Loading...
HomeMy WebLinkAbout1998-06-09 t PALM DESERT ARCHITECTURAL REVIEW COMMISSION TUESDAY, JUNE 9, 1998 MINUTES **************************************************************************************************** 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 Wayne Connor X 10 1 Ronald Gregory X 10 1 Richard Holden X 10 1 Richard O'Donnell X 10 1 Frank Urrutia X 10 1 Chris Van Vliet X 10 1 Staff Present: Phil Drell, Director of Community Development Steve Smith, Planning Manager Martin Alvarez, Assistant Planner Steve Buchanan, Senior Plans Examiner Daisy Garcia, Code Enforcement Officer Kim Chafin, Senior Office Assistant II. APPROVAL OF MINUTES It was moved by Commissioner Urrutia, seconded by Commissioner Van Vliet, to approve the minutes of the May 26, 1998 meeting. Motion carried 5-0. III. ORAL COMMUNICATIONS None. 1 I ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES IV. CASES A. Final Drawings 1. CASE NO.: SA 98-62 APPLICANT (ND ADDRESS): IMPERIAL SIGN COMPANY for NATURAL EFFECTS, 46-120 Calhoun Street, Indio, CA 92201 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of business identification signage LOCATION: 73-960 Highway 111, Suite 5 ZONE: C-1 Mr. Alvarez reported that the business is located on the north side of Highway 111 next to AM/PM. The proposal is for a 15-inch high by six-foot long single-faced sign cabinet to be mounted on the top facia, and the background would be ivory and have a brown trim. The proposed sign meets the sign ordinance requirements. Nancy Cobb of Imperial Sign Company pointed out that the sign will be flush on the facia front, and will be half the size of the sign for the gun shop, which is located on the first floor. Mr. Alvarez noted that the sign will hang below the facia since the facia is only 12 inches high. Commissioner O'Donnell felt it would be better for the sign not to hang below the facia and asked if anything could be done in that regard, to which Ms. Cobb replied that the top and bottom portions of the sign could be reduced in order to make it fit within the 12-inch facia. Commissioner Van Vliet asked if the facia is the only possible location for the sign, to which Ms. Cobb replied that it is the only visible location. 2 I i ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Action: Commissioner Holden moved, seconded by Commissioner Connor, to approve the signage with a maximum 10-inch high can. The motion carried 5-0. 2. CASE NO.: SA 98-61 APPLICANT (AND ADDRESS): IMPERIAL SIGN COMPANY for RANCHO VISTA APARTMENTS, 46-120 Calhoun Street, Indio, CA 92201 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of business identification signage LOCATION: 42-575 Cook Street ZONE: R-3 Mr. Alvarez reported that the location is on the west side of Cook Street south of Merle. The proposed signage incorporates a planter. The applicant has submitted a revised elevation which conforms to the six-foot height restriction. The letters will be individually cut out of plexiglass and will have a black reflective face. The proposed sign will be located on private property. Commissioner Connor asked if the two palm tree graphics will project higher than the sign, to which Nancy Cobb of Imperial Sign Company responded affirmatively, and indicated that it will be one foot higher than the rest of the sign. Commissioner Connor expressed concern that the graphic projections will break, to which Ms. Cobb replied that it will be constructed of half-inch plexiglass. Commissioner Holden noted that it appears from the plans that the back wall of the sign will be left open in order to service the live palm tree, to which Ms. Cobb responded affirmatively. Commissioner O'Donnell asked if it would be possible to lower the two palm tree graphics so as not to project above the sign, to which Ms. Cobb responded affirmatively. 3 ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Commissioner Van Vliet expressed concern about the six-foot height, especially since the sign is to be located upon a grassy area that is higher than the street. Commissioner Urrutia felt that a four-foot height would be sufficient. Action: Commissioner Connor moved, seconded by Commissioner O'Donnell, to approve the signage subject to: 1) lowering the wall to four feet; 2) incorporating the palm tree cut-outs into the main sign (instead of projecting above the sign); and 3) using a 36-inch box Mediterranean Fan Palm with a minimum six-foot height and six-foot spread. The motion carried 5-0. 