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HomeMy WebLinkAbout2018-05-08 �1 CITY OF PALM DESERT ARCHITECTURAL REVIEW COMMISSION MINUTES MAY 8, 2018 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 Chris Van Vliet, Chair X 7 Karel Lambell, Vice Chair X 5 2 Doug Brewer X 5 2 Allan Levin X 7 Michael McAuliffe X 6 1 Jim McIntosh X 5 2 John Vuksic X 7 Also Present Eric Ceja, Principal Planner Kevin Swartz, Associate Planner Nick Mellon!, Assistant Planner Christina Canales,•Assistant Engineer Janine Judy, Recording Secretary Cancelled meeting:2/27/18,4/1 oil 8, • III. ORAL COMMUNICATIONS None IV: APPROVAL OF MINUTES: April 24, 2018 Action: Commissioner Levin moved to approve the April 24,2018 meeting minutes with minor changes.,Motion was seconded by Commissioner McAuliffe and carried by a 5-0-2 vote, with Levin, McAuliffe, McIntosh, Van VIlet, and Vuksic voting YES and. Brewer and Lambell absent. ARCHITECTURAL REV ._ ,I COMMISSION MINUTES May 8, 2018 V. CASES: A. Final Drawings: None B. Preliminary Plans: 1. CASE NO: PP 18-0002 APPLICANT AND ADDRESS: PREST VUKSIC ARCHITECTS, 44- . 530 San Pablo Avenue #200, Palm Desert, CA 92260 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of development of vacant property for a 4-story 96 room hotel; Holiday Inn Express and Suites. LOCATION: 694-190-082 & 694-190-086 ZONE: P.C.-2 Commissioner Vuksic recused himself from this item and remained in the room as part of the architectural team. Mr. Kevin Swartz, Associate Planner, presented a proposal to, approve a precise plan for a new four-story 96-room •Holiday Inn Express (Holiday Inn) located along Technology Drive on a 3.5 acre parcel. .He mentioned that this site would also have a future hotel pad for another four-story 90-room hotel. He presented the elevations and said the tallest architectural element is 57' and is consistent with the Fairfield Inn across the street. They are proposing a contemporary building with angular shapes and different elements with warm accent colors and lots of in's and out's on the building to break up the massing. He presented the 3-D perspectives and photo simulations to include Gerald Ford Drive, the intersection at Cook Street, and from the freeway. He said staff will work with the contractor to-make sure the mechanical equipment is.adequately screened. He presented the materials board, site plan, grading plan; landscape plan, and pointed out the entries to the hotel and parking areas and the trash enclosures. Staff is recommending approval of the proposed design, as well as the landscape plan. Chair Van Vliet asked what type of finish they were using and MR. DAVID PREST, Prest Vuksic Architects, said the building is primarily smooth plaster with metal in some of the canopies. Chair Van Vliet was also concerned with maintaining the color and definition years down the road. Mr. Swartz said if it is a dramatic paint color change staff will bring it back to the Commission for review and approval. G.'AmningMuineJuayWMIMinmes1zmeusosoemin.aoc. Page 2 of 10 0 0 ARCHITECTURAL RE°::.�W COMMISSION MINUTES May 8, 2018 MR.. PREST said that as you drive by the hotel, you would see some depth to the property,since they were able to put the .building perpendicular to the street rather than fronting.the hotel on the street. He also pointed out that there wouldn't be any walls around this project since a,future commercial project will be incorporated near.this site. Commissioner McIntosh was concerned with this area being one of the windiest locations in the city and asked if they designed this, building to address that condition. He referred to the lobby's glass entry doors and stated that many buildings have vestibules added on to help block the wind. MR. DARV,ISH PAYNE, RGA Landscape Architect, described the different types of trees in that area that are intended to be a windbreak. Commissioner Levin said that may work, however until the second hotel is built it is wide open on the north side-with no windbreak. He suggested planting large shade trees on the north side where the future hotel will be located since that is wide open. The Commission and MR. PREST discussed the sight lines from the freeway at Cook, the lobby porte-cochere compared to the scale of the building,the finish on the P-Tak grill and the recess of the tower and the windows on the north elevation. ACTION: Commissioner McIntosh moved to approve as submitted subject to the addition of trees on the north side elevation to help block the wind. Motion carried 4-0- 1-2, with Levin, McAuliffe, McIntosh, and Van Vliet voting YES, Vuksic abstaining and Brewer and Lambell absent. 2. CASE NO: CUP/PP 16-303 APPLICANT AND ADDRESS: LUMAR DEMO, LLC. 3B35 Birch Street, Newport Beach, CA 92660 NATURE OF PROJECT/APPROVAL SOUGHT: Consideration of architecture for the development of a retail shopping center. LOCATION: SWC Washington Street &Avenue of the States ZONE• P.C.