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HomeMy WebLinkAbout1997-12-09 t ' MINUTES PALM DESERT ARCHITECTURAL REVIEW COMMISSION TUESDAY, DECEMBER 9, 1997 **************************************************************************************************** I. CALL TO ORDER: The meeting was called to order at 12:30 p.m. Commissioners Present Current Meeting Year to Date Present Absent Present Absent Richard Holden X 27 4 Frank Urrutia X 27 4 Chris Van Vliet X 28 3 Wayne Connor X 27 4 Richard O'Donnell X 27 4 Ronald Gregory X 26 5 Staff Present: Philip Drell, Director of Community Development Steve Smith, Planning Manager Martin Alvarez, Assistant Planner Steve Buchanan, Senior Plans Examiner Daisy Garcia, Code Enforcement Officer Jerry Clark, Urban Forester Kim Chafin, Senior Office Assistant II. APPROVAL OF MINUTES: It was moved by Commissioner Holden, seconded by Chairman Gregory, to approve the minutes of the November 25, 1997 meeting as submitted. Motion carried 2-0-3, with Commissioners O'Donnell, Urrutia and Van Vliet abstaining, and Commissioner Connor absent. III. CASES: B. Final Working Drawings 1. CASE NO.: 4939 SA APPLICANT (AND ADDRESS): PALMS TO PINES CANVAS for THE LINEN MAN, 69 Pinyon Pines, Mountain Center CA 92561 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of back-lit marquis awning with signage LOCATION: 73-725 El Paseo ARCHITECTURAL REVIE*COMMISSION 1. DECEMBER 9, 1997 MINUTES ZONE: C-1 Ernie Brooks of Palms to Pines Canvas commented that the existing awning will be replaced with a new linen colored awning, which will include white striping on the bottom, and 10- and 8-inch black letters on the sides and front, and the logo will be featured on the front of the awning. The awning will be internally lit, and the existing one-inch posts will be replaced with two- inch posts. Action: It was moved by Commissioner Urrutia, seconded by Commissioner Holden, to approve the back-lit marquis awning with signage. Motion carried 5-0, with Commissioner Connor absent. A. Preliminary Plans 2. CASE NO.: CUP 97-15 APPLICANT (AND ADDRESS): MCFADDEN/MCINTOSH ARCHITECTS for WALGREENS DRUG STORE DRUG STORE, 73-929 Larrea, Suite 1A, Palm Desert CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of preliminary architectural elevations and landscaping LOCATION: Southeast corner of Monterey Avenue and San Gorgonio ZONE: R-1 Mr. Smith reported that the landscaping plan for the project was just received by City staff this morning, so staff has not had an opportunity to thoroughly review it; however, he noted that even though residences exist along San Antonio Circle, and the landscape plan does not propose a wall. Mr. Drell indicated that there must be a wall there, and added that landscaping should go all the way out to the curb. Chris McFadden asked if the area should bermed, to which Mr. Drell responded that it is not necessary, but the area should be made to look like a front yard in order to blend in with the surrounding neighborhood. Mr. McFadden indicated that he intends to place a six-foot wall on the inside, and berm the residential side. 2 • ARCHITECTURAL REVIEftOMMISSION DECEMBER 9, 1997 MINUTES Chairman Gregory commented on the lack of landscaping around the building, to which Mr. McFadden replied that this is the company's flagship building, and he doesn't anticipate landscaping up against the building. Mr. McFadden pointed out that the project is significantly overparked, since only 75 spaces are required, and added that the alley is going to be widened, but he doesn't know how much the Public Works Department will increase the width. Mr. Drell felt that there should be some landscaping up against the building, with which Commissioner Urrutia agreed. Commissioner Urrutia commented that the loading and trash areas should be enclosed and landscaped, and noted that there appears to be enough room to do so. Mr. Drell clarified for the applicant that the number of parking spaces can be reduced without causing a problem for the City. Commissioner Urrutia asked about the significance of the glass tower, and Mr. McFadden replied that it is part of the company's corporate image. Commissioner Urrutia suggested that it be bronze or dark green instead of clear glass in order to provide an opaque look during the day. Commissioner O'Donnell encouraged the use of vegetation to screen the east elevation. Chairman Gregory suggested that median type planter strips be used instead of the small island planters so there is enough space for the plants to survive, and Mr. Drell indicated that the City will allow individual planters measuring seven feet by nine feet on the exterior, even though it will reduce the length of the adjacent parking spaces. Chairman Gregory noted that the entry from San Gorgonio is 43 feet wide, which is sufficient to accommodate linear median planters. Commissioner Urrutia suggested increasing the amount of landscaping along the alley once the width is determined, and Mr. Drell commented that he doesn't think a sidewalk is needed along the alley; so there should be enough space for additional landscaping. Commissioner Urrutia asked if there is a roof plan, to which Mr. McFadden replied that it has not yet been developed. 