3. CASE NO.: SA 98-64 APPLICANT (AND ADDRESS): SJB PJ, INC. for CEDAR CREEK INN, 73-445 El Paseo, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of awning signage LOCATION: 73-445 El Paseo ZONE: C-1 Mr. Alvarez reported that the applicant has already installed the awning signage, which features bright pink letters on a dark green awning. The letter heights are 12 inches and seven inches, and there are currently three menu items listed on the sign: "lunch," "dinner," and "cocktails." Action: Commissioner O'Donnell moved, seconded by Commissioner Urrutia, to approve the awning signage. The motion carried 5-0. 4 `ftvo► ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES 4. CASE NO.: SA 98-65 APPLICANT (AND ADDRESS). CHESTNUT REALTY, 100 Menil Place, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Addition of steel-framed canvas canopy to front of office building LOCATION: 74-333 Highway 111 ZONE: C-1 Mr. Alvarez reported that the proposed awning would extend out from the front entry and will tie into the existing structure. The awning will include the words "Plaza Building." Action: Commissioner Holden moved, seconded by Commissioner Van Vliet, to approve the approved the canopy awning as submitted with maximum eight- inch letters. The motion carried 5-0. 5. 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: Reconsideration of parking structure and landscaping LOCATION: 73-505 El Paseo ZONE: C-1 Lou Kaufman of Madison Marquette Realty presented revised plans featuring twice as many palm trees along the south wall of the building, and stated that there is compliance with all the conditions of the Commission's previous approvals with the exception of Condition Nos. 4 and 5. Regarding the planter referenced in Condition No. 4, the developer has opted to plant yellow bougainvillea for screening purposes. Regarding Condition No. 5, the 5 ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES developer is planting palm trees instead of constructing architectural projections, and Pyracantha will be planted on the ground floor in order to grow up the wall. Chairman Gregory noted that Pyracantha won't grow up the wall, and the only plant which would work on the south wall of the buildings would be Cat's Claw. The yellow oleander proposed to fill in between the trees is not the best, and he would suggest Luca Phylum or Texas Ranger because oleander is not thick enough. He would prefer California Fan Palms against the walls rather than Mexican Fan Palms because California Fan Palms are thicker. Commissioner Van Vliet noted that the conditions of approval indicate that the retaining wall should be at the upper level rather than at the lower level as indicated in the plans, and Commissioner Connor commented that he believes there will be a problem with the plants on the slope. Commissioner O'Donnell observed that there are less trellis structures on the revised plans than there were on plans previously submitted to the Commission, and Commissioner Urrutia added that he is very disappointed that the trellis structures were deleted from the plans. Mr. Kaufman indicated that it would cost approximately $100,000 more to include all the trellis structures previously indicated. Commissioner O'Donnell stated that he liked the $100,000 plan much more, and indicated that the purpose of the trellis structures is to visually obscure the massiveness of the parking structure; however, the two linear trellises indicated on the revised plans will not be sufficient. Mr. Drell felt that the dense planting along the perimeter of the structure will mitigate the four-foot edge of the structure. Commissioner Holden commented that he would like to be confident that the dense planting will adequately screen the structure, to which Commissioner Connor responded that the landscaping cannot be relied upon for adequate screening, especially in this case where extensive maintenance will be critical to plant survival. 6 ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Mr. Drell pointed out that the City is requiring the developer to execute a landscape maintenance agreement, and added that the City recently sued Toys R Us for noncompliance with its landscape maintenance agreement. Commissioner Holden commented that it appears the developer has done everything requested by the Commission with the exception of providing something on the edge, but if the heavy landscaping can actually be relied upon to provide effective screening, then he believes that would be sufficient. Commissioner Van Vliet pointed out that Condition No. 4 requires both planters and railing along the perimeter. Commissioner O'Donnell noted that the Commission's concerns have been aimed at the parking garage from the very beginning, as the Commission never had a problem with the building architecture. Of particular