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HomeMy WebLinkAbout1999-09-14 err✓ PALM DESERT ARCHITECTURAL REVIEW COMMISSION TUESDAY, SEPTEMBER 14, 1999 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 16 1 Ronald Gregory X 13 4 Richard Holden X 15 2 Richard O'Donnell X 15 2 Frank Urrutia X 15 2 Chris Van Vliet X 17 0 Staff Present: Phil Drell, Director of Community Development Steve Smith, Planning Manager Martin Alvarez, Assistant Planner Jason Finley, Code Enforcement Officer Kim Chafin, Senior Office Assistant II. APPROVAL OF MINUTES It was moved by Commissioner O'Donnell, seconded by Commissioner Van Vliet, to approve the minutes of the August 24, 1999 meeting. Motion carried 4-0, with Commissioners Connor and Holden absent. III. ORAL COMMUNICATIONS None. 1 1%1 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES IV. CASES A. Final Drawings 1. CASE NO.: SA 99-86 APPLICANT (AND ADDRESSy CAESARS EMPEROR, 72-600 Dinah Shore Drive, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of business identification signage LOCATION: 72-600 Dinah Shore Drive ZONE: PC-3 Mr. Smith reported that Caesars Emperor has operated for some time in the former Bubba Bear's location on the north side of Dinah Shore west of Monterey. The applicant advises that he installed two new sign faces in existing cabinets. These signs face east to the parking lot and south to Dinah Shore. The east sign is located over the east-facing doors and has dimensions of six feet by 10 feet. The east elevation of the building is 80 feet for a maximum permitted area of 65 square feet. The sign complies with all limits. The existing east sign provides little or no border top and bottom. The City typically requires at least a six-inch border top and bottom. The other concern involves the colors of the sign as installed. The red and yellow combination is not something the City would encourage. PetSmart to the north, another County approved sign, utilizes large, red channel letters. At night, the PetSmart sign is by far the dominant sign. The south-facing sign is the same size and has the same colors and is mounted at the west end of the south wall. Even though this sign complies with the size limit of the ordinance for the wall on which it is located, it appears cramped due to its shape and location. 2 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Staff recommends that the Commission require that the height of the signs be revised to provide a minimum six-inch border top and bottom. Mr. Drell pointed out that this involves a change to the sign face only, and the signs are within the size limitation dictated by the ordinance. Commissioner Urrutia didn't like the sign configuration. Mr. Smith noted that the signs are internally illuminated; however, they are not noticeable because of the large, illuminated PetSmart sign on a nearby building. Chairman Gregory indicated that he is supportive of the request because it involves an existing cabinet and the only change is to the face. Commissioner O'Donnell felt that the colors are too loud, and the face has too many menu items, and suggested that the size of the text be reduced in order to create an internal border on the sign face. Chairman Gregory agreed that the existing cabinet could be retained, and the face be painted out in different colors with smaller text to create a corder on the sign face, and that fewer menu items be included. Action: Commissioner O'Donnell moved, seconded by Commissioner Van Vliet, to continue the case to allow the applicant to address the Commission's concerns. The motion carried 4-0, with Commissioners Connor and Holden absent. 3 11 4W ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES 2. CASE NO.: RV 99-5 APPLICANT (AND ADDRESSy LOUIS & EVA CONCONI, 73-500 Feather Trail, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of front yard storage of a recreational vehicle (RV) LOCATION: 73-500 Feather Trail ZONE: R-1 (10,000) Ms. Chafin reported that this application was submitted in response to a warning issued by the Code Compliance Department regarding the storage of a recreational vehicle within a front yard area. The subject vehicle is 21 feet in length and nine feet high. The applicant would like to continue to store the RV in the front yard along the south side of the garage, and proposes to screen it from view from the public right-of-way by planting ficus bushes immediately along the south and west portions of the proposed parking area, and proposes to install a gate on the east side. Pursuant to the new RV ordinance requirements, staff mailed notices of this meeting to property owners within a 300-foot radius of the subject property. Staff had received no comments in response to the notices as of the date of preparation of the staff report. The ordinance requires that the recreational vehicle be substantially (not completely) screened, and be aesthetically acceptable; so a judgment call is required in this case. Based on the plans submitted and photographs of the site, staff believes the recreational vehicle can be substantially screened with aesthetically acceptable materials, consistent with the RV ordinance. 