3 • ARCHITECTURAL REVIEVIOMMISSION DECEMBER 9, 1997 MINUTES Commissioner Urrutia referred to the north and west elevations where the step down occurs, and asked if there will be a return wall, to which Mr. McFadden responded affirmatively. Commissioner Urrutia asked if there is any way to offset the planes a little, to which Mr. McFadden responded that it may be possible. Commissioner Urrutia indicated he would prefer that the massive appearance of the building be reduced. Commissioner Holden suggested that the flat wall be broken up with undulation. Commissioner Urrutia recommended tying in another horizontal element with the drive-through overhang. Action: It was moved by Commissioner Urrutia, seconded by Commissioner O'Donnell, to conceptually approve the preliminary architectural elevations and landscaping, incorporating the comments made by the Commission and City staff. 3. CASE NO.: APPLICANT (AND ADDRESS): MADISON MARQUETTE REALTY for GARDENS ON EL PASEO, 73-655 El Paseo, Suite C, Palm Desert CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of site landscaping and parking structure LOCATION: 73-505 El Paseo ZONE: C-1 Mr. Drell reported that the applicant has modified the plans to the parking structure by adding trellis structures to the top deck, removing the potted trees, and changing the appearance of the trellis structures to be more stylish, and added that he understands a more elaborate trellis structure is being designed for the bridge to the Saks building. 4 ARCHITECTURAL REVIEVO-dOMMISSION DECEMBER 9, 1997 MINUTES Mr. Drell stated that notable changes have also been made to the landscaping plan, including doubling the number of Mesquites; however, the plans still include the use of robustas even though the Commission has stressed the need to use filiferas, and he would suggest that the ideal situation would be clusters of three. San Pablo will be widened and a right- turn lane will be added; so there won't be enough room for trees right next to the building at that location. Eric Johnson, the City's landscape consultant, has expressed concern that Mesquites won't work right next to a building, and has recommended Desert Museum Palo Verdes instead. Mr. Drell questioned whether or not 24-inch box trees will be of sufficient size to produce an immediate impact. Jerry Clark indicated that Mr. Johnson has also expressed concern regarding the need for diversification in trees, as well as the need for a more upright type of tree. Mr. Clark agreed with Mr. Drell's suggestion for multiple palms rather than singular plantings, and added that Mr. Johnson is also concerned about the durability of a wildflower garden. John Woods was present on behalf of the applicant and indicated that plants in flats will be planted, to which Chairman Gregory responded that the key focal point of the entire project is the garden, which will be doomed to failure if wildflowers are used, since they can only thrive for a few weeks each year. Mary Doldenveale was also present on behalf of the applicant and commented that the developer also intends the garden to function as a public space. Chairman Gregory recalled that the Commission previously expressed concern regarding the use of trees on the steep slope at the back of the project, but noted that has been somewhat alleviated by the five-foot benches; however, he would still be concerned about planting trees too close to the sidewalk. Mr. Woods stated that the trees will be planted three feet from the edge of the sidewalk, to which Chairman Gregory responded that the industry standard is six feet from surfaces. Chairman Gregory was concerned about the 1.5:1 angle of the slope, to which Mr. Woods responded that the slope will be covered with jute mesh, which should last longer than it takes for plants to cover the slope. Mr. Woods added that the slope will be an "engineered slope," meaning it will be compacted. Chairman Gregory asked if a drip irrigation system will be used on the slope, to which Mr. Woods responded affirmatively. 