-2 Mr. Nick Melloni, Assistant Planner, informed the Commission that this project was continued from March 13, 2018. The project is located on the southwest corner of Avenue of the States and Washington Street; the former Casey's site. He provided elevation renderings for Pads A, B,.and C and pointed out the changes made since the last meeting; color change to tan, addition of planters, removal of the green screens on the south.elevation, glazing on the storefronts, another course of GAPIanNngUmine JudyWM1MInutW2018%180508m1n.dccx Page 3 of 10 ARCHITECTURAL REV.,_.] COMMISSION MINUTES May 8, 2018 windows, a change from fabric awnings to cantilevered break metal awnings, and screening of roof-top equipment. Staff is recommending approval of the proposed design subject to some design modifications; specify the recess for changes in building planes and pop-outs, integration of all roof drains and downspouts into the building design, requiring the applicant to demonstrate that all utilities and detector checks are not visible from the street, adjust the sizes of landscape planters as appropriate for the type of plant, adjust walkways to accommodate the new landscaping and avoid any ADA path of travel issues; consider changing some of the existing fabric awnings on the Denny's building to cantilevered break metal so it is consistent throughout the project or adjusting the awning proportion, and unify color scheme throughout the project. Commissioner McIntosh and Mr. Melloni discussed staff's recommendation to change the fabric awnings to cantilevered break metal. Chair Van Vliet asked if the applicant submitted a roof plan as recommended at the last meeting and asked about the parapet heights. Mr.'Melloni said the applicant has not submitted a formal roof plan but has shown the roof outline on the elevations. He pointed out that the top of roof on the Denny's building is 14'-6" and the top of the parapet is 20' so it is a 5'-6" parapet. Chair Van Vliet stated he was concerned with roof top equipment being visible above any of the parapetmalls. MR. GRANDY,the project architect, stated the parapets are,5' tall. Chair Van Vliet said even at 6it is eaten up quickly with curbs and other roof mounted equipment. , Commissioner Vuksic and MR. GRANDY reviewed and discussed Pads B and C and the band along the bottom of the buildings. MR. GRANDY said the entire base is built out 4" from the wall and has an angle going back to the surface. Regarding the composite wood siding on the towers, he said there is now a reveal that creates a clean edge on the vertical corners. Commissioner Vuksic discussed staff's recommendation to replace the fabric awnings with the break metal and wanted to make it clear that fabric is okay. He remembers mentioning that the awnings looked somewhat large for the elements around them and thought they may need to restudy the proportions. He said at the last meeting his comments referred to many things with the project and not just the awnings. The other comments he made related to the project's lack of cohesiveness,with many different elements and the project as a whole was not coming together. MR. GRADY said that is why they matched the color scheme on all three (3) buildings. Commissioner Vuksic'said the two buildings on the west elevation still lack cohesiveness and the building on the left looks like a stock building. Although the additions of windows on Pads B and C are a GAPIanningUmine Judy\AHCM Minules1201088005500BB�min.dou Page 4 of 10 0 ARCHITECTURAL Mirr=M COMMISSION MINUTES May 8, 2018 -- step in the right direction, more design thought'is needed. It does not appear that a lot of design thought went into it. The Denny's building still has odd proportions and the right side with the winged roof looks flat. In fact, the whole elevation looks flat and he cannot be sure ,because the Commission has yet to see a floor plan. The Commission stated that a floor plan depicting the recesses and projections shown on the building elevations is necessary for proper review the project. Commissioner Vuksic referred to.Pad B and said he's never seen a floor or.roof plan like the ones submitted with this set of plans. The ,conceptual roof and floor plan lack sufficient detail. He said it would be good to see a formal floor plan that actually has walls and windows. He . commended them on making some improvements to the buildings but it is not enough. His comments at the last meeting had more to,do with the overall massing of the building. He pointed out that the traditional cornices on each of the pad buildings clash with the overall contemporary character of the design. Commissioner Vuksic pointed out that all the