4 Now ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Staff's original recommendation was that the Architectural Review Commission approve the plans with the condition that a minimum of 25, 24- inch box ficus bushes be planted "can to can" along the south and west portions of the proposed parking area, that a drip irrigation system be installed to provide water to the bushes, and that a six-foot solid gate be installed on the east side. However, just prior to the meeting, a letter from the President of the Silver Spur Ranch Homeowners Association was received indicating that the CC&Rs do not allow such storage. Therefore, staff will recommend that the Commission deny the request. Dennis Healy, an attorney representing the applicant, stated that the applicant needs to store the RV on site because it is used to transport his wife for medical treatment. Signatures in support of the application were obtained from some of the neighbors. This matter was investigated last year, but the City staff person who gave the okay has passed away. Commissioner O'Donnell was concerned that the proposal is not in keeping with the CC&Rs. Chairman Gregory was uncomfortable with the proposed landscaping solution and preferred that an architectural solution be developed. Lee Ann Blystone, President of the Silver Spur Ranchers Homeowners Association, reported that the HOA sent a notice requesting the applicant to remove the vehicle, and Mr. Conconi indicated that he needed to store it on site for medical reasons because he takes his wife to Los Angeles a couple times a month; however, the HOA did not find that relevant to the storage situation. The RV is very large and very visible, and it is a visual affront to the neighbors, as well as an affront to the others in the HOA who have complied with the CC&Rs. Elizabeth Wetherell, 73-491 Feather Trail, stated that she originally signed the petition in support of the applicant, but she subsequently withdrew that support. The Conconis have stored an RV in their front yard for over 15 years, and until June 1998, they had the kind with the bed over the cab; so she has had to look at an RV for over 15 years, and she is opposed to the applicant's proposal. 5 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Gail Oliner, 73-477 Feather Trail, commented that Mr. Conconi indicated that he needs to transport his wife to a hospital in Los Angeles once a month, and he couldn't find any storage closer than Indio, but she knows there is storage closer than that. Olina Gregory, a neighbor on Feather Trail, felt that the medical reasons are just an excuse to store the RV on site. Ms. Blystone pointed out that RV storage in the front yard is unsightly and affects the values of surrounding properties. Ms. Wetherell observed that since June of 1997, the RV has been gone for 14 and 15-day periods; so she doubts that it is only used to transport Mrs. Conconi to the hospital. Chairman Gregory commented that it is not appropriate to screen such a large vehicle with landscaping, and if possible, he would prefer an architectural solution; however, this large RV dwarfs the house, so it would be difficult to develop an architectural design that would be compatible with .the house. He is also concerned that the proposal does not comply with the CC&Rs, and, therefore, he doesn't think the RV should be stored here. Commissioner Van Vliet indicated that he would defer to the CC&Rs, and although there might be an acceptable architectural solution, it would probably be very costly to modify the carport to accommodate the vehicle, with which Commissioner O'Donnell agreed. Commissioner Urrutia asked why the RV has been stored on site for the past 15 years without HOA action, to which Ms. Blystone replied that she has served as HOA President for a year now, and is taking an assertive approach to enforcing the CC&Rs. Action: Commissioner Urrutia moved, seconded by Commissioner Van Vliet, to deny the proposal based on the finding that there is no practical way to screen the vehicle per the intent of the ordinance. The motion carried 4-0, with Commissioners Connor and Holden absent. 6 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES 3. CASE NO: SA 99-74 APPLICANT (AND ADDRESS PALMS TO PINES CANVAS for ROBERT'S, 69-640 Sugar Loaf#69, Mountain Center, CA 92561 NATURE OF PROJECT/APPROVAL SOUGHT: Reconsideration of awning with signage LOCATION: 73-725 El Paseo ZONE: C-1 Mr. Smith reported that Ernie Brooks is requesting reconsideration of the previously denied awning proposal. The applicant intended to revise the plan for presentation to the Commission, but revised plans have not been provided. Staff recommends that the request be denied. Action: Commissioner O'Donnell moved, seconded by Commissioner Van Vliet, to deny the application on the basis that the proposed awning does not blend in with the building architecture. The motion carried 4-0, with Commissioners Connor and Holden absent. 