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HomeMy WebLinkAbout24584RESOLUTION NO. 24584 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING THE PARCEL AT 417 WEST HERMOSA PLACE APN NO. 505- 273-002, "THE WALTER KIRSCHNER RESIDENCE" (AKA "CASA ADAIRE") A CLASS 1 HISTORIC RESOURCE, (HSPB 112), SUBJECT TO CONDITIONS. THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS: A. Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of historic sites and districts. B. On September 20, 2018, the Palm Springs Preservation Foundation ("PSPF") on behalf of Nancy and Stephen Cooper, of Cobblewood Partners, LP, owners and applicant, filed an application with the City pursuant to Article III, Section 8.05.070 (Procedure for Designation of Historic Sites and Historic Districts) of the Palm Springs Municipal Code requesting Class 1 historic resource designation for the parcel located at 417 Hermosa Place (APN #505-273-002-6). The application included a historic resources report ("the report") prepared by the Palm Springs Preservation Foundation. C. In January, 2018, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic resource, accompanied by City staff. D. On March 12, 2018, a noticed public hearing of the Palm Springs Historic Site Preservation Board ("HSPB") to consider Case HSPB #112 was held in accordance with applicable law. E. At the said meeting, the HSPB carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report and all written and oral testimony presented and voted unanimously to recommend that the City Council designate 417 West Hermosa Place "The Walter Kirschner Residence" (AKA "Casa Adaire"), a Class 1 historic site (HSPB #112). F. On April 3, 2019, a noticed public hearing of the City Council of the City of Palm Springs, California was held in accordance with applicable law to consider the recommendation by the HSPB. G. At the said hearing the City Council carefully reviewed and considered all of the evidence presented in connection with the hearing of the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES: SECTION 1: CRITERIA AND FINDINGS FOR THE DESIGNATION OF CLASS 1 Resolution No. 24584 Page 2 AND CLASS 2 HISTORIC RESOURCES. Pursuant to Municipal Code Section 8.05.070, the City Council, in considering a recommendation for Class 1 historic site designation from the HSPB, must make findings upon which to base its decision. The City Council may approve designation as proposed; approve designation with modifications; deny designation; or remand the application to the HSPB for further study and proceedings. A resolution shall be adopted reflecting the City Council's action, its findings relative to the criteria for designation, a list of the historic character -defining features of the site, structure, building or object, and any applicable conditions imposed. The resolution shall be recorded with the office of the county recorder. The City Council finds that the subject parcel meets the definition of a historic resource because it conforms to the following criteria established in Palm Springs Municipal Code (PSMC) Section 8.05.020 (`Definitions') and Section 8.05.070 as follows: Definition of a Class 1 Historic Site: Section 8.05.020 of the Municipal Code provides the definition of a Class 1 historic site; the nomination report provides an evaluation of the subject property in accordance with this definition: "Class 1 historic resource" means any site, structure, building or object not located on Tribal Trust or Allotted Trust Land designated by resolution of the City Council as having historic, architectural, archaeological, cultural or aesthetic significance that contributes to an understanding and awareness of the community's history. A Class 1 historic resource may include a structure, building or object on the site, or may include all or a portion of the site itself. Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C), the City Council shall evaluate the application and make findings for conformance with the following criteria: Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings are met. a. The site, structure, building or object exhibits exceptional historic significance and meets one or more of the criteria listed below. - The City Council finds that the Kirschner Residence exhibits exceptional historic significance as a notable example of the type of large custom -designed homes that were being built in Palm Springs in the 1930's by Hollywood notables and wealthy business magnates like Walter Kirschner. (Criterion 1) The resource is associated with events that have made a meaningful contribution to the nation, state or community, Resolution No. 24584 Page 3 The City Council found no events that made a meaningful contribution associated with the Kirschner Residence. (Criterion 2) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history, According to the report, Walter Kirschner (1893 — 1974) was a person of significance at a national level during the period of significance of the Kirschner Residence. Kirschner was owner of a national chain of ladies apparel shops: Grayson -Robinson and S. Klein. Kirschner, a close family friend of the Roosevelt family, was an early proponent of the documentation of the atrocities of the Holocaust and the plight of European Jews during World War II. The document "How to Apply the National Register Criteria for Evaluation", page 15 notes the following: "Properties eligible under Criterion `B" (Persons of significance) are usually those associated with a person's productive life, reflecting the time period when he or she achieved significance. Properties that pre- or post-date an individual's significant accomplishments are usually not eligible." And "Length of association is an important factor when assessing several properties with similar associations." The City Council considered Kirschner relative to the period 1936 to 1938 when he built and owned Casa Adaire. According to the report, Kirschner was already a highly successful businessman well before he built Casa Adaire. Furthermore, his efforts to bring attention to the humanitarian disaster of the Holocaust occurred well after he sold Casa Adaire. Thus, while he indeed was a successful and charismatic businessman and brought critically needed attention to the atrocities of World War II, neither accomplishments occurred during his association and ownership of Casa Adaire. Thus, the City Council finds that Casa Adaire is not historically significant because of its association with the life of a person of significance. (Criterion 