concern is the transition from the commercial use to the residential use, and this transition occurs at the location of the parking garage. The design of the garage was not even presented to the Commission until well into the project, and now that the project is nearing completion, the developer is talking about the economics of the garage, which he doesn't want to hear, because he believes the parking garage should be as nice as the building. Commissioner O'Donnell felt that the developer has still not complied with Condition Nos. 4 and 5. Mr. Drell agreed that Conditions No. 4 and 5 have not been met, and asked if the Commission feels that the addition of palm trees up against the wall would constitute compliance with Condition No. 5, to which Commissioner O'Donnell responded that, in his opinion, it does not constitute compliance. Commissioner Urrutia noted that Mr. Kaufman previously promised that 50% of the parking spaces would be shaded via trellis structures, and he is very disappointed that the revised plan does not even come close to that. He thought the trellis structure had been resolved, but now the developer has taken a step backwards by removing at least half of them. Based on his review of the revised plans, Condition No. 5 is not being resolved architecturally; however, if trees of an appropriate size, along with vines and the trellises which were previously promised are implemented, that will help a great deal to resolve the problem. The entry to Saks is located on the second level of the parking structure, so it is important that this area look 7 err✓ ,%W11i ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES good, but it just looks like the back door of a parking garage. Mr. Kaufman indicated that the developer believed doubling the number of palm trees would be adequate to meet the Commission's expectations about softening the Shadow Mountain Drive perimeter. Commissioner Urrutia commented that one issue is the immediate screening from the residences, and if the landscape architects on the Commissioner feel comfortable with the landscaping material, then that issue will be resolved. It is also very important to make the surface of the second level of the parking structure look as much as possible like an on-grade parking surface. Chairman Gregory stated that it appears that this is a major project which is under-funded, which is why the project keeps coming back to the Commission for review; so it seems the real problem is of a financial nature. The parking structure looks naked without additional trellis structures. Mr. Kaufman acknowledged that every single condition of the Commission's previous approval has not been met, but the developer's hope was that enough revisions had been made to satisfy the Commission. Mr. Drell asked the Commissioners for input as to what should be added to make the project acceptable, to which Commissioner Connor replied that the biggest thing lacking is the trellis structures, and the other Commissioners concurred. Chairman Gregory indicated that he would have no problem with a vegetative approach to softening the Shadow Mountain Drive edge, and suggested the use of California Fan Palms and Cat's Claw vine on the elevations of Buildings C and E. Commissioner O'Donnell asked if the developer can guarantee adequate maintenance of the landscaping, to which Mr. Drell responded affirmatively and indicated that the developer will be required to execute a landscape maintenance agreement with the City. Chairman Gregory indicated that he would still be willing to go with robustas and Cat's Claw. 8 *NOV ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Mr. Kaufman stated that the developer has devoted a certain amount of money to aesthetic considerations for the parking structure, but apparently it is not enough for the Commission, and the developer has presented this project to the Commission several times now. Commissioner Holden replied that the Commission is not demanding that the developer spend a certain amount of money on aesthetics; however, Mr. Kaufman's firm took responsibility for ensuring adequate aesthetics, and it appears the only thing his firm has done is added four trellis structures. Chairman Gregory pointed out that the reason the project has been before the Commission so many times is because the original proposal was clearly inadequate. Mr. Kaufman felt that architectural projections may interfere with the building rating, to which Mr. Buchanan replied that there would be no problem as long as noncombustible materials are used. Commissioner O'Donnell noted that the purpose of the railing was to tie the garage