HomeMy WebLinkAbout2BCITY COUNCIL STAFF REPORT
DATE: FEBRUARY 10, 2022 PUBLIC HEARING
SUBJECT: AN APPLICATION BY THE CITY OF PALM SPRINGS FOR HISTORIC
DESIGNATION OF “EL DUMPO ADOBE” LOCATED AT 2275 S. ARABY,
(APN 510-232-020), AND “THE ARABY ROCK HOUSES” LOCATED AT
2350 (APN 510-241-037), 2500 (APN 510-270-006), 2501 (APN 510-270-
013), 2540 (APN 510-270-024), AND 2550 (APN 510-270-004) SOUTH
ARABY DRIVE, CASE HSPB #128 AND #129.
FROM: Justin Clifton, City Manager
BY: Development Services Department
SUMMARY:
At its meeting of July 9, 2019, the City’s Historic Site Preservation Board (“HSPB”)
identified the above-referenced sites as part of its FY 19/20 annual work plan. On
November 2, 2021, the HSPB directed Staff to initiate study and schedule site visits and
a public hearing of the board to consider the two cases.
Owners of the six parcels were notified in writing of the HSPB’s actions on November 21,
2019, March 9, 2021, September 29, 2021, and October 14, 2021. Written public hearing
notices were also sent to the property owners and owners of properties within a 500-foot
radius of the six parcels prior to the public hearings of both the HSPB and City Council.
The adobe and the five rock houses are rare surviving examples of the type of early rustic
development that occurred in Palm Springs between World War I and II, which often
utilized native stone and other locally found materials. The design and construction of the
four “Hopi Village” rock houses also present the creative work of local builder/
craftsman/developer R. Lee Miller.
If designated as historic resources, the properties would be subject to the Historic
Preservation regulations outlined in Chapter 8.05 of the Palm Springs Municipal Code.
RECOMMENDATION:
1.Open the public hearing and receive public testimony.
2.Close the public hearing and adopt Resolution No. ____, “A RESOLUTION OF
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA,
Item 2B - 1
City Council Staff Report
February 10, 2022 – Page 2
Cases HSPB 128 and HSPB 129
DESIGNATING “EL DUMPO ADOBE” LOCATED AT 2275 SOUTH ARABY
DRIVE, AS CLASS 1 (LANDMARK) HISTORIC RESOURCE HSPB #128,
SUBJECT TO CONDITIONS (APN 510-232-010);”
3.And adopt Resolution No. ____, “A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING “THE ARABY
ROCK HOUSES” LOCATED AT 2350 (APN 510-241-037), 2500 (APN 510-270-
006), 2501 (APN 510-270-013), 2540 (APN 510-270-024), AND 2550 (APN 510-
270-004) SOUTH ARABY DRIVE AS CLASS 1 (LANDMARK) HISTORIC
RESOURCES HSPB #129, SUBJECT TO CONDITIONS.”
BACKGROUND AND SETTING:
The attached historic resources report (“the report”) dated September 28, 2021, prepared
for the City by Architectural Resources Group (“ARG”) and the HSPB staff report dated
January 4, 2022, are the basis of this staff report.
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.
October 2021 Site inspection by members of the HSPB.
January 4, 2022 HSPB recommended Class 1 designation by the City Council
Ownership Status
Address: Last transfer history from county database:
2275 Araby March 1994
2350 Araby November 2016
2500 Araby March 2015
2501 Araby March 2015
2540 Araby September 2020
2550 Araby March 2015
The Araby Adobe and Rock Houses are rare and uniquely crafted vernacular structures
that exemplify the early period of development in Palm Springs, particularly in hillside
areas. The period of significance for the houses is 1925 to 1933, the timeframe during
which the dwellings were constructed. The buildings are evaluated within the local context
“Palm Springs between the Wars – 1919 to 1941.” More detailed information is available
in the attached historic resources report.