7 \rr► ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES B. Preliminary Plans 1. CASE NO.: CUP 97-6 APPLICANT (AND ADDRESSy JERRY WALKER, TWW INVESTMENTS for DEL TACO RESTAURANT, P.O. Box 11527, Palm Desert, CA 92255 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary landscape approval LOCATION: 74-617 Highway 111 ZONE: C-1 Mr. Alvarez reported that the applicant is seeking preliminary landscaping approval for Del Taco. Staff's recommends that two additional shade trees be added in the rear parking lot to meet the City's parking lot shade tree requirement. Staff also recommends that the applicant eliminate the compact stall and planters along the west property line so that a straight seven-foot planter can be achieved along the west side to accommodate the shade tree adequately and still provide 18-foot parking stalls. Action: Chairman Gregory moved, seconded by Commissioner O'Donnell, to approved the plans subject to the conditions set forth in the staff report. The motion carried 4-0, with Commissioners Connor and Holden absent. 8 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES 2. CASE NO.: PP/CUP 98-16 APPLICANT (AND ADDRESS SECOY ARCHITECTS for PALMS TO PINES RETAIL CENTER, 45 Plaza Square, Orange, CA 92866/AMERICAN INVESTMENT GROUP/PALM DESERT, LLC, 301 Forest Avenue #200, Laguna Beach, CA 92651-001 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of revised preliminary elevations and landscaping LOCATION: South side of Highway 111 east of Plaza Way ZONE: PC-3 Mr. Smith reported that, after a series of meetings, the Commission approved remodel of the center, but now the applicant has submitted revised plans. Susan Secoy stated that the colors on the colored elevation are meant to reflect the exact colors approved many months ago, and she thinks the colors need to be reworked; however, the intent is not to depart from the approved colors. The issue of concern today is the bulk and massing. Alec Glasser, the managing partner of the center, stated that the colors which were previously approved are the colors that will be used. Chairman Gregory noted that the colored elevations depict a change in the use of the colors in that some of the colors are being used more than previously indicated, and vice versa. Mr. Drell commented that the most dramatic change is the removal of the tower element and one architectural band on the top of the building. Mr. Glasser stated that the El Paseo elevation on this site is actually the back of the center with loading and trash areas, to which Mr. Drell replied that for people driving on El Paseo, that elevation is the front elevation. 9 vow ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Mr. Glasser remarked that the tower element was eliminated for structural reasons, and also the City Council didn't seem too keen on it; however, the tower will remain on the Rite Aid building. Commissioner Van Vliet noted that material changes are being proposed by taking out the tower element and pop-ups, and he doesn't understand the reason for these changes, and he thinks the building loses a lot architecturally as a result of those changes. Mr. Drell clarified that the City Council originally wanted the tower height reduced, but later agreed that 46 feet would be acceptable. Chairman Gregory asked if the proposed changes are reflective of economic issues, to which Mr. Glasser responded affirmatively, and explained that structural issues have created economic difficulties, and the tower elements are three-dimensional element which need structural support. Mr. Glasser noted that the only approval for this portion of the remodel was for the concept plan, and that was approved by the Planning Commission and Architectural Review Commission. Chairman Gregory felt that the proposal is a significant departure from that which was originally approved. Mr. Glasser noted that changes include eliminating the pop-up on the Staples/Big 5 building because it was too heavy for the structure and it could not been seen from the parking lot anyway. The tower and band was also removed from the existing Rite Aid building, the window size reduced and the columns widened. Chairman Gregory commented that this proposal is like a sculpture without a head, as it was designed to have a tower element, and now that has been removed; so it doesn't look right. Changing the windows from floor to ceiling windows to smaller windows is also a significant departure from the originally approved design. 10 err+' Vve ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Commissioner O'Donnell commented that the Commission liked the building which it approved, but this proposal has a lack of detail on each storefront. He would like to see a fair representation of the preliminary approval in the final drawings rather than a regression in the amount of massing on the building that makes it look proportionately correct. Chairman Gregory pointed out that the Commission can't give specific direction to the architect because the Commission's role is not to design the project, but the applicant does have an architect who can understand the comments being made. The proportions and detail are of concern, and the colors are not presented accurately, and he feels this proposal needs to go back to the drafting table. Mr. Smith noted that the landscaping plans do not meet the City's shade tree requirements. Chairman Gregory commented that the landscaping plans show an insufficient quantity of planting, and the palm trees proposed are not the type approved as part of the shade tree palette. Action: Commissioner O'Donnell moved, seconded by Commissioner Van Vliet, to continued the request for approval of revised preliminary elevations and landscaping plans to allow the applicant to address the Commission's concerns. The motion carried 3-0-1, with Commissioner Urrutia abstaining and Commissioners Connor and Holden absent. 