5 • " ARCHITECTURAL REVIEVOMMISSION DECEMBER 9, 1997 MINUTES Chairman Gregory commented that there are serious concerns regarding the slope, since it is quite possible that the trees will fall over, and noted that it appears the developer is trying to avoid the use of retaining walls in order to save money, to which Mr. Woods replied that the slope will vary from 1.5:1 at San Pablo and Shadow Mountain to less than 2:1 on Larkspur by using the five-foot bench. Commissioner Urrutia strongly recommended using a small retaining wall at the top end of the slope, to which Mr. Woods responded that there would be a concern regarding accidents and attractive nuisance, i.e., children on skateboards, and guard rails would also be required if a retaining wall were used. Chairman Gregory commented that a five-foot planter area separating the wall from the sidewalk should diminish the potential of an attractive nuisance for a retaining wall. Commissioner Urrutia commented that safety concerns could also be addressed by building a retaining wall approximately two feet higher than finished grade. Mr. Woods commented on the expense of building a retaining wall and indicated that he believes the problem has been addressed via use of an engineered slope. Chairman Gregory stated that he is not sure the engineered slope will work here. Commissioner O'Donnell indicated that he would like to see an immediate effect from the landscaping on the Shadow Mountain Drive side of the project in order to mitigate the impact to the residents across the street, to which Mr. Woods responded that has been addressed by doubling the number of trees in that area. Mr. Drell pointed out that the purpose of the landscaping along Shadow Mountain Drive is to mitigate the impact of a long, urban structure, and Chairman Gregory stressed that filiferas should be used instead of robustas in order to adequately screen the buildings and noted 24-inch box Mesquites would be insufficient. Chairman Gregory stated that many other types of trees besides Mesquites would be suitable in this location, and it would be better to use a stouter palm. Ms. Doldenveale commented that the problem the developer is faced with is the expense,to which Mr. Drell replied that satisfactory screening of the back of the project is a condition of project approval. Commissioner O'Donnell supported Mr. Drell's suggestion to group the trees in clusters of three. 6 ARCHITECTURAL REVIEVIOMMISSION DECEMBER 9, 1997 MINUTES Chairman Gregory noted that the new layout shows more trellis structures, which is good, and suggested the use of vine material to grow on the structures to soften the appearance. Mr. Woods commented that a steel trellis will get too hot for plants, to which Chairman Gregory responded that the structures could be painted white, and added that Bougainvillea planted in rectangular planters would work well. Miss Doldenveale indicated that the design team is considering the use of some sort of grid design to encourage vine growth, and added that the intent is to paint the trellis structures to match the front of the project. Chairman Gregory opined that dark-colored trellis structures will not work well. Mr. Drell noted that the developer has proposed trellis structures on the walls of Buildings C and E. Chairman Gregory commented that the plans do not indicate that vines will be planted at the base of the walls. Commissioner Van Vliet remarked that he would like to see more trellis structures around the perimeter of the top deck of the parking structure so that they are visible from the street below, and noted that the Commission previously recommended the use of perimeter planters, though the plans do not show any, to which Mr. Woods responded that maintenance costs for such planters is too high, and reiterated that the developer has doubled the number of trees along the street. Commissioner O'Donnell suggested installing trellis structures at the edges of the top deck of the parking structure along San Pablo and Larkspur. Mr. Buchanan stated that the Building Department received plans late last night which differ significantly from the plans originally submitted, including a reduction in the parking structure by approximately 18,000 square feet, 30 fewer parking spaces, the loss of the opening for the exit corridor from the downstairs level to the upstairs level, and a significant change to the Fire Department access from the Shadow Mountain Drive side. Action: It was moved by Commissioner Urrutia, seconded by Commissioner Holden, to approve the preliminary site landscaping and parking structure elevations with the following conditions: 1) On the Shadow Mountain Drive frontage, incorporate eight-foot brown trunk filiferas, 36-inch box Chilean Mesquites, and 36- inch box Museum Hybrid Palo Verdes; 2) Provide a retaining wall system at the upper level to maintain a six-foot minimum level area for tree planting, and lower the slope angle on the lower end; 7 ARCHITECTURAL REVIE*tOMMISSION DECEMBER 9, 1997 MINUTES 3) Incorporate a minimum 36-inch deep