ANALYSIS AND FINDINGS:
The board’s analysis of the application relative to the criteria for the designation of historic
resources is detailed in the attached HSPB resolutions and staff report dated January 4,
2022. The Board made findings in support of Class 1 (Landmark) designation for all six
parcels as follows:
Item 2B - 2
City Council Staff Report
February 10, 2022 – Page 3
Cases HSPB 128 and HSPB 129
• “El Dumpo Adobe” (2275 S Araby, HSPB #128) and the Giannini residence (2340
S Araby, HSPB #129-A) each individually meet the definition of a historic resource
based on Criteria iii and iv and each possesses sufficient historic integrity to qualify
as a Class 1 (Landmark) historic resource.
• The four rock houses collectively referred to as the Hopi Village (2500, 2501, 2540
and 2550 S Araby, HSPB #129-B, C, D, and E) each individually meet the definition
of a historic resource based on Criteria iii, iv and v of the Palm Springs Historic
Preservation Ordinance and each possess sufficient historic integrity to qualify as
Class 1 (Landmark) historic resources.
CONCLUSION:
The Araby Adobe and Araby Rock Houses are rare, one-of-a-kind structures that reflect
the kind of rustic, picturesque, vernacular-style of dwellings that were being erected in the
hillside areas in the very early years of Palm Springs’ development using locally quarried
rock and other locally found materials. In making their recommendation, the board
acknowledged that designation of unique properties like these is extremely important in
educating the community that our rich history goes well beyond the mid-twentieth century
period for which Palm Springs is known.
ENVIRONMENTAL ASSESSMENT:
The proposed 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.
NOTIFICATION:
Pursuant to Section 94.09.00 (Public Hearing) of the Palm Springs Zoning Code, written
notice has been mailed to all property owners and residents within five hundred (500) feet
of the subject property and notice was published in a newspaper of general circulation.
FISCAL IMPACT:
None.
Item 2B - 3
City Council Staff Report
February 10, 2022 – Page 4
Cases HSPB 128 and HSPB 129
REVIEWED BY:
Deputy City Manager: Flinn Fagg
City Manager: Justin Clifton
ATTACHMENTS:
A. Vicinity Map.
B. Draft Resolution.
C. Application, related background materials, photos.
D. HSPB staff report, minute excerpt and resolution.
Item 2B - 4
ATTACHMENT A
Item 2B - 5
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
Case HSPB 128 / 129 Araby Rock Houses & Adobe
2275, 2350, 2500, 2501, 2540, 2550 S Araby Drive
Item 2B - 6
D SOO-Ft Buffer
~Sites
LJ Pa rcel
w E
ATTACHMENT B
Item 2B - 7
RESOLUTION NO. ___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNATING “EL DUMPO ADOBE”
LOCATED AT 2275 SOUTH ARABY DRIVE, A CLASS 1 HISTORIC
SITE, (HSPB #128), APN# 510-232-020.
THE CITYI COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation
of historic sites and districts; and
B. WHEREAS, on July 9, 2019 the Historic Site Preservation Board (“HSPB”) identified “El
Dumpo Adobe” as part of its FY 19/20 work plan; and
C. WHEREAS, on November 2, 2021 the HSPB directed staff to initiate study and schedule
site visits and a public hearing of the board to consider the case; and
D. WHEREAS, a historic resources report (‘the report”) was prepared by the firm
Architectural Resources Group (“ARG”) evaluating the site for eligibility as a historic resource
relative to the criteria outlined in Municipal Code Section 8.05.070, and
E. WHEREAS, in October and November, 2021, members of the Historic Site Preservation
Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and
F. WHEREAS, on January 4, 2021, a noticed public hearing of the HSPB to consider Case
HSPB #128 was held in accordance with applicable law; and
G. WHEREAS, at the said hearing, the HSPB carefully reviewed and considered all 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 and voted unanimously to recommend that the
City Council designate the property as Class 1 (Landmark) historic site HSPB 128; and
H. WHEREAS, on February 10, 2022, a noticed public hearing of the City Council to consider
Case HSPB #128 was held in accordance with applicable law; and
I. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all
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.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
SECTION 1: FINDINGS – PART “A”, CRITERIA FOR HISTORIC RESOURCES.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the HSPB
and City Council shall evaluate the application and make findings in conformance with the
following criteria:
Item 2B - 8
Resolution No. ____8 – “El Dumpo adobe” 2275 S Araby Drive
Page 2 of 7
February 10, 2022
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 (“a”
and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
El Dumpo Adobe exhibits exceptional historic significance because it is a rare example of a
dwelling from the period between the wars, (1919 – 1941) and because of its unique adobe
method of construction.