towers were identical height and would encourage some variation in heights or design. Commissioner Vuksic referred to the_Denny's building and said there is,very little change in plane between the Denny's chevron and primary building mass on the north elevation. The east elevation also appears flat and the applicant needs to create more variation on the northern, eastern.and western elevations with larger recesses and projections. MR. .GRANDY said Denny's intends to utilize their prototypical architecture and he does not want to mess with it too much if he does not have to. He mentioned that they could easily adjust the design on the other two pads. Commissioner Vuksic told the applicant that these buildings do not work,together and asked him to look at this carefully in terms of proportion and scale and looking at it three-dimensionally. Commissioner McIntosh told the applicant that it would really help this 'Commission if they would submit'a more specifictloor plan that relates to the elevations and address the proportion and composition issues. Commissioner McAuliffe told the applicant that it is difficult to review this project without having a full floor plan and full roof plans to show the slopes on the roofs. Unfortunately, this Commission's been burned too many times with hopeful expectations that it will work out then it is often too late to address issues. He said typically scuppers and down spouts are not allowed on the outside of a building and that internal drains are preferred. Commissioner Vuksic added that they would have to be integrated as part of the architecture or they are not allowed. Commissioner Vuksic said he is concerned with this project and doesn't want the Commission to grind on and recommended denial versus continuance. Commissioner McIntosh asked for the GAPIenningUsnine Judy\ARC\1Minules12018\180508min.do= Page 5 of 10 ARCHITECTURAL REV:__7 COMMISSION MINUTES May 8,2618 implications of that decision. Commissioner Vuksic said it would send a,message:to the,applicant that the project needs to be reviewed. Mr. Eric Ceja, Principal Planner, said with a Precise Plan you are actually making a recommendation to the Planning Commission and once you take an action of approval or denial you move past the ARC Commission and go directly to .the Planning Commission. His recommendation would be to continue. Commissioner Vuksic asked MR. GRANDY if he understood why he asked that question. MR'. GRANDY wanted to make sure that the Commission understands that the developer is buying this property from the City so the more it's delayed the longer it takes to close and the City will not see their money until it is approved. Chair Van Vliet said this Commission is not delaying this project. The applicant, is delaying it because.,they haven't given this Commission the needed information. MR. MIKE LUNDINE, Lumar Devco, said Denny's has a very specific look and,,design and as they come back into the City they want to have a very classy look, but also identifiable with the other units so they don't want to detract.too much from that proto-typical look. He said they have tried to, make, color articulations, which is already moving away,from Denny's status quo. Commissioner Levin said the Commission is not asking them to change the image, It,is about.the fine.details of relief between the face of the building and some of the elements that will not o hang e the branding of Denny's. He rem sl inded the applicant that this is the second submittal and the Com mission still does not have floor or roof plans. Commissioner Vuksic said this is more th an the fine details. It has to,do with basic compositions of buildings. The image is fine and is exciting. It just needs to be better. ACTION: Commissioner McIntosh continued Case No. CUP/PP 16-303 subject to; 1) submitting preliminary floor and roof plans for all buildings; 2) create more variation between tower elements-through.height or design; 3) create more modulation on Pad A to address "flat" building elevations; 4) design features for tower on Pad A must be three-dimensional; 5) proportion and composition need to be addressed; and 6) all roof drainage and downspouts must be fully integrated into the architecture of the building. Motion was seconded by Commissioner Levin and carried by a 5-0-2 vote, with Levin, McAuliffe, McIntosh, Vuksic, and Van Wet voting YES and Brewer and Lambell absent. G.Tlannm9ummadue,uRaiMm�00181ieosoemm.aoa Page 6 of 10 0 O ARCHITECTURAL REv«W COMMISSION MINUTES May 8;2018 C. Miscellaneous items: Commissioner Vuksic recused himself from this item and left the room. 1. CASE NO: PP 18-0002 APPLICANT AND-ADDRESS: THE WOLFF COMPANY, 6710 E. Camelback Road; Suite 100;iScottsdale, AZ85251 NATURE .OF PROJECT/APPROVAL SOUGHT: Discussion and comments, only for a 167-unit senior independent living facility consisting of twenty (20) three=story buildings, and a clubhouse on 8.4 acres. LOCATION: Country Club Drive; 620-430-046 & 620-430-025 ZONE: P.R.