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HomeMy WebLinkAbout2003-10-14 CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION • MINUTES OCTOBER 14, 2003 **************************************************************************************************** I. CALL TO ORDER The meeting was called to order at 12:30 p.m. II. ROLL CALL Commissioners Current Meeting Year to Date Present Absent Present Absent Ronald Gregory, Chairman X 16 3 Kristi Hanson X 16 3 Richard O'Donnell X 10 9 Chris Van Vliet X 18 1 John Vuksic X 17 2 Ray Lopez X 18 1 Karen Oppenheim X 9 1 Also Present: Phil Drell, Director, Community Development Steve Smith, Planning Manager Francisco Urbina, Associate Planner Tony Bagato, Planning Technician Donna Quaiver, Senior Office Assistant Spencer Knight, Landscape Manager Diane Hollinger, Landscape Specialist III. APPROVAL OF MINUTES: SEPTEMBER 23, 2003 Commissioner Lopez moved, seconded by Commissioner Van Vliet to approve the minutes of September 23, 2003. The motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. IV. ORAL COMMUNICATIONS A. None. 1 rw 14010, ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES A. Final Drawings 1. CASE NO.: MISC 03-39 APPLICANT (AND ADDRESS): WILLIAM H. TRAUSCH, 3158 Ducommun Avenue, San Diego, CA 92122 NATURE OF PROJECT/APPROVAL SOUGHT: Request approval to construct a 6' high slump block wall 6' from the curb. LOCATION: 74-380 Velardo Drive ZONE: R-1 9,000 Action: Commissioner Hanson moved, seconded by Commissioner Lopez for approval by minute motion subject to (1) obtaining encroachment permit from the Public Works Department, and (2) planting vines on the exterior of the wall. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. 2. CASE NO.: SA 03-136 APPLICANT (AND ADDRESS): ATEF M. TAHR, 73-399 El Paseo, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of business signage and storefront remodel. LOCATION: 73-399 El Paseo (formerly the Vintage Garden Cafe) ZONE: C-1 Mr. Smith presented colored exhibits to the commission, which were received late last week. The Picanha restaurant, formerly the Vintage Garden Cafe, is located on El Paseo. Commissioner Van Vliet asked if the proposed awning structures were see through. Atef Tahr, applicant, stated that they're proposing solid awnings. Commissioner Van Vliet asked the applicant if they intended to use a metal frame for the awnings. Mr. Tahr stated that they would use a metal frame. Commissioner Van Vliet asked if the plans showed GRIanning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 2 Nooe ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 AGENDA a 6" wide metal frame at the corner and he wanted to know how big it was. Mr. Tahr stated that he didn't know what the sizes were. Commissioner Van Vliet commented that some of the panels were vertical and some tilted back and followed the angle of the old roof and wanted to know if there were any returns on the side, or is it open. Mr. Tahr stated that it returns back. His own personal choice would be the option that doesn't utilize any awning at all. They would paint and add the supergraphics. Commissioner Hanson commented that the awnings made the building look too big and too boxy. She suggested painting the mansard roof a tan color. Commissioner Vuksic stated that he likes the supergraphics. It adds some spice to the building. The awning idea with the tilted panels is very interesting. Commissioner Hanson stated that she would vote for option D which includes painting the roof and adding supergraphics. Action: Commissioner Hanson moved, seconded by Commissioner Vuksic for approval of option D (painting roof and adding supergraphics to the exterior of the building). Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. 3. CASE NO.: SA 03-140 APPLICANT (AND ADDRESS): PALMS TO PINES CANVAS, 69-64 Sugarloaf, Mountain Center, CA 92561 NATURE OF PROJECT/APPROVAL SOUGHT: Approval of five awnings (no signage). LOCATION: 73-470 El Paseo, El Paseo Square ZONE: C-1 Action: Commissioner Hanson moved, seconded by Commissioner Lopez for approval by minute motion. Motion carried 3-0-1-3 with Commissioner Vuksic abstaining and Commissioners O'Donnell, Gregory and Oppenheim absent. G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 3 ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES 4. CASE NO.: SA 03-138 APPLICANT (AND ADDRESS): SURESH SHAH, 40-530 Morningstar Road, Rancho Mirage, CA 92270 NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of building identification monument signs for Morningstar Plaza. LOCATION: 73-733 Fred Waring Drive ZONE: OP Mr. Smith asked the commission for comments on the proposed monument signs. Commissioner Van Vliet asked why they need two signs. They're big enough so maybe one would be enough. The proposed signs don't match the architecture of the building. Commissioners Hanson and Vuksic suggested that they incorporate elements of the building more effectively. Commissioner Vuksic stated that the proposal looks like a billboard held up by two posts. Commissioner Van Vliet stated that there's no design to it. Commissioner Hanson concurred. He should use similar materials that were used on the building. Commissioner Van Vliet commented that they already have signs on the building. People find the building by the address. Commissioner Hanson stated that you don't have to have your name on the outside of everything. The building is nicely detailed and this is a very poorly detailed monument sign. Mr. Smith stated that the tenant names will consist of rout-out aluminum pan with translucent graphics. Commissioner Hanson commented that signs should announce either the building or the tenants, but they shouldn't do both. The purpose of having the name of the building on the sign is so that people know that this is where their tenant is. Make a choice. Action: Commissioner Hanson moved, seconded by Commissioner Van Vliet to continue the request to allow the applicant to revise plans by adding architectural detail which is more consistent with the architecture of the building. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. 5. CASE NO.: MISC 03-41 G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 4 ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES APPLICANT (AND ADDRESS): MARK DUNCAN, 78-503 Orcabessa Drive, Bermuda Dunes, CA 92201 NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of single family home with 18' roof height. LOCATION: 77-660 Robin Road ZONE: R-E 40,000 Action: Commissioner Hanson moved, seconded by Commissioner Lopez for approval by minute motion. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. 6. CASE NO.: SA 03-141 APPLICANT (AND ADDRESS): HEALTH NUTZ, 74-121 Highway 111, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of non-illuminated red awning with business signage. LOCATION: 74-121 Highway 111 ZONE: C-1 Mr. Smith stated that this is a re-cover of an existing awning. Photo simulations were presented for the commission to review. The awning is currently a forest green awning and the applicant wishes to change it to a "livelier" red. Commissioner Van Wet commented that that's an understatement. Fine Score, representative of Riofine Neon, stated that right next door is the Complete Home Entertainment store and Blinds, Etc... which both have red in their signage so the proposed awning wouldn't be the only red in the area. Manhattan Bagel, which is located down the street, has a large, red sign that looks nice. Commissioner Hanson stated that there's a big difference between having red letters and having a red awning. Ms. Score stated that there is a definite difference, but that's the purpose of having a red awning. G:Planning\Donna Quaiver\wpdocs\AgminWR031014.MIN 5 ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES Her client would like to have more visibility. The awning is non- illuminated so at night it's not going to be any different. Commissioner Van Wet thought that it was going to be "too much" having an all red awning. It's too shocking. Commissioner Lopez asked if they could use a lesser red color. Ms. Score showed commission a duller red that they could use. Commissioner Hanson stated that it's still too red. Commissioner Lopez asked the commissioners if they were adverse to any kind of red. Commissioner Van Vliet suggested using more of an earth tone. Commissioner Vuksic commented that it has to do with the whole scale. If it was a small awning on a larger building facade, then it might be okay. However, in this case, the awning is the building facade. Commissioner Hanson asked the applicant if they could use red letters on a tan awning. The business owner stated that she looked at that in different locations and she didn't think it was very attractive. Commissioner Vuksic suggested possibly using a rust color because it's much more subdued than the primary red color. Ms. Score commented that her client did not want to use rust. Commissioner Vuksic stated that they need to choose a color combination that will give the awning more punch without being too hard on the eyes. He asked Ms. Score if she could produce some computer-generated graphics using different color combinations. It's hard to look at a swatch and choose a color. Earth tones will still give the applicant a pretty wide array of colors. It was suggested that the awning be more subdued and give the letters more punch. Action: Commissioner Lopez moved, seconded by Commissioner Hanson to continue the request to allow the applicant to return with computer-generated options showing different color combinations. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. 7. CASE NO.: SA 03-145 APPLICANT (AND ADDRESS): PARAGON SIGNS, 77-650 Enfield Lane, Palm Desert, CA 92211 GRIanning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 6 ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES NATURE OF PROJECT/APPROVAL SOUGHT: Request for approval of double-sided illuminated can sign. The Inn on Ell Paseo. LOCATION: 73-445 El Paseo ZONE: C-1 Action: Commissioner Hanson moved, seconded by Commissioner Lopez for approval by minute motion subject to using an ivory-colored plexiglass background. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. 