Beginning on page 41, the report evaluates the parcel for eligibility as a historic resource as
defined by the City’s historic preservation ordinance.
(Criterion i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community;
The report does not list any events associated with the home that contributed to the nation, state
or community. Thus it does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history;
The report did not identify any historically significant individuals associated with the site , thus it
does not qualify as a historic resource under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of national,
state or local history;
On page 42, the report explains that El Dumpo Adobe exemplifies the period of development in
Palm Springs between World War I and World War II (1919 – 1941) noting that it was one of the
first residences constructed in the Araby tract in the 1920’s. The report notes that the city’s
growth during this period of time was a precursor to the larger boom of the postwar period. It
also notes that the adobe’s simple vernacular idiom is a relatively rare example of the kind of
unpretentious winter home H.W. Otis envisioned for the Araby tract. For these reasons, the City
Council concurs that the site qualifies as a historic resource under Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a type,
period or method of construction;
The report explains on page 42 that El Dumpo Adobe is an excellent example of Adobe Revival
residential architecture. The main dwelling and the current casita (believed to originally be the
garage) both retain the majority of their original design, materials, and workmanship and
represent a construction type that is quite rare in Palm Springs. Thus El Dumpo adobe embodies
the distinctive characteristics of a type, period and method of construction and as such, the City
Item 2B - 9
Resolution No. ____8 – “El Dumpo adobe” 2275 S Araby Drive
Page 3 of 7
February 10, 2022
Council concurs that the home qualifies as a historic site under Criterion iv.
(Criterion v) 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 architect and builder of El Dumpo Adobe are not known and although quaint, it does no t
possess high artistic value. As such it is not eligible as a historic resource under Criterion v .
(Criterion vi) 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 report does not assert that El Dumpo Adobe qualifies under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield inf ormation
important to national, state or local history or prehistory.
No information has been provided in the historic resources report on any pre -historic significance
of the site.
SECTION 2: PART “B” ANALYSIS OF HISTORIC INTEGRITY.
Analysis of Integrity. (PSMC 8.05.070 (C,1,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.
Beginning on page 43 of the report is an evaluation of the site relative to the seven aspects or
qualities of historic 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 report concludes that the site retains a high degree of integrity and is further
analyzed below:
1. Location:
El Dumpo Adobe remains at its original location and thus retains integrity of location.
2. Design:
El Dumpo Adobe is configured with a central two-piece barrel clay tile gable-roofed living room
with a broad, covered porch across the principal façade. Two shed -roofed volumes flank the
central part of the house – the west side contains bedrooms and the east side the kitchen and
utility areas. As noted on page 43 the adobe and garage (casita) have experienced s ome
alterations including: additions to the west and south sides of the main house, infill of a covered
Item 2B - 10
Resolution No. ____8 – “El Dumpo adobe” 2275 S Araby Drive
Page 4 of 7
February 10, 2022
porch on the south elevation, replacement of garage doors with wood French doors, the addition
of a slumpstone wall, arch, trellis, gazebo and greenhouse at the southwest corner of the home,
garden walls along the street front, a detached carport, brick terraces and a swimming pool.
Despite these alterations, the form, plan, space, structure and style of the property are still clearly
legible. The home still is recognizable as an irregularly shaped adobe structure from the 1920’s
and as such retains sufficient integrity of design
3. Setting:
The report notes that the setting of the adobe has changed significantly over time as the
subdivision has been built up and developed with a variety of dwelling styles. It concludes that
the property has lost integrity of setting.
4. Materials:
The dwelling at 2275 S Araby Drive was built primarily of adobe brick, the raw components of
which are locally available. The majority of its original material structure and cladding remain.
Thus the home retains material integrity.