3) The resource reflects or exemplifies a particular period of national, state or local history, As noted in the report on page 19, the Kirschner Residence exemplifies the period between the wars (1919 — 1941) in local history when Palm Springs was a favored vacation destination for many of the Hollywood set and wealthy industrialists and businessmen. The City Council finds that the Kirschner residence is a very good example of the large custom -designed and built homes that were being built in Palm Springs in the 1930's. (Criterion 4) The resource embodies the distinctive characteristics of a type, period or method of construction; Resolution No. 24584 Page 4 On page 20, the report asserts that the Kirschner Residence embodies the distinctive characteristics of the Spanish Colonial Revival architecture that was popular both in Palm Springs and in Southern California in general when revival style architecture was in vogue. The characteristics noted include white stucco walls, red -tiled roof (although the report notes the roof was originally white -washed), wide covered loggias, patios and courtyards, and hand -painted decorative glazed tile with a Hispano-Moorish influence. The City Council concurs with this assessment. (Criterion 5) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value; The report denotes Brewster & Benedict were the architects of the Kirschner Residence, although drawings and building permits have not been discovered, articles in the Desert Sun corroborate this information. Brewster & Benedict had a highly productive practice in Palm Springs and Southern California. The report identifies numerous significant and noteworthy architectural commissions designed by the firm throughout Palm Springs. The firm dissolved in 1938. The report also notes on page 20 the remarkable detailing of the Kirschner Residence with its axial courtyards and extensive use of decorative glazed tile and architectural elements reminiscent of the Spanish Colonial Revival period raises the aesthetic of the home to an artistic level. The City Council concurs with this assessment. (Criterion 6) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or The City Council finds that the Kirschner Residence does not qualify as a historic resource under this criterion. (Criterion 7) The resource has yielded or may be likely to yield information important to national, state or local history or prehistory. The City Council found no information on any pre -historic significance of the site. b. The site, structure, building or object retains one or more of the following aspects of integrity, as established in the Secretary of the Interior's Standards: integrity of design, materials, workmanship, location, setting, feeling, or association. The application includes an evaluation of the residence relative to the seven aspects or qualities of integrity, as recognized by the National Register of Historic Places. The seven aspects or qualities include location, design, setting, materials, workmanship, feeling, and association. The application concludes that the residence retains a high degree of Resolution No. 24584 Page 5 integrity despite some modifications. Below is the City Council's evaluation of the site's integrity. 1. Location: The City Council finds that the Kirschner Residence remains on its original site and thus has integrity of location. 2. Design: The design of the Kirschner Residence is mostly intact, although a very large addition and renovation carried out in the 1980's that covered most of the east side of the home obscured a large portion of the original design and introduced details and decorative architectural elements that are more "grandiose" than that of the rest of the original structure. Although the large addition on the east side generally follows the Spanish Colonial Revival architectural style, it significantly impacts the original design of the home. The modifications at the entry (described in non-contributing section below) partially obscure the view of the original second story tower. The City Council finds that the resource possesses only a fair degree of design integrity. 3. Setting: The setting of the Kirschner Residence, that of an expansive custom-built home on a heavily landscaped large lot is mostly intact. Changes that have occurred to the setting over time include several large additions, changes in the landscape (removal of cypress trees, a small orchard of fruit trees east of the home, and shrubs), changes in the primary pedestrian entrance into the property, changes in the configuration and material of the driveway and pool terrace, removal of columns around the pool upon which light fixtures were located, and the addition of a low garden wall and steps that created a change in elevation between the house and the swimming pool terrace. Thus although the general character of the setting — that of a large rambling home on an expansive fully landscaped lot remains intact, the City Council finds that integrity of setting has been impaired. 4. Materials: The Kirschner Residence was constructed of conventional frame and stucco construction. The finishes and materials are consistent with large custom-built homes designed in the revival style that were popular in the 1930's. Of particular note is the extensive use of decorative glazed ceramic tile which contributes to the home's overall ambiance. The report notes on page 12 that the roof tile was originally whitewashed. The whitewashed finish no longer exists. Material changes that affect the integrity of the resource include the precast pavers at the driveway and walkways, the brick terrace around the swimming pool, and stained glass window panels near the entry. Thus the City Council finds that the resource retains a fair degree of integrity of materials. Resolution No. 24584 Page 6 5. Workmanship: The Kirschner Residence exhibits a high quality workmanship that typically would be found in a large custom-built home from the era. It has been well maintained and the workmanship of later additions was also carried out in a very high quality manner. Thus the City Council finds that the resource retains integrity of workmanship. 6. Feeling: The siting of the residence relative to its lot and view retains the original integrity of feeling of a custom -designed home in a predominantly residential neighborhood. As noted above, the addition and alterations at the entry and other parts of the home added decorative elements that feel more "grandiose" than those parts remaining from the original home. In light of these alterations, the City Council finds that the resource retains a good degree of integrity of feeling. 