8. CASE NO.: MISC 03-37 APPLICANT (AND ADDRESS): CAPTAIN COOK'S SEA GRILL, Dee Dee Wallquist, 72-191 Highway 111, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Request approval of exterior color change. LOCATION: 72-191 Highway 111, Captain Cook's Sea Grill ZONE: PC-3 Mr. Drell stated that the commission is reviewing what's already been done. The building and monument sign have already been painted. We are operating under the assumption that when the ARC approves a project they approve it with color and changing the color would require an amendment of the ARC approval. Commissioner Van Vliet stated that after reviewing the photographs he felt that the ARC never would've approved the current color scheme. He hasn't seen the building in person. Commissioner Vuksic commented that the colors are subdued, but something about it bothers him. Mr. Smith stated that this item is not on the agenda today. Given that there are only four commissioners present and Commissioner Hanson probably won't be participating, it probably makes sense to hold this item over until there is a full compliment of commissioners present so G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 7 `ftor ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES that we can get a broader consensus. We could continue it and we'll hopefully have the full contingent at the next meeting and get the opinion from everyone. Commissioner Hanson stated that maybe everyone would have a chance to go out and look at the building in person. Commissioner Vuksic compared the restaurant to the Clint Eastwood movie, High Plains Drifter, with all the primary colors on the buildings. It looks very un-natural. Action: Commissioner Hanson moved, seconded by Commissioner Lopez to continue the request to all the commissioners to visit the site. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. B. Preliminary Plans 1. CASE NO.: PP 03-11 APPLICANT (AND ADDRESS): RICK EVANS, 71-800 Highway 111, Suite A224, Rancho Mirage, CA 92270 NATURE OF PROJECT/APPROVAL SOUGHT: Preliminary approval of revised elevations for commercial/retail buildings in Wonder Palms Master Plan of Development. LOCATION: Southwest corner of Gerald Ford and Cook Street ZONE: PCD Rick Evans, applicant, was present and stated that he has returned to the ARC in response to the questions that were raised by this commission the last time we met. Revised plans were included in the commissioner's packets for their review. Chuck Crookall, who is doing the office portion, was also present to talk about phase I and overall phasing. Michael Robinson, architect, was present as well as Tal Jackson, landscape architect to make a presentation. Mr. Crookall stated that nothing has changed on the original site plan except some circulation issues. They intend to break the project up into estimated phasing. Phase I will include office/retail. Phase II will tie in with the retail. What was not discussed at the last meeting was five G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 8 `rr/ ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES office buildings ranging in size and he intends to map these buildings for sale. He's trying to tie the office buildings in with the retail by adding a trellis component. Trash enclosures have been incorporated throughout the entire project. 75% of the parking in the office component is going to be covered. They intend to use fabric for the covering. This will create an eyebrow across some of the buildings. Commissioner Vuksic asked about the eyebrows. Mr. Crookall stated that they'll have covered parking principally along the front of the buildings and adjacent to the buildings. As you look towards the building it will look like eyebrows. There won't be any eyebrows on the building. Mr. Drell stated that the applicant would like to use a fabric awning covering the parking. Mr. Crookall stated that the material will be similar to what was used at the Palm Springs airport. It's a very durable material and they will blend it in with the color scheme of the project. Spencer Knight asked if it's the teflon-coated material or pvc- coated material. Mr. Crookall commented that he wasn't sure which way they were going on that. Mr. Knight commented that pvc won't hold up. Mr. Crookall stated that they'll use the teflon-coated material. Commissioner Van Vliet asked if the equipment will be screened from view on the roof. Mr. Crookall stated that the equipment will be hidden behind the parapet. Commissioner Vuksic asked about the roof access location. Mr. Crookall commented that access is through the interior of the building. Commissioner Vuksic stated that the two elevations for the office buildings look very nice. Mr. Crookall stated that every building in the first phase will reflect these elevations. Phase II and III may be slightly different. Michael Robinson asked the commission if he should address the plans, page by page. Commissioner Hanson suggested that he hit the highlights. She asked if they had addressed the bus stop issue yet. Mr. Jackson stated that there's a bus stop across the street and right now they're talking to Sunline about how the route is going to be handled. Commissioner Hanson asked about the sidewalk along Cook Street. Mr. Jackson stated that the sidewalk remains along Cook Street. Mr. Robinson commented that he has revised the courtyard space. Previously, there was concern about the plaza becoming too narrow and closing up visibility into the center. Therefore, they've stepped the buildings down and created little pavilion buildings that are off the main tower with the idea that they'll be more open-type buildings. There may G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 9 NOW *fto� ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES be doors that fold open allowing a free circulation through them. Hopefully, this will include a portion of the seating for a restaurant. Mr. Drell asked if the signage will really be as it's shown on the plans. Mr. Robinson commented that there will be a lot more effort placed in the design of the pavilions and the signage will be integrated into the buildings. The idea is to have a big signage element for the restaurants that are below. How it ties into the building will be worked out more in