11 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES 3. CASE NO.: PP 99-12 APPLICANT (AND ADDRESSh MICHAEL HURST for EXECUTIVE CAR WASH c/o Stefan Mudrey, 73-625 Highway 111 #F, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of revised site plans for a car wash (same architecture) LOCATION: 77-850 Country Club ZONE: PC-2 Mr. Smith reported that the Commission previously granted approval of the architecture, but had concerns regarding the landscaping. The Planning Commission rejected the proposal because it did not want a car wash on the corner property at Country Club and Desert Country Circle. The applicant has submitted a revised site plan showing that the entire site has been moved approximately 500 feet to the north. This case will go back before the Planning Commission on October 5, 1999, and staff would like the Commission's input on the revised site plan. Chairman Gregory asked if staff finds the landscape buffers satisfactory, to which Mr. Smith replied that the buffer area is adequate in size, and staff would defer to the Commission regarding the plant palette. Mr. Smith noted that the Commission's previous approval included a condition regarding a trellis over the entry to the car wash bay. Commissioner Urrutia suggested that a landscape median island be installed between the entry and exit areas in order to break up the asphalt area and provide better definition to the entrance and exit. Stefan Mudrey indicated that a landscape island would probably fit in that area, and he would also add signage to direct people regarding the entry and exit areas. 12 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Action: Commissioner Van Vliet moved, seconded by Commissioner Urrutia, to grant conceptual approval of the landscaping plans and preliminary approval of the revised site plan with the condition that a landscape median be added at the entrance/exit and re-affirmed the previously approval of architectural plans. The motion carried 4-0, with Commissioners Connor and Holden abstaining. 4. CASE NO.: PP 98-7 APPLICANT (AND ADDRESS): GARLAND, LUJAN & SEPTIN ASSOCIATES for PERFECT BALANCE, 74-854 Velie Way, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary architecture and landscaping approval for a 2,111 square foot office LOCATION: 74-854 Fred Waring Drive ZONE: O.P. Mr. Alvarez reported that the subject property is located on the south side of Fred Waring Drive between Portola Avenue and San Pasqual. The property was recently rezoned to Office Professional. The applicant's request includes converting the existing residence into a professional office, and after a 522 square foot addition, the office will total 2,111 square feet. The building will remain single-story with a maximum height of 19'9", and the building architecture will be significantly modified and improved with a southwestern theme. The exterior will be finished in Tan La Habra stucco color. The project meets all of the required development standards for the Office Professional zone. Staff has reviewed the landscaping plan and will defer to the Commission's comments regarding the plant palette and spacing. Staff recommends that the parking lot planter along the south property line be increased to seven feet to accommodate six feet of dirt for trees and landscaping, and this modification can be achieved by utilizing 18-foot stalls. 13 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Staff recommends that the Commission grant preliminary approval of the architectural and landscaping, subject to incorporation of a seven-foot planter along the south property line and acceptability of the landscaping plan. Commissioner Urrutia suggested allowing the applicant to maintain a wider driveway now, but that the Planning Commission require that it be lessened at such time when the adjacent property is developed. Action: Commissioner O'Donnell moved, seconded by Commissioner Van Vliet, to grant conceptual approval of the landscaping plans and granted preliminary approval of the architectural plans with the condition that the driveway be 14 feet wide. The motion carried 4-0, with Commissioners Connor and Holden absent. 5. CASE NO.: PP 99-16 APPLICANT (AND ADDRESS YOLANDA FUENTES MENDOZA for ROY W. CARVER, 40-770 Breeze Pass Road #D, Palm Desert, CA 92211 NATURE OF PROJECT/APPROVAL SOUGHT: Review of custom residence in hillside area (Cahuilla Hills) LOCATION: APN 628-130-010 & 012 ZONE: HPR Mr. Drell reported that the proposed single-family residence is located on 7.5 acres west of the Palm Valley storm channel. It will be developed on an 11,000 square foot bench within a ravine. The pad will created by fill with all renaturalized slopes. The landscape plans indicate renaturalized desert planting up to the building foundation. A detailed specification of "100% coverage renaturalization" is being prepared. The single-story home will be a highly articulated southwestern design, 13 to 14 feet in height, 3,200 square feet in area and colored two shades of medium brown. 