5. Workmanship:
The original workmanship – the hand-crafted adobe brick -- are evident in the exterior
appearance of the home. So too are the original steel casement windows and the clay tile roof
and thus, the site retains integrity of workmanship.
6. Feeling:
The property clearly expresses the aesthetic and historic sense of residential development in
Palm Springs during the 1920’s and 30’s. It reflects the period in Palm Springs history during
which its image as a rustic village comprised mostly of simple vernacular buildings was
established. The feeling of a relaxed rustic desert village is imbued in El Dumpo Adobe.
7. Association:
The residence retains its association with the early period in Palm Springs development when
small hand-crafted structures built mostly of local materials in a rustic vernacular style was
common. It thus retains integrity of association.
SECTION 3: DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for 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, addition s 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 historic resource.
Item 2B - 11
Resolution No. ____8 – “El Dumpo adobe” 2275 S Araby Drive
Page 5 of 7
February 10, 2022
Below is a list of character-defining features of El Dumpo Adobe. This includes the listing on
Page 30 of the report.
• Thick masonry walls of adobe brick on both the main dwelling and the accessory dwelling
unit (originally a garage).
• One story in height.
• Simple unadorned exterior walls comprised of adobe brick, typically with cement plaster
veneer.
• Wood and steel casement and sash windows with muntins.
• Exposed wood timber lintels and rafter tails.
• Two-piece clay tile gable roofs.
• Covered veranda or porch.
Non-contributing elements at El Dumpo (2350 S Araby):
• The landscape.
• The additions on the south and west sides of the dwelling including the porch infill, the
brick wall and arch, the covered patio / carport, gazebo and greenhouse.
• The “wainscot” of dimension brick on the south elevation.
• The Saltillo tile front porch, brick patios, swimming pool and walkways.
• The replacement doors on the casita.
• The carport on the northeast corner of the parcel.
SECTION 4: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.
According to Section 8.05 of the Municipal Code, the following shall apply to Class 1 Historic
Resources:
1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section
8.05.020.
2. An archival file on the property shall be maintained 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 His toric 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.
SECTION 5: ENVIRONMENTAL ASSESSMENT
Item 2B - 12
Resolution No. ____8 – “El Dumpo adobe” 2275 S Araby Drive
Page 6 of 7
February 10, 2022
The proposed 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 HSPB hereby recommends that the City Council designate “El
Dumpo Adobe” located at 2275 South Araby Drive, a Class 1 (Landmark) Historic Resource
(Case HSPB #128).
ADOPTED THIS TENTH DAY OF FEBRUARY, 2022.
JUSTIN CLIFTON
CITY MANAGER
ATTEST:
ANTHONY J. MEJIA, MMC
CITY CLERK
Item 2B - 13
Resolution No. ____8 – “El Dumpo adobe” 2275 S Araby Drive
Page 7 of 7
February 10, 2022
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. ____ 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 _______________________, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Springs, California, this ______ day of ______________, _________.
ANTHONY J. MEJIA, MMC
CITY CLERK
Item 2B - 14
RESOLUTION NO. ___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNATING “THE ARABY ROCK
HOUSES”, LOCATED AT 2350, 2500, 2501, 2540 AND 2550
SOUTH ARABY DRIVE AS CLASS 1 HISTORIC SITES, (HSPB
#129-A THROUGH E).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation
of historic sites and districts; and
B. WHEREAS, on July 9, 2019 the Historic Site Preservation Board (“HSPB”) identified “The
Araby Rock Houses” as part of its FY 19/20 work plan; and
C. WHEREAS, on November 2, 2021 the HSPB directed staff to initiate study and schedule
site visits and a public hearing of the board to consider the case; and
D. WHEREAS, a historic resources report (‘the report”) was prepared by the firm
Architectural Resources Group (“ARG”) evaluating the site s for eligibility as historic resources
relative to the criteria outlined in Municipal Code Section 8.05.070, and
E. WHEREAS, in October and November, 2021, members of the Historic Site Preservation
Board (HSPB) and City staff conducted site inspections of the Araby Rock Houses; and
F. WHEREAS, on January 4, 2021, a noticed public hearing of the HSPB to consider Case
HSPB #129 was held in accordance with applicable law; and
G. WHEREAS, at the said hearing, the HSPB carefully reviewed and considered all 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 and voted unanimously to recommend that the
City Council designate the property as Class 1 (Landmark) HSPB 129; and
H. WHEREAS, on February 10, 2022, a noticed public hearing of the City Council to consider
Case HSPB #129 was held in accordance with applicable law; and
I. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all
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.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
SECTION 1: FINDINGS – EVALUATION OF HISTORIC SIGNIFICANCE AND INTEGRITY .