detail. Commissioner Vuksic stated that if it was well done, it would add a nice texture to the top of the element. Mr. Drell stated that currently our ordinance prohibits signs above the eave or top of the parapet. Mr. Evans commented that they felt that because the pavilion buildings are the lowest of all the buildings, he prefers the sign on the roof. With a smaller letter than normal, it gives a huge amount of identification for a quality tenant that really shows off nicely at the corner. Commissioner Vuksic stated that he felt that it looks better with the sign than without the sign, which says a lot. Mr. Evans stated that it's a very European sort of engagement of the signage. Commissioner Van Vliet commented that the signs will come in under a separate submittal. Commissioner Hanson commented that she likes the pitched roofs on the buildings, rather than the flat roofs. Commissioner Vuksic stated that the plans don't show the glass on the tower element and he wondered if the glass would be recessed. Mr. Robinson stated that the intent is to have glass on the higher tower that wraps down to the ground. The glass would be recessed from the face of the building. Commissioner Vuksic commented that it looks like the glass on the lower pavilion element is recessed a couple of feet. Mr. Robinson stated that the glass on the tower element would typically be recessed approximately 8"-12" so that there's shadow across the face of the glass. It was probably a little clearer on the larger set of plans, which were shown to the commission at a previous meeting. Commissioner Vuksic asked if the pavilions had 2' x 2' columns with the glass recessed about 18". He asked Mr. Robinson if he thought that this would be aesthetically preferable to have the glass recessed that amount on the larger tower element or to have it recessed less than that. Mr. Robinson stated that the more that they recess the glass, the better it's going to appear. Commissioner Vuksic asked if they could recess the glass at least 18" instead of 8"-12". Mr. Robinson stated that 12"-18" probably won't be a problem. Commissioner Vuksic stated 18" is the preferable amount of recess. Mr. Robinson commented that that would probably work out. G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 10 `%so, ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES Mr. Robinson stated that the retail 1 and 2 buildings have been revised. He has broken up the awnings, changed the storefronts for a little more vertical proportion and connected the stone piers with another fascia element to break that away from the rest of the buildings and put stone around the tower to give it a more vertical feel and individual character. Commissioner Vuksic commented that the changes have made a huge improvement. They've done a lot to reduce the overly strong horizontal feel and by breaking down the glass into small pieces, they've enhanced the verticality of it. This is well done. He asked about the material for the pitched roof. Mr. Robinson stated that they'll use a metal type of material on the pitched roof. Mr. Robinson stated that they've reiterated the roof form of the center court onto the main tower. Stone has been wrapped around the porte couchere. The glass will be recessed to create shadow lines. Commissioner Vuksic commented that he has real concerns about the hotel. Right now it looks very flat and boxy. The entry element looks like a token thing that has been added to the tower element and it still has a very big, flat wall with windows stuck in it. The elevations need quite a bit of work. Mr. Robinson stated that because of the nature of the hotel, there's a pretty strong rhythm of rooms. He's broken up the building on the edges to create dimension and then the middle is broken up in the middle with the porte couchere and the roof. There's a big frame around the entry that will be pushed out from the building. They have recessed the windows and they've projected eyebrow-type shade elements on the windows of the typical rooms. The eyebrows project approximately two feet to create shadow lines. Commissioner Vuksic stated that he may have put himself at a disadvantage by representing this in such a working drawing kind of way. It might look a lot better with shadows. It looks awfully stark. Commissioner Van Vliet commented that they haven't made any substantial changes, except for the entryway. Mr. Robinson stated that there will be an operator for the project and he's going to have a limitation of what he wants to do as well. We have to push him to a certain extent to get as much as we can but we need to be open and negotiate as well. Mr. Drell stated that there's no specific hotel yet. The goal is to set a benchmark to say that we're looking for something like this or better. To get into too many fine points may be a waste. Commissioner Vuksic stated that it's possible that a hotel owner could come in and say that they want to do it exactly like this and this has already been approved. It needs to meet a standard. Even kept as generic as possible, it still needs to meet a standard. Mr. Drell stated that this is the biggest building in the project and it should not be approved as a specific building, but the architectural G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 11 4480, ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES character should be approved. The design should be consistent with the vocabulary of the rest of the center. Mr. Evans stated that what he is