14 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES The access road is routed over relatively gently sloping terrain requiring a minimum of disturbance. It will be surfaced with decomposed granite. Under Option 1 of the Hillside Ordinance, building pad disturbance cannot exceed five percent of the lot area when average slopes are above 36%. For 7.5 acres, the allowed pad is 16,335 square feet. Fully renaturalized areas and roadways are excluded. The proposed 11,000 square foot pad is consistent with the grading requirement of the ordinance. The proposed hillside home clearly meets the requirements within the ordinance to blend with the natural terrain to the greatest extent possible. Staff recommends that the Architectural Review Commission grant preliminary approval. Chairman Gregory commended the architect and commented that the design looks appropriate for the site. Commissioners O'Donnell and Urrutia agreed that the building will blend in well with its surroundings and liked the design. Action: Commissioner O'Donnell moved, seconded by Commissioner Urrutia, to grant preliminary approval of the plans as submitted. The motion carried 4-0, with Commissioners Connor and Holden absent. 15 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES 6. CASE NO.: PP 99-15 APPLICANT (AND ADDRESSy ROBERT RICCIARDI for NICK CONTI, 75- 090 St. Charles Place, Suite A, Palm Desert, CA 92211; NICK CONTI, 74- 804 Joni Drive #8, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary architecture and landscaping approval of an 8,400 square foot industrial building LOCATION: 72-710 Melanie Place ZONE: S.I. Mr. Alvarez reported that the property is located on the east side of Melanie Place within the City's Service Industrial District. The property sits between two developed properties occupied by KESQ-TV to the north and Cardiff Limousine to the south. The property consists of an irregularly shaped lot totaling 23,958 square feet or 0.55 acres. The applicant proposes to construct a two-story industrial building totaling 9,240 square feet. The building's two-story element is located at the west end and is 26 feet high. The remainder of the building (warehouse area) is 22 feet high. The building's exterior consists of a combination of precision block, split-face block and stucco finish. The building will have a zero lot line setback along the north property line facing the KESQ facility. The project will have a single access from Melanie Place leading to parking in the front and rear along the south property line. The project meets all of the setback requirements of the S.I. District. The applicant's landscape plan indicates use of 15-gallon Thevetia Peruviana (Japanese Oleander) in the parking lot area. Staff recommends that the applicant utilize an alternate shade tree with a minimum 24-inch box size. The City's new policy is to provide a minimum seven-foot planter (i.e., six feet of dirt area) for the required shade trees. This policy ensures the protection of the trees from vehicle overhang and provides adequate space for the tree root systems. This can be achieved by reducing the parking spaces where shade trees are provided to 16-foot stalls. 16 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Staff recommends that the Commission grant preliminary approval of the architecture and landscaping, subject to incorporation of 24-inch box shade trees in the ratio of one per each three parking spaces and a minimum seven-foot planter area for those parking spaces which will contain the required shade trees, and also subject to increasing the trash enclosure width to 21'6" per the City's standard. Mr. Ricciardi noted that there are two white colored buildings on either side of this building; so he has proposed a combination of split face block painted on both sides with precision block. Chairman Gregory commented that the trees located on the very back should be moved forward a little, and suggested that a larger tree be used in that location. Commissioner Van Vliet was concerned about the boxy look of the structure, to which Mr. Ricciardi replied that this building has projecting elements to provide relief up to two feet, but they can be increased to three feet if the Commission so desires. Commissioner Van Vliet expressed opposition to painting precision block, and Commissioner Urrutia suggested using colored precision block, to which Mr. Ricciardi replied that he could do the two-story element of the north elevation in split face. Commissioner Urrutia stated that he doesn't have any problem with it as proposed. Commissioner O'Donnell felt that the entry should have more architectural detail, to which Mr. Ricciardi replied that there isn't much room because of the handicap parking requirement; so he used a lot of glass in front, and also made the top story look like an office even though it will be used for storage. Action: Chairman Gregory moved, seconded by Commissioner Urrutia, to continue the landscaping plans to allow the applicant to incorporate changes recommended by the Commission, and grant preliminary approval of the architecture. The motion carried 3-1,with Commissioner Van Vliet dissenting and Commissioners Connor and Holden absent. 