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a and b), the
Item 2B - 15
Resolution No. ____ – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
Page 2 of 11
February 10, 2022
HSPB and City Council shall evaluate the application and make findings in conformance with
the criteria therein.
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 (“a”
and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
The Araby Rock houses exhibit exceptional historic significance because they are rare examples
of dwellings from the period between the wars, (1919 – 1941) because of their unique method
of construction, high artistic value and the association of four of them with master builder /
craftsman R. Lee Miller.
Beginning on page 45, the report individually evaluates each dwelling for eligibility as a historic
resource as defined by the City’s historic prese rvation ordinance. Each of the Araby Rock
Houses is identified by its address, assigned a number and letter associated with this resolution
and each is evaluated below as follows;
HSPB #129-A – 2350 S Araby Drive (“The Giannini Residence”).
HSPB #129-B – 2500 S Araby Drive.
HSPB #129-C – 2501 S Araby Drive.
HSPB #129-D – 2540 S Araby Drive.
HSPB #129-E – 2550 S Araby Drive
SECTION 3A: FINDINGS OF HISTORIC SIGNIFICANCE AND INTEGRITY - HSPB #129-A –
2350 S Araby Drive; “The Giannini Residence”:
(Criterion i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community;
The report does not list any events associated with the home that contributed to the nati on, state
or community. Thus it does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history;
The report did not identify any historically significant individuals associated with the site, thus it
does not qualify as a historic resource under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of national,
state or local history;
On page 45, the report explains that the Giannini residence exemplifies the period of
Item 2B - 16
Resolution No. ____ – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
Page 3 of 11
February 10, 2022
development in Palm Springs between World War I and World War II (1919 – 1941) noting that
it was one of the first residences constructed in the Araby tract in the 1920’s. On page 28, the
report notes that the Giannini residence embodies the characteristics of the Arts and Crafts
movement with its gable roof, broad front porch with tapered stone columns and stone clad walls.
The Giannini residence exemplifies the period of the 1920’s when picturesque revival
architectural styles were popular, not only in Palm Springs but nationwide. The property reflects
the rustic, unpretentious type of winter home that developer H.W. Otis envisioned for the Araby
tract. For these reasons, the City Council concurs that the site qualifies as a historic resource
under Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a type,
period or method of construction;
The report explains on page 46 that the Giannini residence is an excellent example of a
vernacular rock house. Its method of construction, that of poured -in-place concrete with hand-
cut local rock cladding is distinctive and rather rare . Most modest residential structures from
that period were of conventional wood frame and stucco construction. It reflects the period of
construction in Palm Springs during the 1920’s when simple rustic picturesque style homes, built
primarily for occupancy during the pleasant winter months were popular. Thus the Giannini
residence embodies the distinctive characteristics of a type, period and method of construction
and as such, staff concurs that the home qualifies as a historic site under Criterion iv.
(Criterion v) The resource presents the work of a master builder, designer, a rtist,
or architect whose individual genius influenced his age, or that possesses high
artistic value;
The architect and builder of the Giannini residence are not known. Although the report on page
46 does not find the dwelling eligible under Criterion v , the City Council finds that the home’s
picturesque Craftsman style reflects the skilled and artistic hands of master craftsmen and as
such is eligible under Criterion v for its high artistic value.
(Criterion vi) 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 report does not assert that the Giannini residence qualifies under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
No information has been provided in the historic resources report on any pre-historic significance
of the site.
Analysis of Integrity. (PSMC 8.05.070 (C,1,b). The site, structure, building or
object retains one or more of the following aspects of integrity, as established in
Item 2B - 17
Resolution No. ____ – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
Page 4 of 11
February 10, 2022
the Secretary of the Interior’s Standards: integrity of design, materials,
workmanship, location, setting, feeling, or association.