requesting is overall master plan approval of the project. What he's requesting in phase I is a more specific approval for the architectural detail. He sees the hotel design as being one step beyond schematic, but it's certainly not a step into design development. He's looking for approval on the concept of the hotel, overall height of the hotel and basic design elements. This is a character study of what a hotel might look like given the style of architecture of the center. This will be the subject of its own review process. Commissioner Vuksic commented that they went way beyond the site plan. If they had just come to the City with a site plan, we would've asked for more. Mr. Drell stated that they need more than a site plan. They have to have enough buildings to show that this is the character of the center. I think they've done that. Commissioner Vuksic stated that in the case of the hotel, what the applicant would really like at this point is for us to say that it's okay to put a hotel there and it can have this many rooms. Mr. Evans stated that he would be happy if they would say that the architecture is the minimum requirement, as opposed to the only requirement. He's done a lot of research on the hotel. They realize that it's going to be the dominant building on the site, they also think the flavor of it has a good balance with the university buildings that are going up on the other side of the street. They've tried to pay attention to those elements, not just a building standing alone. He'd like the ARC to approve this as a minimum standard, as opposed to the ultimate standard. He feels that they've gone a long way to accomplish a lot more with the hotel. The operator is going to have to come in and work with the ARC. Commissioner Vuksic commented that he would approve the general massing and concept. This means that the height of it, the fact that they have a three-story element that runs the length of the building with some softening elements that are not as massive on the ends to soften it up and that they're doing something to punch out the entry. Those are massing elements. It's just a matter of articulating them a little better. He couldn't approve the elevation. Mr. Evans thought that they were saying the same thing and connected with what he was saying. Commissioner Vuksic commented that the hotel operator would also have to have any changes approved by Mr. Evans as well as the ARC. Tal Jackson reviewed the site plan with the commission. Mr. Drell commented that the only purpose of having a curbside landscape strip is if it's wide enough to put a tree in it. To have curbside landscape G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 12 r NWO,, ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES strips with desert landscaping has no purpose. A tree would start to show the boundary of the street and visually bring the landscaping toward the highway. Mr. Jackson stated that he understood through the Public Works Department that trees can't be placed between the sidewalk and curb. Mr. Drell stated that if they have enough room, they can. Commissioner Lopez stated that a lot of times people are constricted by space. Mr. Drell stated that they have lots of room. Commissioner Lopez stated that a small tree can grow to be 25'-30' wide so you always have L-shaped trees that hang over into the street. Mr. Drell commented that some of our prettiest streets have trees lining them. The prettiest street in the desert is on Cook Street between Fred Waring and Highway 111. Part of what trees do is break up the massive expanse of concrete and asphalt. Commissioner Lopez stated that you can set a tree 20' back and it'll still come right to the curb. If you have the room, then adding trees would work but a lot of times there are space constraints. Mr. Drell commented that they have 35' feet between curb and building. Look at streets with trees and streets without trees. The streets with trees look more attractive. Instead, they're putting the trees right up against the buildings, which are just going to screen the buildings that we're making look so wonderful. The trees belong closer to the street and not so close to the buildings. Commissioner Vuksic stated that the desert landscape is beautiful. Mr. Evans commented that from his standpoint, he's got to have trees in the right places. He's not at the level to know exactly where they're going to be. What he's trying to represent is a landscaping plan that meets the characteristics that Mr. Jackson and Ms. Hollinger have talked about over the last few weeks to try to settle it down so that it makes sense. He feels that where they need to put money in trees is along the sidewalk. His first choice is Main Street. The second place is the parking lot where people need shade for cars. The third place is to enhance the streetscape. The debate of where they're going to go depends on where they have space near the meandering sidewalk. He wants to look at it from a strategy standpoint, as opposed to just an isolated area. It may mean that he'll have to talk to Ms. Hollinger in Public Works about a few more trees that aren't even currently allowed under the water restriction issues. Mr. Knight stated that there is no leeway there. Mr. Drell stated that they have plenty of trees, but they need to place them in appropriate places. They might even have too many trees unless they want to use palm trees. G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 13 ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES Commissioner Van Vliet commented that it's nice to have a variety of trees for screening, such as along Cook Street toward the freeway. Mr. Knight stated that the landscape plans don't include enough information for him to approve them at the preliminary level. Mr. Evans stated that he's trying to meet the requirements of the ARC and that's what he's asking for. When they go to Planning Commission, they'll have a feeling that the staff and ARC are comfortable with the project and that they've met their requirements and have good communication with the City. Mr. Knight stated that the Public Works staff probably won't be comfortable with these plans going to the Planning Commission. The landscape plans are too vague. Right now, based upon what he sees, they won't pass the water calculations. He would have to guess at the shrub content and they have fountains in front, which will be a point of issue. Mr. Smith asked Mr. Knight if the tree palette was in the range of being acceptable. Ms. Hollinger stated that she doesn't have a current landscape plan. Mr. Jackson stated that he faxed a list to Ms. Hollinger. Ms. Hollinger commented that she needs to know where the plants are going. Mr. Knight stated that on a project this big, it's too early and too vague to give it preliminary approval. He could give it a nod and say that they're headed in the right direction. Commissioner Lopez suggested that they run some preliminary water calcs. This will let them know how many low water plants and low water trees they'll need. Mr. Jackson stated that the majority of their plants are low to moderate water use plants. These plants were selected from the palette that they received from the City. Ms. Hollinger stated that she needs quantities. Mr. Jackson stated that they're on a conceptual level with the landscape plans. Commissioner Lopez stated that he felt that they're heading down the right path. Ms. Hollinger concurred. Mr. Evans wanted to know what he has to do to get to the point where staff is comfortable with the landscape plan. He's tried to work through these issues and he's just sort of scratched the surface. Mr. Drell stated that they have to get into greater detail, especially on the larger planting areas. He suggested that they start with the corner to show what the basic density and mix of plant material. On that, they can run their water calcs so that they can get an idea of what they have to do for the remainder of the project. They have to produce a detailed landscape plan, which is almost at the working drawing level to get the idea of what they have to do overall to ultimately meet the requirements. Mr. Knight stated that his concern is that they have to be far enough down the road with the landscape design so that when they go to the Planning Commission, if there are any changes, they're not G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 14 ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES significant. It's much better to address landscape issues at this point, then after the Planning Commission reviews the plans. Commissioner Hanson suggested that the landscape architect choose a section and do the water calcs on that area so that he can start to figure out what he might be doing from there. They're not saying that the whole site needs to be done right now. Commissioner Vuksic suggested that they pick a typical spot to start with. Mr. Evans stated that this project has been designed as an overall cohesive plan. He's laid out the grading, buildings and all of the ADA issues. Basically, they have a landscaping plan that meets at least conceptual standards set by the City. It if takes 2-5 weeks to get the water calcs completed, then those calcs will hold up the project. Mr. Knight commented that the Public Works Department is not looking for construction drawings. They're asking for a concept for how the shrubs are going to be laid out. They need numbers. Preliminary plans do not have water calcs on them. The reason why they don't require water is because they have plant numbers. They can take an estimate and see if the plan will work. Right now, they have no way to tell. If they had plant numbers, they'd have something to work with. This has been communicated to the landscape architect. Construction documents are far beyond what they ask for in preliminary plans. Mr. Jackson asked that from a planting standpoint, does Mr. Knight want the quantities shown on the plan in a laid-out form. That's a construction document level plan. Mr. Knight stated that they aren't construction documents. A construction document package includes a lot more detail. Mr. Jackson stated that he designed the landscaping at the Marriott's Shadow Ridge and he had to lay out every shrub at an early stage and he certainly hopes that this isn't the case with this project. Some of the site elements are going to change so he doesn't want to get too detailed in his landscape plan. Mr. Knight commented that he just wants to know the general idea of where the landscaping is going, then he can give him a nod. If they want some kind of stamp that says that this is approved, the first stamp is for preliminary approval. If this is not resolved here, then the Planning Commission will be made aware that the plan has not approved. We've had situations like this where we've given conceptual approval, Planning Commission has approved the plans and then they couldn't plant what the conceptual plans had