in architecturally with the metal work on the building, and indicated that he would like enough trellis structures on the top level of the parking garage to shade 50% of the parking spaces, per Mr. Kaufman's previous promise. Commissioner Van Vliet stated that if the Commission were to relieve the developer of the planting requirements, he fears the metal work submittal would be inadequate. Commissioner Urrutia commented that he would like to see more detail with the railing, and there should still be some architectural detail with the railing that will tie in with the trellises and the rest of the project. Regarding the perimeter planting, he thought the developer was going to use filiferas rather than robustas. Mr. Drell pointed out that at the January meeting, the Commission approved substituting robustas for filiferas. Commissioner Holden stated that, in order to make the project acceptable, more detail would be needed on the edge of the parking structure and more trellis structures need to be added to the top deck. 9 `..0i ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Action: Commissioner Holden moved, seconded by Commissioner Van Vliet, that with regard to Condition No. 4, if edge detail is proposed that is acceptable to the Architectural Review Commission,then the requirement for the planter could be deleted. The motion carried 5-0. Chairman Gregory suggested that a solution to the planting/architectural problem could be metal gridwork in conjunction with Mexican Fan Palms and Cat's Claw. Commissioner Urrutia felt that robustas will not do anything, and Commissioner VanVliet agreed that robustas alone will not do the job. Chairman Gregory believed that a hybrid will work, to which Commissioner Urrutia replied that he is not in favor of hybrids, and would prefer that architectural changes be incorporated. Action: Commissioner Holden moved, seconded by Commissioner Connor, that with regard to Condition No. 5, gridwork plus vines plus hybrids OR some type of architectural treatment would suffice. The motion carried 3-1-1, with Commissioner Urrutia dissenting and Commissioner O'Donnell abstaining. Regarding Condition No. 3, Chairman Gregory suggested that morel trellis structures be added to provide an acceptable type of environment for a large parking development and to provide shade and protection from the sun. Commissioner Holden noted that trellis structures are the only way to break up the south elevations. Commissioner Connor felt that the fairest thing to do is require that 50% of the parking spaces be shaded. Action: Commissioner Urrutia moved, seconded by Commissioner O'Donnell, to increase the number of trellis structures to a maximum of shading 50% of the parking spaces, but no less than increasing the number by 50% over what has been presented to the Commission today. The motion carried 5-0. 10 ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Commissioner O'Donnell volunteered to be present to represent the Commission when this project goes before the City Council on Thursday night. B. Preliminary Plans 1. CASE NO.: C 98-6 APPLICANT (AND ADDRESS): T. MICHAEL HADLEY ARCHITECTS for ROBERT MCLACHLAN, DDS, 23042 Alcade Drive, Suite F, Laguna Hills, CA 92653 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of dental office building LOCATION: Southwest corner of Highway 111 and Portola ZONE: C-1 Mr. Smith reported that the Commission granted conceptual approval in December, and the case was also presented to the Commission two weeks ago; however, staff recommended that the case be continued due to the forthcoming changes to the ordinance regarding parking requirements for medical/dental offices. The parking requirements will be increased from the current ratio to six spaces per every 1,000 square feet of space; however, this project will still comply so staff is satisfied with the proposal. Chairman Gregory asked how much the windows will be recessed, to which Mr. Hadley replied that they will be recessed five feet on the east and six inches on the north. Chairman Gregory noted that all the trees are deciduous and suggested that some evergreens be included. The shrub palette varies from desert to subtropical, and he feels that is too strong of a mix. The predominant ground cover is La Jolla Bougainvillea, and he would suggest that a less aggressive ground cover be used. The Honey Mesquites will grow larger than the size indicated on the plans; so caution should be exercised with regard to those trees. 