-5 Mr. Kevin Swartz, Associate Planner, presented for discussion only a 164-unit senior independent living facility consisting of 20 single-story cottage units, two (2) three-story buildings and a clubhouse on 8.4 acres. This is zoned Planned Residential, which allows for three-story buildings. The three-story buildings will be located to the rear of the project, which backs up to Desert Willow Golf Resort (Desert Willow) with the single-story cottages toward the front. MS. JENNIFER CALDWELL, project architect, said this is an age restricted, active living facility; 55+. Their goal is to create a community that appeals to the long-time valley resident, as well as any newcomers who are looking to take advantage of a sense of community. The architecture is largely contemporary in an effort to appeal to the newer generation of ageing adults while staying true and complimentary to a traditional desert vernacular. They are trying to create a nice place to live by providing pocket parks; large open spaces to relate to a resort type feel with varying scales of one-and three-story units and clubhouse amenities. MR. SERRIFIN MORANIN, Principal Architect, said the layout is site conceptual and sensitive to the neighbors. They have identified Country Club Drive as their main entry'drive and provided 20 cottages to give it a nice soft transition from the main entry of the site. Travelling to the rear of the property is a 17,500 square-foot amenity packed facility and flanking both the left and right of this facility are the three-story garden apartment style flats. In addition, a 12,000 square-foot formal garden helps transition the massing from the one-story cottages to the residential three-story flats. They are creating a loop road around the northern path of their site that creates a buffer'from all the adjacent uses that are existing along the perimeter of their site as well as with a very GAPIenningUmine Judy\ARC\1Minutes\2018\180508min.do= Page 7 of 10 ARCHITECTURAL REV, ✓ COMMISSION MINUTES May 8, 2018 efficient circulation system for life safety personnel. Assigned parking stalls along the backside of the site located at a walkable distance to the units. MR. MORANIN pointed out the main entry gftwand elevations of the cottages. The cottages are designed more to prioritize privacy in a more intimate sense of living. These are one-story cottages with a garage-to- garage shared wall. There is a large amount of open space, approximately 137,000 square feet, with a variety of uses within it; a resort pool and spa, courtyards, dining terraces, outdoor living rooms, Walking trails, and a putting green 'that fronts Desert Willow. They are striving for a more distinctive contemporary style, which is a strong statement. There is a simplicity to the forms with a volumetric type of design with horizontal elements, eyelids, overhang, and cantilevered balconies, which have a nice composition and intention against these simple forms. They are also sensitive to the hot sun so the overhangs on the balconies will create shading opportunities. Commissioner McIntosh said this project looks like it would be more appropriate for the beach with the flush windows. He said the applicant has made some architectural attempts up high but that does nothing for the windows down below and said this Commission looks for architecture that provides shading and relief in the massing. MR. MORANIN described the clubhouse facility with formal, casual and private dining rooms, a bistro demonstration kitchen, theatre, business center,fitness center and salon. He described the materials they will be using; such, as stacked brick, stucco and wood, metal for the balcony wire mesh railing, canopies and overhangs. In terms of colors, they are considering an interesting monochromatic type of color palette; mission whites, dirty grays, and an accent color of orange on the cottages. MR. MORANIN said they are cognizant of modulation not just on the wall plane, but the roof plane as well. In a span of about 117 feet of length they are able to modulate the wall planes at,least 10 times with an average offset of about'6'. He said they are very conscious of heavy modulated wall planes by also maintaining interesting roof profiles. MR. MORANIN identified the downspouts on the conceptual roof plan, and said they understand the Commission's concerns. He informed the Commission that the downspouts would be integrated into the architecture. He said the condenser units will be located over the double loaded corridor and said they will be situated roughly 30' away from the parapet wall which is at the same height, if