17 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14,1999 AGENDA 7. CASE NO.: PP 99-13 APPLICANT (AND ADDRESSy HOMA, LLC for JIFFY LUBE, 9200 West Sunset Boulevard, Penthouse 9, Los Angeles, CA 90069 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of revised plans for a 3,000 square foot Jiffy Lube facility in the Lucky Center on the west side of Washington Street, south of Hovley Lane East LOCATION: 42-275 Washington Street ZONE: PC-2 Mr. Alvarez reported that the applicant submitted plans for a Jiffy Lube facility which were denied on August 24, 1999, and the denial was based on its incompatible architecture with the City's standards and the existing shopping center. The applicant has submitted revised preliminary plans for the proposed Jiffy Lube, and the facility is to be located on the vacant pad in the Lucky Center, which is a commercial center. The plans depict a 17'4" building with a 24-foot tower element. The building provides three, 10-foot high overhead doors facing north and south. The applicant's revised plans completely screen the overhead doors. The entrance to the facility is from the west, and vehicles loop around to exit back toward the west. T The building architecture incorporates design elements and details found in the existing shopping center's architecture. The building's tower element with Spanish tile and ceramic detailing mimic that found throughout the center. The applicant indicates that he intends to match that found in the center. The architecture incorporates a wood trellis along the north and south sides. Staffs only recommended change to the architecture is that the trellis along the north side be extended toward the east to cover the patio or customer waiting area at the northeast corner of the building. 18 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES At this time, the applicant's landscape plan illustrates some existing trees and palms and other conceptual plants. Staff is not ready to recommend even conceptual approval of the landscaping. Signage will be reviewed at a future date when detailed plans are submitted. Staff recommends that the Commission grant preliminary approval of the architecture only. Commissioner Urrutia indicated that he would like to see the elevation that is visible as one drives down the street, and suggested that the lawn area be extended and landscaped instead of building a wall. Commissioner O'Donnell was concerned that a trellis will block the window. Action: Commissioner Urrutia moved, seconded by Commissioner Van Vliet, to grant conceptual approval of the landscape plans and preliminary approval of the architecture, subject to incorporation of the Commission's suggestions. The motion carried 4-0, with Commissioners Connor and Holden absent. 8. CASE NO.: PP 99-7 and C/Z 9-2 APPLICANT (AND ADDRESSY PEARL INDUSTRIES, INC. , c/o Charlie Sweet, 43-703 Virginia Avenue, Palm Desert, CA 92211 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of revised plans for 256 senior residential units, community center and 99-bed skilled nursing facility on 13.04 acres LOCATION: West side of Fairhaven between Fred Waring and Parkview ZONE: PR-7 to be rezoned PR-7 SO (Senior Overlay) Mr. Smith reported that the Commission previously considered this project and gave conceptual approval, and the applicant has submitted revised plans. The key issue is the appropriateness of height and massing. Pursuant to the Code, the height limit is 22 feet. 19 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES The original plans called for 33-foot sections, and to mitigate the height issue, the applicant has added articulation to the building and lowered the site by five feet so that the three-story elements will now be 28 feet above the adjacent curbs on Fairhaven and Parkview. This case is scheduled for review by the Planning Commission next Tuesday. Staff cannot support a height exception in this case, and requests that the Commission take a position on the appropriateness of the height of the building in the portions where it exceeds 22 feet. The area to the west is occupied by two-story apartments (One Quail Place), which is 22 feet in height with a flat roof. The area to the north is occupied by single-story residences ranging from 16 to 18 feet in height. The area to the east is occupied by single-story, single-family residences of approximately 16 feet in height. Chairman Gregory asked if the corner of the three-story elements have been lowered as was previously suggested, to which Mr. Sweet replied that exterior finishes and canopies have been added. The density of the project has been reduced by four residential units in order to break up the third-story roofline. The project setback exceeds the code requirements, and the site has been lowered by five feet; so as one stands at the curb, it is not possible to see the third floor because of the way the building is stepped back. Chairman Gregory noted that there is a situation on Fred Waring and Fairhaven regarding landscape screening, and asked how the applicant intends to handle that matter, to which Mr. Sweet replied that a lot of peninsula planters will be installed on the inside, and he is doing his best on the outside. Mr. Smith stated that the project is considerably over-parked for a senior assisted living facility; so it may be advisable to eliminate parking on the Fairhaven side. Mr. Sweet agreed that the facility is over-parked, and indicated that because these types of facilities typically do not have enough storage space, it may become necessary in the future to use some of the parking area for storage spaces. 