Beginning on page 43 of the report is an evaluation of HSPB 129-A; relative to the seven aspects
or qualities of historic 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 report concludes that the site retains a high degree of integrity and is further
analyzed below:
1. Location:
HSPB 129-A – the Giannini residence - remains at its original location and thus retains integrity
of location.
2. Design:
The Giannini residence is configured as a rectangle in plan with a simple gable roof, broad
covered front porch and is clad in hand-cut stone that appears to have been quarried locally. A
large carport on the east and an addition off the back, to the south have altered the design but
are visually distinguishable from the original dwellin g. The primary facades remain unaltered
and convey integrity of design.
3. Setting:
The report notes that the setting of the Giannini residence has changed significantly over time
as the subdivision has been built up and developed with a variety of dwelling styles. It concludes
that the property has lost integrity of setting.
4. Materials:
The Giannini residence was built of poured-in-place concrete clad in hand -cut fieldstone that
appears to have been quarried locally. The majority of its original material structure and cladding
remain. The addition on the back of the house, although clad in a different color and type of
stone, maintains consistency in type of material while differentiating the addition from the original
structure. Thus the home retains material integrity.
5. Workmanship:
The original workmanship seen in the meticulously laid hand-cut fieldstone is that of highly skilled
stone masons and craftsmen. The home retains a high degree of integrity of workmanship.
6. Feeling:
The property clearly expresses the aesthetic and feeling of residential development in Palm
Springs during the 1920’s and 30’s. It reflects the period in Palm Springs history during which
its image as a rustic village comprised mostly of simple vernacular buildings was established.
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The feeling of a relaxed rustic desert village is imbued in the Giannini residence.
7. Association:
The residence retains its association with the early period in Palm Springs development when
small hand-crafted structures built mostly of local materials in a rustic vernacular style w ere
common. It thus retains integrity of association.
Conclusion: HSPB 129-A, the Giannini residence, is eligible for designation as a Class 1
historic resource.
SECTION 3B - FINDINGS OF HISTORIC SIGNIFICANCE AND INTEGRITY - HSPB #129-B –
2500 S. Araby, HSPB 129-C – 2501 S. Araby, HSPB 129-D – 2540 S. Araby and HSPB 129-E
– 2550 S. Araby Drive.
Evaluation of these four dwellings, collectively known as the “Hopi Village” or “Araby Rock
Houses” are evaluated in the report beginning on page 48. Although each of the dwellings are
uniquely different in plan and massing and are sited on separate parcels, th ere are certain
historic characteristics that all four possess that allow them to be evaluated together.
(Criterion i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community;
The report does not list any events associated with the four rock houses that contributed to the
nation, state or community. Thus they do not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history;
The report did not identify any historically significant individuals associated w ith any of the rock
houses, thus they do not qualify as historic resources under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of national,
state or local history;
On page 49, the report notes that the four rock houses that comprise the Hopi Village reflect the
period between the wars (1919 to 1941) during which seasonal re sidents constructed modest
homes sited in bucolic settings meant to help residents escape the pressures of urban life. They
embody a rustic characteristic with a romantic aesthetic that appealed to an artistic subset of
settlers who came to Palm Springs d uring the 1920’s and 30’s and evoked indigenous building
traditions of the native cultures of the American Southwest. The artistic work of many of these
early settlers contributed to a growing national awareness of the picturesque natural beauty of
the Palm Springs area. The natural setting and rustic character of the four rock houses, although
atypical, reflect a unique and rare subset of residential development from the 1920’s and 30’s in
Palm Springs. For these reasons, the City Council finds that the four Araby Rock Houses (aka
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“Hopi Village”) individually qualify as historic resources under Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a type,
period or method of construction;
The report asserts beginning on page 49 that rustic hand-laid, locally quarried rock of the four
rock houses embody a particularly unique and rare type and method of construction. The rock
work of the four Hopi Village houses is significantly more rustic and rough compared to the more
precise masonry work of the Giannini residence. The rough -cut, unmodified local stone, and
integration of the dwellings with the natural rocky hillside terrain are recognized as a “signature”
style of much of R. Lee Miller’s work during this period and can be seen in other structures in
and around Palm Springs the construction of which is credited to Miller. As such, the City Council
finds that the four Araby Rock Houses (aka “Hopi Village”) individually qualify as a historic sites
under Criterion iv.