11 ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Commissioner Connor agreed that the shrub palette should be simplified since the mix is too strong for such a small area. Commissioner Urrutia suggested that the carport tie in more with the building architecture. Commissioner Van Vliet observed that the stairwell on the Portola elevation appears as if it is just added on. Commissioner Urrutia suggested that some openings be incorporated into the stairwell on the east elevation. Commissioner Urrutia expressed concern about equipment screening, to which Mr. Hadley replied that the air conditioning equipment will be moved up to the second floor. Commissioner Urrutia agreed that would be acceptable. Joe Gaugush of the City's Public Works Department indicated that the plans reflect the proposed highway widening and the right-turn lane installation. Action: Commissioner Van Vliet moved, seconded by Commissioner Urrutia, to grant preliminary approval. The motion carried 5-0. 2. CASE NO.: C 98-7 APPLICANT (AND ADDRESS): GOLBA ARCHITECTURE, 656 9th Avenue, San Diego, CA 92101 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of single-story maintenance facility & landscaping for Palm Valley Country Club LOCATION: 76-100 Frank Sinatra Place ZONE: PR-3 Mr. Smith reported that the location of the maintenance facility is on the north side of Frank Sinatra Drive, which is actually separate from the Palm Valley Country Club site. 12 "yr N"W ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Mr. Alvarez noted that the existing building will remain, and the new building will be of split faced masonry construction. Commissioner Urrutia asked how far the overhang will extend, to which Judith Parmlee responded by indicating six feet. Commissioner Holden noted that the roof equipment needs to be screened from Frank Sinatra Drive, and Commissioner Urrutia added that the equipment should also be screened from the trailer park. Commissioner Connor recommended that Rhus Lancia be used along Frank Sinatra Drive instead of Mexican Palo Verde, and additional shrubs should be used as well as ground cover mounding to soften the appearance from Frank Sinatra Drive. Commissioner Connor suggested that the applicant also incorporate the suggestions made by the City's landscape consultant, Eric Johnson, which primarily relates to upsizing the trees. Commissioner O'Donnell felt that the south elevation has a tremendous amount of masonry and a lack of architectural detail. Commissioner Holden commented that the plans need a little work on the opposing planes. Commissioner Urrutia suggested that the applicant consider an alternative roof material, i.e., metal, because the material proposed will not last long. Action: Commissioner O'Donnell moved, seconded by Commissioner Van Vliet, to grant preliminary approval screening the rooftop equipment (with particular attention to the view from the west) and incorporating the comments of the City's landscape consultant into the landscape plans, as well as substituting Rhus Lancia for Mexican Palo Verde and adding more shrubs and ground cover mounding to soften the appearance along Frank Sinatra Drive. The motion carried 5-0. 13 �1r `*Wr✓ ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES 3. CASE NO.: TT 28575 APPLICANT (AND ADDRESS): WINMAR PALM DESERT, LLC for THE CANYONS AT BIGHORN, 50-100 Highway 74, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary and final approval of revised landscaping of Highway 74 frontage from the south property line of the project to Indian Hills Way LOCATION: Highway 74 frontage (south property line to Indian Hills Way) ZONE: PR-5 Mr. Drell reported that the berm has been lowered significantly in certain spots since the Commission last reviewed the plans; so the tallest point on the berm is now 21 feet. Chairman Gregory felt that Commission's main concerns have been addressed regarding the reducing the number of trees on top of the berm and reducing the mound height. Commissioner Connor indicated that it appears as if trees are planted on top of the berm at the main entry, to which Don Veto replied that those trees are actually planted on the golf course, but from the street, they appear as if they are planted on top of the berm. Commissioner Connor felt that the trees need to be planted closer to the base of the berm and in the little canyons rather than on top of the berm. Commissioner O'Donnell commented that the south entry berm still looks too high and totally obscures views from the highway down into the Valley, and asked if the berm could be reduced at that location, to which Mr. Veto replied that the high berm at that particular location is part of the entry design which features a canyon-like environment. Chairman Gregory noted the canopy trees are 20 feet apart on center; so there may be too many trees, to which Mr. Veto replied that the plan may indeed be too dense. Mr. Drell suggested that the number of trees be reduced by 50%. Mr. Veto indicated he intends to stake every tree and 14 ✓ '.