not a couple inches taller, than the condenser units. MS. CALDWELL presented two landscape plans; one for the upper . shaded canopy and the other for the lower more flowered local vernacular type of landscape that is an extension of what is seen here G.TiannindUmine Judy'ARMIFAnutea@01BVBQmIn.dou Page of 10 ARCHITECTURAL RE c-___W COMMISSION MINUTES May 8, 2018 in desert landscape. The shading trees will ground the architecture and provide shade to many of the active spaces. The Commission and the applicant discussed the single-car garages, surface parking for the three-story buildings, shade structures, parking layout and requirements, amenity site plan, dog park, and the recess for the windows. Commissioner McIntosh said they presented some interesting thoughts and concepts but he was concerned that it is so out of context with the desert. The applicant has made an effort in their presentation to show height variation; however; the perception is you don't really see it. It reads as a big block without much variation in composition and height. This is a big massive building and it all looks the same. He pointed out that a couple of things play into that and one is the gray color palette. He asked if they studied anything similar to this in the desert. MS. CALDWELL said they are focused on the volumetric form and in terms of breaking,up the plane; it is hard to read in a flat 2-D elevation. That is why they provided the exhibits and the 3-D views to show there is quite a bit of modulation and the inset balconies help provide some shade. Commissioner McIntosh referred to the west elevation and said the majority ofthe windows have no vertical or horizontal shading at all. He reminded them that it is brutal here in July and August and a lot of the architecture here in the desert relies on shadow elements to break up that harsh desert sun that we have a good six months out of the year. Commissioner McIntosh and MS. CALDWELL discussed the integration of the downspouts into the architecture. He described it as a square narrow rectangle element on the side of the building and asked how that is expressive of the design and how does it fit in. MS. CALDWELL explained that it starts to tie some of the window elements together and in some cases it breaks up the plane at the elevation. Commissioner McIntosh and MS. CALDWELL discussed adding more relief to the project to make it more appropriate to the desert environment. MS. CALDWELL said they would study this and present their findings to the Commission. Commissioner Levin and the applicants discussed the location of the fire risers and the area of separation, location of the utility meters and the public onsite fire hydrants. Commissioner McAuliffe referred to the multi-storied buildings and asked if the stairs were open to the outside. MS. CALDWELL said the stairs may have glass but the stairs themselves are enclosed. Commissioner McAuliffe told the applicant that they did a very nice job of patterning with the reglets on the building, as well as on the' GAPlenningUanlne JudMRC\1Mlnutes\2018\100506min.do= Page 9 of 10 ARCHITECTURAL REvi�vl COMMISSION MINUTES May 8, 2018 bungalows. However, when you look at the large elevations of the tall buildings they all end up being about the same size pieces and there is a lot of them. He suggested they quiet that down a bit. Commissioner McAuliffe and the applicant discussed the maneuverability of cars going into and out of the garages. The applicants said they would study this. Commissioner McIntosh said there are several small things repeated to the composition of this large building and pointed out that there is room to use some larger massing in the scale of the building. Chair Van Wet suggested they pay attention to screening any rooftop equipment, as well as the condensers and recommended they look at it from another third story building not just ground level. Mr. Eric Ceja, Principal Planner, said since this was a miscellaneous item for discussion only no action is required. He asked the Commissioners for any closing comments. Commissioner McIntosh stated he would like to see this in more context with the desert environment. Commissioner McAuliffe said it's not just about what else has been done here in the desert; it's about the successful performance of this building because it will get brutalized with the heat. He said the suggestions made by the Commission are passive ways with dealing with energy costs making the spaces that much more livable. ACTION: No action taken. Discussion only. VI. COMMENTS None VII. ADJOURNMENT Chair Van Vliet moved to adjourn the Architectural Review Commission meeting at 2:30 p.m. ERIC CEJA PRINCIPAL PLAN NER SECRETARY t JA EJUbk RDING SECRETARY G\PIanningUantne JudMRC\1 M1nutes\2010\190508m1n.Eocz Page 10 of 10