stated. Commissioner Hanson stated that it doesn't take that long to count trees and shrubs. Commissioner Van Vliet commented that typically the landscape plans really do follow behind preliminary approval. The ARC could give preliminary approval of architecture only. G:Planning0onna Quaiver\wpdocs\Agmin\AR031014.MIN 15 ~ Nor ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES Mr. Evans suggested that the concept of the landscape plan could be approved subject to water calcs with plant quantities to follow, subject to the approval of Public Works. We know it's subject to construction drawings. It's a well landscaped project, the concept is desert friendly and water friendly. He's heard a lot of comments about palm trees. Ms. Hollinger has been very helpful. She has suggested 3-4 street trees that are more water friendly. He commented that he wants a project that people in Palm Desert will really like. Commissioner Vuksic stated that the evolution of the project has been really great. He could see that an effort was made to take what was good from the discussions and improve in those areas and it really shows. It's nicely done. Mr. Evans commented that the ARC has been very good about being patient with his learning curve and he expressed his appreciation. Action: Commissioner Hanson moved, seconded by Commissioner Vuksic for preliminary approval of architecture for retail and office selection and determining that the hotel elevation is acceptable from a massing and conceptual perspective with the understanding that further review will occur when the actual end user is known. The landscaping is headed in a generally acceptable direction, subject to further work with respect to water calculations, as well as tree and shrub quantities. Motion carried 4-0-0-3 with Commissioners O'Donnell, Gregory and Oppenheim absent. C. Miscellaneous A representative from KESQ TV, Bob Velans, Director of Engineering, was present and asked the commission to review plans for a communications antenna. Mr. Urbina stated that his case has not been scheduled at this point. Mr. Smith stated that the proposed antenna is located on Melanie Place. Mr. Urbina presented a photo simulation to the commission which showed two palm trees and a tower. Mr. Smith suggested that the commission give Mr. Velans some preliminary input and no action will be taken at this time. Mr. Velans stated that there is an existing tower with antennae. Their business has changed, as well as the FCC rules and regulations, therefore, the current tower is no longer sufficient to support the upgrades that they have to put in place to fulfill their obligations to the FCC and the community. They're putting in a new television transmitter for Spanish-speaking programming and they have to have a larger dish to handle it. The proposed height of the tower is G:Planning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 16 r ARCHITECTURAL REVIEW COMMISSION OCTOBER 14, 2003 MINUTES 80'. The existing tower is approximately 56'. Commissioner Van Vliet asked where it mounts on the building. Mr. Velans stated that it will be in the front of the building. Commissioner Van Vliet asked if it could be put in the back of the building. Mr. Velans stated that there's no room in the back. Commissioner Van Vliet commented that he didn't feel that it would be appropriate to place an 80' tall tower in the front of the building. Mr. Velans stated that they have numerous satellite dishes that take up a lot of room. Mr. Urbina commented that there are several carports. Commissioner Van Wet stated that the carports could be modified. Mr. Velans commented that the tower could not be installed on the top of the building due to structural issues. Commissioner Vuksic asked about their parking situation. Mr. Velans stated that the parking is extremely tight. Most of the parking spaces are generally full, except for their guest parking and handicap parking. Commissioner Vuksic suggested getting rid of a couple of parking spaces and putting the tower in that location. Commissioner Hanson asked if the tower has to be 80' in height. Mr. Velans stated that it does have to be 80'. Commissioner Vuksic asked if the tower requires a big space. Mr. Velans stated that it's approximately 11' x 11' at the base. Commissioner Van Vliet stated that they've built right up to the property line, leaving no empty space. He asked if all the satellite dishes on the property are active. Mr. Velans stated that they are and they've just upgraded their ABC dishes and they're going to be upgrading their FOX dishes. The proposed tower would require microwave transmitters and receivers. The area in the front, next to the building would be ideal because the equipment could be installed in the building, however, they would be required to build an equipment structure if they located the tower in the parking lot. Commissioner Hanson suggested that the applicant take a hard look at other possible solutions. Commissioner Vuksic commented that the tower might actually look better located closer to the building rather than being out in a vacant area. Commissioner Lopez commented that at least this is located within a business park. Mr. Smith commented that this case is not on the agenda, consequently, staff has not gone to the site to shoot photographs. He suggested that this request be added to the next agenda. VI. ADJOURNMENT The meeting was adjourned at 2:30 p.m. STEVE SMITH PLANNING MANAGER GRanning\Donna Quaiver\wpdocs\Agmin\AR031014.MIN 17