(Criterion v) The resource presents the work of a master builder, designer, artist,
or architect whose individual genius infl uenced his age, or that possesses high
artistic value;
As noted on page 50 of the report, the design and construction of the four rock houses is credited
to R. Lee Miller whose rustic residential designs were hailed as unique and artistic embodiments
of the Palm Springs spirit during the 1920’s and 30’s. Miller was the designer and builder of
other romanticized dwellings such as the Andreas Canyon Club houses, the Goodlow residence,
and others. Beginning on page 32, the report chronicles the career and contributions of Miller
to the local built environment. Miller was seen as a “pioneer village builder” in Palm Springs
whose hand-crafted and sometimes whimsical designs are recognizable to this day.
Page 34 of the report explains how Miller would often find a way to weave native stone into his
projects, even if the primary mode of construction was adobe or frame and stucco. His constant
use of rock spoke to his affinity for native desert materials. Although the report does not make
a connection, staff would assert that Miller’s artistic integration of natu ral stone into the design
of his homes may have influenced or inspired the use of natural stone in many homes and
commercial buildings in Palm Springs from the mid -twentieth century period. The four Araby
Rock Houses each present the work of master builder and craftsman, R. Lee Miller and possess
high artistic value. The four homes individually are eligible under Criterion v.
(Criterion vi) 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 report does not assert that the Araby Rock Houses qualify under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
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No information has been provided in the historic resources report on any pre -historic significance
of the sites.
Analysis of Integrity. (PSMC 8.05.070 (C,1,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 report notes on page 52 that due to lack of accessibility and visibility of the four rock houses,
they were unable to assess their historic integrity. The HSPB members observed the dwellings
during the site visit and assessed their historic integrity as follows:
1. Location:
HSPB 129-B, through E – the Araby Rock Houses, each remain in their original location and
thus all four retain integrity of location.
2. Design:
Three of the Araby Rock Houses (2500, 2501 and 2550 S. Araby Drive) are rectilinear with
irregular footprints and with flat roofs. The fourth at 2540 is a one-story cylindrical stone structure
with a low conical shaped roof clad in two-piece barrel clay tile. In comparing the aerial photos
in the report beginning on page 12 from 1940 and the present, none of the dwellings appear to
have been significantly modified or added onto.
The roof on the cylindrical dwelling at 2540 S. Araby was replaced in 2013. The clay tiles on the
original roof were laid in a fan -shape, whereas the tile on the new roof was laid in pie -shaped
segments with low, “ridge caps” laid in a spoke-like arrangement which changes slightly the
overall appearance of the roof. Aside from this, despite the deteriorated state of the other three
rock houses, they each appear to have good integrity of design.
3. Setting:
Consistent with the report analysis of setting for 2540 S Araby, the other three rock houses also
retain integrity of setting.
4. Materials:
Also consistent with the report analysis of material for 2540, the other three rock houses retain
good material integrity.
5. Workmanship:
Each of the four Araby Rock Houses retain the integrity of workmanship as seen in features and
details such as the hand-laid rock walls, log lintels and vigas.
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6. Feeling:
As was noted for HSPB 129-B (2540 S Araby) the other three rock house are also particularly
strong with regard to feeling; expressing the specific aesthetic sense of local artist / builder R.
Lee Miller and the indigenous building patterns of Puebloan tribes from the American Southwest.
7. Association:
The report notes that the individual Araby Rock Houses are clearly recognizable as vernacular
rustic structures from the 1920’s and 30’s and for those familiar with the work of R. Lee Miller,
their intact, albeit deteriorated condition, reflect the artistic ha nd of this notable local craftsman.
Conclusion: the four Araby Rock Houses at 2500, 2501, 2540 and 2550 S. Araby Drive are
eligible for designation as Class 1 (Landmark) historic resources.