and 30-inch wide planters underneath trellises on the parking lot deck, and plant Bougainvillaea at each end and in the middle, using automatic irrigation and drainage; 4) On all three sides of the perimeter of the parking structure, provide more detail to the railing design with some type of metal design work, incorporating some type of planter as part of the wall with planters measuring a minimum of eight feet long by 18 inches deep and 24 inches wide; and 5) On Buildings C and E, include a redesign of the south facades to incorporate additional architectural projections. Motion carried 5-0, with Commissioner Connor absent. Mr. Drell noted that this completes the preliminary approval phase of the project. V. MISCELLANEOUS 1. CASE NO.: RV 97-2 APPLICANT (AND ADDRESS MR. AND MRS. THOMAS BORISKI, 44-251 San Jose, Palm Desert CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of recreational vehicle parking in the front yard with landscape screening LOCATION: 44-251 San Jose ZONE: R-2 Mr. Alvarez reported that the Commission reviewed this case at its November 25, 1997 meeting and made a suggestion regarding screening which was unacceptable to the applicant; so the case was continued in order to allow the applicant to develop alternative solutions. The Planning Commission heard the case on December 2, 1997, and concurred with the suggestion that the vehicle be placed at an angle and screened in the front, and referred the case back to the Architectural Review Commission. On December 3, 1997, he received a call from Mrs. Boriski wherein she stated that she would be willing to implement this suggestion with landscaping as approved by the Architectural Review Commission. 8 ARCHITECTURAL REVIEVIMOMMISSION DECEMBER 9, 1997 MINUTES Jean Martin of 44-276 San Jose Avenue remarked that a trailer has been there for four years, and even though she has spoken with the owner on several occasions regarding this problem, she has had no luck in reaching a solution. She stated a concerned about her welfare and the neighborhood's property value, and she did not want to look at a white elephant. She doesn't believe a 24-foot trailer can be placed at an angle so that it can't be seen, because it can be seen from more than a block away. Mrs. Martin added that she contacted a friend living in Indian Wells who indicated that she placed a 37-foot recreational vehicle in a storage facility at a cost of$40 per month. Chairman Gregory noted that the Code doesn't ban parking of recreational vehicles as long as they are properly screened, and asked why the Code is so vague regarding this matter, to which Mr. Drell responded that R.V. owners prevailed when the City Council considered the issue. Mr. Drell pointed out that the Planning Commission has referred this case back to the Architectural Review Commission to find a solution which is acceptable to all parties, but if there is no such acceptable solution, the case will go back to the Planning Commission. Ray Lopez stated that he and his client, Mrs. Martin, have not seen a landscape plan, and commented that if the neighbor cuts down the existing oleanders, or if they die, the vehicle would no longer be screened in that direction. Commissioner Urrutia felt that the proposed solution is inadequate, with which Commissioner Holden concurred. Chairman Gregory felt that the Commission has not been presented with a workable solution. Action: It was moved by Commissioner Urrutia, seconded by Commissioner Van Vliet, to deny the proposed solution to screen the recreational vehicle parking in the front yard. The motion carried 5-0, with Commissioner Connor absent. 9 ARCHITECTURAL REVIEVIOMMISSION ' DECEMBER 9, 1997 MINUTES 2. CASE NO.: MISC 97-5 APPLICANT (AND ADDRESS. JOHN VUKSIC, 74-020 Alessandro, Suite E, Palm Desert CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of site wall/railing that is lower than the required 5'0" LOCATION: Lot 23, Vista Paseo ZONE: PR-7 Mr. Alvarez reported that the ordinance requires a five-foot wall/fence for new construction, and with regard to this project, the north wall is the one in question, as it varies from 2'6" to 6'. The Homeowners Association has reviewed and approved the plan, and the applicant requests that the Commission approve the proposed wall. Mr. Alvarez stated that the adjacent properties are 10 to 15 feet lower along the subject property line. Action: It was moved by Commissioner O'Donnell, seconded by Commissioner Van Vliet, to approve the site wall/railing that is lower than the required 5'0". Motion carried 5-0, with Commissioner Connor absent. A. Preliminary Plans 1. CASE NO.: APPLICANT (AND ADDRESS): T. MICHAEL HADLEY, 23042 Alcalde Drive, Suite F, Laguna Hills CA 92653 NATURE OF PROJECT/APPROVAL SOUGHT: Conceptual approval