✓ ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES nearly every shrub, and suggested that staff and/or a couple of Commissioners come out and look at a couple of test areas. Mr. Drell agreed to inspect the test areas. Commissioner O'Donnell felt that the location of the maintenance facility on the corner of Highway 74 is inappropriate since it will be next to an established residential neighborhood, to which Dennis Ordsman replied that it will not be visible. Commissioner Holden left the meeting at 2:55 p.m. Commissioner Connor suggested that the test area incorporate plants which will develop canopies. Action: Commissioner Connor moved, seconded by Commissioner Van Vliet, to grant final approval, subject to test areas being approved by members of City staff and the Commission. The motion carried 4-1 , with Commissioner O'Donnell dissenting and Commissioner Holden absent. Commissioner O'Donnell clarified that his "no"vote reflects his concern about the excessively high berm as well as a concern about the loss of view of the Valley coming down Highway 74. C. Miscellaneous 1. CASE NO.: RV 98-5 APPLICANT (AND ADDRES . EDWARD DUFFY, 42-531 Clifford, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Request to store a recreational vehicle in the front yard LOCATION: 42-531 Clifford ZONE: R-1 15 ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Mr. Duffy stated that, contrary to what was reported at the last Commission meeting wherein he was absent, the garage is accessible by repositioning the trailer because he recently removed the oleanders. Mr. Drell observed that Mr. Duffy can only get three-quarters of his vehicle into the side yard, and indicated that Mr. Duffy should present a scale drawing with dimensions of the recreational vehicle. Commissioner O'Donnell commented that a condition is needed to maintain the vegetation at a six-foot height. Commissioner Urrutia felt that a member of City staff should verify that there is indeed vehicular access to the garage. Action: Commissioner Urrutia moved, seconded by Commissioner Connor, to approve the request, subject to: 1) maintaining vegetation at a height of six feet; 2) providing vehicular access to the garage. The motion carried 4-1, with Commissioner Van Vliet dissenting and Commissioner Holden absent. 2. CASE NO.: HD PP 98-2 APPLICANT (AND ADDRESS): EDDIE AHMAD BABI, 45-640 Highway 74, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of hillside development of single-family residence LOCATION: 47-075 Southcliff Road Mr. Drell reported that the goal of the ordinance was not to preserve existing hillside development; so if one wants to renaturalize a space, one may apply for a new dwelling. If the goal of the proposed development was to make it disappear into the environment, the goal was not attained, although the color does blend in well. 16 � r000,, ARCHITECTURAL REVIEW COMMISSION J U N E 9, 1998 MINUTES Commissioner Van Vliet asked about the maximum height of the proposed structure, to which Mr. Babi responded by indicating 24 to 26 feet. Commissioner Connor noted that the plans indicate a maximum height of 33 feet. Mr. Babi stated that the structure cannot be pushed further back on the lot because some of the view will be lost. Commissioner Urrutia felt that the development was architecturally well done, but it is not as sensitive to the environment as it should be, and although he doesn't feel the building should disappear into the background, it should not contrast so much with the site. The architect's challenge for this project will be to develop something that will blend in with the site while preserving the views the client seeks. Mr. Drell suggested that the building be a single-story structure or stepped back. Chairman Gregory suggested that the architect prepare a conceptual design. Commissioner O'Donnell asked if the road to the existing structure will be abandoned, to which Mr. Drell responded affirmatively. Commissioner Urrutia asked why the existing site isn't being used, to which Mr. Babi replied that it is too small. Action: Commissioner Van Vliet moved, seconded by Commissioner Connor, to continue the case. The motion carried 5-0, with Commissioner Holden absent. 