Palm Canyon Drive
Palm Springs, CA 92262
RE: Appeal of decision of the Historic Site Preservation Board (HSPB)to reject the proposed alteration to the N.
Palm Canyon fagade of the existing El Paseo building
Case: 3.1198 MAA; HSPB #27—Truss &Twine
Location: 800 N Palm Canyon Drive
Mr. James Thompson:
On behalf of our client Michael Beckman, we respectfully appeal to the Palm Springs City Council to overturn the decision taken
by the Historic Site Preservation Board (HSPB)to reject the proposed alteration to the North Palm Canyon fagade of the existing
El Paseo building. The proposed alterations were presented to the HSPB initially on December 8, 2015, and again on March 8,
2016 with the recommendation of the Planning Department to approve the alteration on both occasions. The HSPB denied the
alteration as it pertains to the N. Palm Canyon fagade on March 10, 2016,following this second meeting.
Our primary goal with this project is to create a discrete and well-crafted restaurant and bar that honors the historic El Paseo
building while updating the necessary infrastructure for a full service restaurant and bar. Our goal in modernizing the existing
storefront is to simultaneously reinforce the connection to North Palm Canyon Drive while reengaging the pedestrian traffic along
the street. The operable fagade creates this engagement, recalling the arcade from the original building which was eliminated in
the subsequent renovations.
Below is an itemized list of the proposed exterior modifications which was presented to the Planning Department and the HSPB:
North Palm Canyon Drive
1. Restoration of the glass storefront along North Palm Canyon. The existing storefront shall be replaced with an
operable system to activate the street fagade. Glass and mullions shall be relocated as per the attached drawings.
All finishes,profiles, and glazing shall match the existing character of the storefront. The opening shall be reduced
by X-6". Any infill material will match the existing character of the masonry wall.
Our alteration would reduce the width of this opening, using brick and masonry to fill the opening which will match the existing
character of the historic wall. The alteration would eliminate a non-historic, non-original concrete curb below the existing
storefront, which will not alter the historical contributing architectural features of the building. Furthermore,this curb is unique to
this particularly opening, and is not reflective of other storefront entrances at the building. The glass and finishes of the proposed
system would also match the same color and finish of the glass and mullions of the existing storefronts. Finally,we have
designed the spacing of these vertical mullions as such, that the overall rhythm of the other storefronts is reflected in this
proposal.
Page 1 of 2 2 6
SOMa
The current storefront is not a portion of the historic fabric of the building, and was added in the most recent renovation in 2008.
Furthermore,this proposed alteration was approved by the HSPB at the initial review on December 8, 2015 and later overturned
at a subsequent meeting, against the recommendation of the planning department's memo.
We thank you for your consideration of this appeal, and please do not hesitate to contact our office with any questions or
clarifications.
Regards,
Steven Townsend
Associate
Page 2 of 2 27
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800 NORTH PALM CANYON DRIVE
PALM SPRINGS, CA, 92262 soma
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Kathie Hart
From: Michael Beckman <michael@workshoppalmsprings.com>
Sent: Thursday,April 21, 2016 7:08 PM
To: Ken Lyon
Cc: Peter Mahler;James Cioffi;Steven Townsend; Kathie Hart;Joanne Bruggemans; Flinn Fagg; Bill La
Voie; Dick Burkett; Gary Johns;James Williamson; Linda Dixon; Roxanne Ploss; Todd Hays
Subject: Re: Notice of City Council hearing on Appeal of the HSPB Certificate of Approval denial of March 8,
2016(Case 3.1198 MAA)
Thank you, Ken.
Michael Beckman I Chef Owner
Workshop Kitchen + Bar LLC
800 N. Palm Canyon Dr. Suite G
Palm Springs, CA, 92262
e : michael@workshoppalmsprings . com
c : 310-977-7018
o : 760-459-3451
On Apr 21, 2016, at 3:20 PM, Ken Lyon <Ken.Lyonkpalmsprin s�ca.gov> wrote:
Dear Michael,
Confirming our conversation earlier this week, your hearing on the appeal of the HSPB's denial on March
8, 2016 of the certificate of approval request for your folding glass partition at the El Paseo Bldg for the
tenant improvement for the Truss&Twine Bar and Restaurant is scheduled for the City Council meeting
of May 4, 2016. The City Council meeting begins at 6pm in the Council chambers here at City Hall. A
notice on the agenda along with a copy of the staff report on the appeal will be a mailed to you toward
the end of next week.
Let me know if you have questions.
Ken Lyon, RA
Associate City Planner
Department of Planning Services
City of Palm Springs,California
3200 Tahquitz Canyon Way
Palm Springs,California 92263
T 760 323 8245 F 760 322 8360
"Make no little plans,
They have no magic to stir men s blood
And probably won't be realized.
Make big plans
Aim high In work and in hope,
Let your watchword be enter,
And your baamn beauty"
Daniel Burnham,Archaect and Planner
�a
t
Kathie Hart
From: Kathie Hart
Sent: Wednesday, March 23, 2016 3:12 PM
To: Flinn Fagg
Cc: Marcus Fuller;Tabitha Richards;Jay Thompson
Subject: Appeal Received -800 N Palm Canyon,Case 3.1198 MAA, HSPB 27
Attachments: Scanned from a Xerox Multifunction Printer.pdf
Flinn:
Our office received an appeal and filing fee of$881.00 from Steven Townsend for the appellant, Michael Beckman, Case
3.1198 MAA, HSPB 27,800 North Palm Canyon, regarding the HSPB's decision on March 10, 2016. A copy of the appeal
is attached.
In accordance to Palm Springs Municipal Code Chapter 2.05,the appeal hearing shall be held no more than 45-days after
the receipt of the appeal. May 5, 2016, is 45-days from the date the appeal was filed; therefore, it is recommended this
be presented to the City Council on or before Wednesday, May 4, 2016.
Please let me know if additional information is required. Thank you.
Kathie Hart, MMC
Chief Deputy City Clerk
t�711Vv1
CAUVORNlp
take no otore
City of Palm Springs "fi' (760) 323-8206
3200 E. Tahquitz Canyon Way i;� (760)322-8332
Palm Springs,CA 92262 E Kathie.Hart@PolmSpringsCA.gov
City Hall is open 8 am to 6 pm, Monday through Thursday, and closed on Fridays.
t
[[51
CITY OF PALM SPRINGS
RECVD BY: OR 01000061885
PAYOR: STEVEN TONNSEN➢
TODAY'S DATE: 03/21/16
REGISTER DATE: 03/21/16 TIME: 15:04
DESCRIPTION AMOUNT
NAPS 6 PUBLICATIONS $861.00
COST ID: APPEAL FEE
----------------
TOTAL DUE: $881.00
TENDERED: $881.00
CHANGE: $.Do
"[[4i