7. Association: The City Council finds that the residence retains its association with architects Brewster & Benedict, its first owner Walter Kirschner and second owner Earl Gibbs. SECTION 2: DEFINING HISTORIC CHARACTERISTICS In considering a historic resource designation it is important to distinguish those physical elements that are original or from the period of significance that contribute to the resource's historic significance from alterations, additions or features that were added at a later time that may be sympathetic to the original character, but which may create a false sense of historicity. Distinguishing original character -defining features from non - original elements aids the HSPB when it is tasked with evaluating future alterations to the site. The physical character -defining historic features of this resource include the following: 1. The rock wall at the perimeter of the property, except the block wall added along the west property line. 2. The mosaic tile clad swimming pool with two of ten surviving tile -clad light columns (glass globes are not original), and the reflecting pool located in the main south - facing courtyard of the home. 3. The expansive and lushly planted open space, gardens, patios, covered loggias, patios and terraces. (Landscaping was not surveyed or documented as to what plantings or trees survive from the period of significance, however the importance of open space contributes to the site's historic integrity, including the covered terraces, open yards, and vistas.) 4. All portions of the original structure that currently exist (stucco clad exterior walls, two-piece clay barrel roof tiles, deep covered loggias and terraces, the octagonal Resolution No. 24584 Page 7 gazebo immediately adjacent to the house, windows (where it can be verified that they are original or from the period of significance). 5. The ceramic tile peacock image relocated from a wall that was demolished and remounted on the gazebo located south of the swimming pool. The non-contributing features include the following: 1. The ornamental iron gates at the pedestrian walkway at the streetfront. 2. The 1953 addition of the second guest cottage and covered patio, (because it is not from the period of significance.) 3. The circular precast brick paver driveway, pathways and fountain in the front yard. 4. The 1968 permitted "therapy pool" (if it still exists). 5. The 1946 toilet room addition at the south end of the west wing. 6. The children's playhouse at the southwest corner of the property 7. All changes associated with the major renovation and addition done from 1984 to 1993, included but not limited to: a. A 720 square foot addition to the garage (making it a tandem garage) and the addition of the "barley twist" pilasters flanking the garage doors and the pedestrian archway west of the garage doors. b. The 598 square foot addition to the 1953 guest house. c. The 640 square foot octagonal covered gazebo built adjacent to, and south of the swimming pool. (the ceramic tile panel depicting a peacock on this gazebo is contributing and was relocated to this gazebo from a previous masonry wall in the same location.) d. The east wing of the house comprised of the two guest suites, bathrooms, office and associated rooms, and the octagonal master bedroom, including the modifications to the roof profile over the original east wing of the home. e. The foyer and front door configuration with the arched entrance, double glass paned doors, "barley twist" pilasters, stained-glass windows, arched pediment, marble urns and pointed urn -shaped finial, and raised foyer roof. f. The fountain in the courtyard adjacent to the guest cottage. 8. The green ceramic tile clad steps and adjacent decorative masonry columns and the low garden wall between the main swimming pool and the reflecting pool. (These do not exist in the photos from the period of significance.) 9. The brick pavers around the swimming pool. 10. The skylights in the roof adjacent to the main entry. 11. The French doors along the south elevation covered loggia that were installed where smaller windows originally existed. 12.The window and door configuration on the east elevation of the original guest casita. SECTION 3: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES. According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1 Historic Resource: Resolution No. 24584 Page 8 1. It shall meet the definition of a historic site as outlined in Municipal Code Section 8.05.020. 2. An archival file shall be maintained on the property by the City. 3. It may be qualified as `historic' at the federal, state, and/or county level. 4. The structure/site may not be modified nor objects removed without following the procedures outlined in Municipal Code Section 8.05.110 "Demolition or Alteration of Class 1 and Class 2 Historic Resources — Certificate of Appropriateness". 5. A marker explaining the historic nature of the site may be installed at the site in a location viewable from the public way. 6. Compliance with all rules and regulations for Historic Sites and Historic Districts under Chapter 8.05 of the Municipal Code shall be required. 7. The City Clerk shall submit the Council Resolution to the County recorder for recordation within 90 days of the effective date of the Council's resolution. Conditions recommended by the HSPB: 1. That the site not be further subdivided. SECTION 4. ENVIRONMENTAL ASSESSMENT: The Class 1 historic resource designation is not subject to the California Environmental Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical changes to the environment, directly or indirectly. Based upon the foregoing, the City Council hereby designates the residence at 417 Hermosa Place (APN #505-273-002-6), "The Walter Kirschner Residence (AKA "Casa Adaire") a Class 1 Historic Resource (Case HSPB #112). ADOPTED THIS 3RD DAY OF APRIL, 2019. David H. Ready, Esq., P City Manager AT T ST: Antffony J. M f C City Clerk Resolution No. 24584 Page 9 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS) I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 24584 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on the 3rd day of April, 2019, by the following vote: AYES: Councilmembers Holstege, Mayor Moon NOES: None ABSENT: None ABSTAIN: None Middleton, Roberts, Mayor Pro Tern Kors, and IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this (t' day of ;