17 Nvae ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES 3. CASE NO.: CUP 98-2 APPLICANT (AND ADDRESS): PDH ASSOCIATES, LLC/MARRIOTT COURTYARD/RESIDENCE INN, 55-550 Riviera Drive, La Quinta, CA 92253 NATURE OF PROJECT/APPROVAL SOUGHT: Final approval of building plans for Marriott Courtyard Hotel LOCATION: Southwest corner of Frank Sinatra and Cook ZONE: PR-5 Action: Commissioner Connor moved, seconded by Commissioner O'Donnell, to continue the case because revised plans had not been submitted by the applicant. The motion carried 5-0, with Commissioner Holden absent. 4. CASE NO.: DP 12-79 AMENDMENT APPLICANT (AND ADDRESS): HAHN/PALM DESERT, INC., 4350 La Jolla Drive, Suite 400, San Diego, CA 92122-1233 NATURE OF PROJECT/APPROVAL SOUGHT: Conceptual approval of mall remodel/expansion LOCATION: Highway 111 generally bounded by Monterey Avenue, Town Center Way and Rancho Grande Drive ZONE: P.C.(3) Skip Kuhn stated that there is an opportunity to expand the mall to include an 18-screen, state-of-the-art theater featuring stadium seating as well as a two-level 1,000-space parking structure . The proposed expansion will take up spaces currently occupied by the learning center, day care center and the ice rink. Robinson's May will also expand to 180,000 square feet, and Macy's and JC Penney's will both preserve their expansion rights. 18 s ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Mr. Kuhn presented artists' renderings and indicated that a more stunning entry will be created at the location of the current amphitheatre next to Macy's as well as on the north side next to the theater. Theater construction will begin after the first of the year and is anticipated to reach completion in time to open for Christmas 1999. The expansion of the Robinson's May will also commence next year so that the store may be open by the fall of 1999. The parking structure would also be built in 1999. Millard Archuleta of Fiola & Archuleta Architects noted that the theater building will be 70 feet high, and the height is necessitated by the stadium seating arrangement. The theater box office will be located on the second level. Bill Teal presented artists' renderings depicting a portion of the interior treatment which feature an entertainment"spline," balconies and arches. Mr. Teal pointed out the skylight pyramid elements which would be constructed of glass and metal. Chairman Gregory expressed concern regarding the impact the parking structure will have on the residents to the north, and noted that the height of the theater building will also impact the residents. Commissioner Urrutia was also concerned that the proposed structure will be as high as a seven-story building, or as high as the McCallum Theater, and the architectural features on top of the buildings will add to the height. Commissioner O'Donnell felt that the entertainment spline concept is innovative and healthy and will breathe life into the mall; however, the size of the structure will be the biggest objection, and he believes the shapes on the roof will also create some comments. Chairman Gregory stated that there will need to be substantial pedestrian open space at the north entry because it will serve as a major drop-off area. Mr. Archuleta noted that there is a 25-foot diameter space for a fountain element on the west side of the theater. Mr. Drell also expressed concern about the height. 19 `40pe r ARCHITECTURAL REVIEW COMMISSION JUNE 9, 1998 MINUTES Commissioner Urrutia asked if there are plans to do any architectural changes to the balance of the center, to which Mr. Drell responded negatively. Chairman Gregory asked if studies will be prepared to determine whether or not the parking will meet the projected demand, to which Mr. Kuhn replied that traffic studies will be conducted. Commissioner Van Vliet asked if there will be any changes to the street entry from Highway 111, to which Mr. Archuleta responded negatively. Commissioner Van Vliet left the meeting at 4:05 p.m. Commissioner Urrutia noted that the parking structure will come within 60 feet of the existing Cal Fed bank building, which is a single-story structure; so the bank building will essentially be engulfed. Commissioner Urrutia commented that his biggest concern is the massiveness and height of the building, and added that he would like to see something more done with the rest of the center. Commissioner O'Donnell agreed with Commissioner Van Vliet that the street entry from Highway 111 also needs improvement, and commented that reduction of the number of screens in the theater would help to reduce the massiveness of the building. Action: Commissioner Urrutia moved, seconded by Commissioner O'Donnell, to continue the case. The motion carried 4-0, with Commissioners Holden and Van Vliet absent. VI. ADJOURNMENT The meeting was adjourned at 4:20 p.m. STEVE SMITH PLANNING MANAGER 20