20 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Chairman Gregory noted that if the configuration is changed, it would be possible to have a berm on the front, which would reduce the appearance of the building height. Mr. Smith pointed out that the neighbors' issues have focused on density and height. Commissioner Urrutia asked if the applicant has considered the possibility of reducing the building mass, to which Mr. Sweet responded affirmatively, and indicated that it is not possible to go lower due to the subterranean parking and retention basins. Judy Rogers, 43-840 Fairhaven, stated that her chief concern is the density. She has a 180-degree view from her home which will be impacted by this project. The project density will affect property values in the area, and the project will create additional noise due to traffic from waste haulers and food service personnel. She is also afraid this project will lead to the re-opening of Fairhaven. Mr. Sweet remarked that he stood in Ms. Rogers' driveway this morning and noted that one would only able to see a portion of the third story of this project, and added that the view of the mountains is blocked by Eucalyptus trees at One Quail Place Apartments. Jay Cody, the project architect, pointed out that the service road comes from Fred Waring and goes along the back of the project. Rod Murphy, a resident of Arboleta, indicated that his chief concerns are the project density and the height. Page Quilling, 72-845 Arboleta, commented that the proposed buildings look nice, but he is opposed to the density and the three-story height. 21 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Commissioner O'Donnell commented that texture has been added to the architecture, which is good, but the fabric canopies don't do it for him. He has a problem with the three-story elements because they are too high. He feels that the buildings are too horizontal. He believes there is room for this project to incorporate changes, and the architecture has been improved on the community center and the skilled nursing facility, but the architectural detail has not been extended to the residential units, which are stark in contrast to the other buildings. Commissioner Van Vliet agreed with Commissioner O'Donnell's comments and indicated that the architecture of the residential units is stark, and the fabric.awnings are not a long-term solution to that problem. He believes the architecture needs additional work, and added that he also has a problem with the height. Commissioner Urrutia stated that he would not have a problem with three-, four- or even five-story buildings as long as the design is sensitive to the height. The community center is terraced back such that it doesn't give the appearance of being a three-story building, even though it is. The skilled nursing facility is also well designed. Architectural interest has been added to the residential units with a combination of flat and pitched roofs, but the three-story elements are a problem due to the massing. In order to alleviate concerns regarding the three-story elements and reduce the appearance of the height, he would suggest that they also be stepped back in the same manner as the community center; however, this will mean eliminating more of the residential units. David Morehead of Pearl Industries asked for the Commission's input on the idea of dispersing the tower elements through the residential units, to which Commissioner Urrutia replied that he is not certain that will work. Commissioner Urrutia stated that he is not opposed to the type of architecture being proposed, but the problem with this type of architecture is that it amplifies the three-story elements because it is more massive. Mr. Smith commented that staffs position on the height is that if the Planning Commission indicates it is a good project and it should proceed forward, then staff will suggest that it be referred back to staff for a code change to increase the 22-foot height limit in the PR zone. 22 ARCHITECTURAL REVIEW COMMISSION SEPTEMBER 14, 1999 MINUTES Chairman Gregory felt that this project is not ready for preliminary approval, although it is moving closer to that point, and the project definitely has architectural possibilities. Commissioner O'Donnell stated that the key to the height issue is having the appropriate design, but an appropriate design has not yet been developed. Commissioner Urrutia clarified that the density issue is totally separate from the architecture in this project. Mr. Murphy commented that the buildings are beautiful, but the density and height issues will influence the architecture. Action: Chairman Gregory moved, seconded by Commissioner Urrutia, to continue the case with the understanding that the architectural concerns can potentially be addressed, and likely will be, and that there is no benefit in the applicant pursuing this project further until the height issue and other Planning Commission related issues are resolved. The motion carried 4-0, with Commissioners Connor and Holden absent. V. ADJOURNMENT The meeting was adjourned at 4:00 p.m. STEVE SMITH PLANNING MANAGER 23