of a dental office building LOCATION: Southwest corner of Portola Avenue and Highway 111 ZONE: C-1 Mr. Drell reported that the frontage road will be vacated, and 80% of the parking for the building will be in President's Plaza and the rest on the new section of the frontage road. 10 ARCHITECTURAL REVIEVItOMMISSION DECEMBER 9, 1997 MINUTES Mr. Hadley stated the he is assuming the property line will shift approximately 22 feet because of the street vacation, but he cannot be certain of that because the Engineering Department has determined the exact figures. The second floor will contain private offices for the dentist, a staff lounge, storage room and a dental laboratory, and the people in the dental lab are the only ones who won't also be working on the first floor. Mr. Drell noted that the building will extend five to six feet in front of the curb of the old frontage road, though it is more typical to have the front of the building align wth the curb of the frontage road. Chairman Gregory wondered if this building will work with the existing size and parking, and Commissioner Holden noted that it will be substantially bigger than normal because of the second floor. Mr. Drell stated that there are five-foot setbacks from the frontage road and Portola, and the reason additional parking is being provided off the frontage road is because of the medical office use. Mr. Smith reported that there would be 8,925 square feet of buildable area based on the setbacks on Portola and the frontage road, and the code provisions relating to properties which front of President's Plaza. Commissioner Holden commented that if this were an "infill" building, he would have no problem with the proposed design, but because of its corner location on Portola, he would suggest that it needs a little undulation. Mr. Hadley stated that the reason he requested a conceptual review by the Commission is to get input, because he doesn't know exactly where the property lines are, and added that he would love to articulate the building, but is afraid he would be pushing the envelop on setbacks and landscaping. Commissioner Urrutia preferred that the building not be taken to the envelope, and suggested an undulation of five to 10 feet in and out of the setback so that it averages out. Chairman Gregory was concerned that this building will project out toward Highway 111 further than other projects, to which Mr. Drell responded that it has been done with other projects; so this project will not set a precedent, although he feels that it should not project beyond the former curb line. Commissioner Urrutia stated that he has no problem as long as the design is sensitive to the corner and the building does not have a block-like appearance at the corner. 11 ' ARCHITECTURAL REVIEV OMMISSION DECEMBER 9, 1997 MINUTES Commissioner Urrutia remarked that there are a couple of ways to approach integrating the second story, and one way is to step the second story element back, and another way is to incorporate horizontal projections to break up the building, and added that he would be concerned about the severity of the second story stucco element. Commissioner Holden preferred that the second story be stepped back adjacent to the street to give the building more of a single-story appearance. Commissioner Urrutia asked if low privacy walls are being proposed, to which Mr. Hadley responded affirmatively. Commissioner Urrutia commented that the impact to the corner should be taken into consideration. Commissioner Urrutia recommended a saw tooth for the angled parking and noted that it would also provide more area for landscaping. Commissioner Urrutia commented that the proposed design of the carport should be integrated with the building design. Mr. Hadley asked if the proposed location of the art feature is acceptable, to which Commissioner Urrutia replied that the Art in Public Places Commission will address that issue, but the basic philosophy is to place artwork where there is a flow of people so it can be easily seen. Mr. Hadley asked if it would be appropriate to work with staff regarding parking requirements, to which Mr. Drell responded that this is before the Commission for conceptual consideration only; so it will be necessary to come back to the Commission for approval, but staff can provide assistance regarding how much square footage of buildable space is allowable. Mr. Hadley requested input on landscaping, to which Commissioner Urrutia replied that he should find a landscape architect who is familiar with the desert, because the landscaping will be very important on this project. Mr. Smith noted that no action is required of the Commission on this case. V. ADJOURNMENT: The meeting was adjourned at 3:30 p.m. t'fEVE SMITH PLANNING MANAGER 12