SECTION 4: DEFINING HISTORIC CHARACTERISTICS
HSPB 129-A, 2350 S Araby (the Giannini residence) character-defining features:
• Arts and Crafts era architectural style featuring stone walls, gable roof, eaves with
exposed rafter tails, patterned window panes, large covered front porch w ith tapered
stone columns.
• Elevations comprised of rough cut and/or natural stone that appears to be quarried from
the sites.
• One story in height.
• Gabled roof with overhanging eaves and rafter tails or parapets.
• Small, recessed window openings.
Non-contributing features:
• The pool, landscaping, addition on the south side of the home and the Frey-designed
carport.
HSPB #129-B through E – 2500, 2501, 2540 and 2550 S Araby - the “Hopi Village” houses:
Page 29 of the report lists the common character-defining features of the rock houses, which
are:
• Elevations clad fully with natural rustic cut stone.
• One story in height.
• Flat roofs with low parapets. (Low conical-shaped roof with two-piece clay barrel tiles laid
in a fan-like or radial pattern on 2540 S. Araby; see further discussion below).)
• Small, recessed windows with muntins (with some round-shaped windows on 2540 S.
Araby).
• Handmade decorative elements.
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• Hand-hewn wood vigas.
• Natural, rugged landscape.
Other specific character-defining or contributing features:
• The accessory buildings at 2540 S. Araby including the pool, the rustic wind wall with its
steel sash window frames, the “barn”, the shed, the perimeter rock walls and barbeque.
• Two-piece clay tile roof laid in a fan -like pattern on the round stone house. As noted
earlier the current tile roof, replaced in 2013 does not reflect the fan-like patter of the
original roof tiles. The current roof would not be considered character-defining, however
if it were to be replaced in the future with a two -piece tile roof laid in a fan -like pattern, it
could be considered as character-defining.
Non-contributing features:
• The terrace at 2540 S Araby, adjacent to the house, the patio adjacent to the barn, the
various fences, and objects (concrete blocks, etc.).
SECTION 5: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.
According to Section 8.05 of the Municipal Code, the following shall apply t o Class 1 Historic
Resources:
1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section
8.05.020.
2. An archival file on the property shall be maintained 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.
SECTION 6: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designations are 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.
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Resolution No. ____ – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
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Based upon the foregoing, the HSPB hereby recommends that the City Council designate “the
Araby Rock Houses, located at 2350, 2500, 2501, 2540 and 2550 South Araby Drive, as Class
1 (Landmark) Historic Resources (Case HSPB #129) as follows:
2350 S. Araby – HSPB 129-A. (the Giannini residence)
2500 S. Araby – HSPB 129-B.
2501 S. Araby – HSPB 129-C.
2540 S. Araby – HSPB 129-D.
2550 S. Araby – HSPB 129-E.
ADOPTED THIS TENTH DAY OF FEBRUARY, 2022.
JUSTIN CLIFTON
CITY MANAGER
ATTEST:
ANTHONY J. MEJIA, MMC
CITY CLERK
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Resolution No. ____ – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
Page 11 of 11
February 10, 2022
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, h ereby certify that
Resolution No. ____ 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 _______________________, by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of Palm Springs, California, this ______ day of ______________, _________.
ANTHONY J. MEJIA, MMC
CITY CLERK
Item 2B - 25
ATTACHMENT C
Item 2B - 26
Araby Rock Houses and Araby Adobe,
Historic Resources Report
2275, 2350, 2500, 2501, 2540, 2550 S. Araby Drive
Palm Springs, CA
Prepared for:
City of Palm Springs
Department of Planning Services
Prepared by:
September 28, 2021
Item 2B - 27
Architectu ral
Resources Group
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Araby Rock Houses and Araby Adobe, Historic Resources Report September 28, 2021
ARCHITECTURAL RESOURCES GROUP i
Table of Contents
1. Introduction ..................................................................................................................... 1
2. Architectural Description .................................................................................................. 2
2.1 Site and Setting ................................................................................................................ 2
2.2 Buildings .......................................................................................................................... 3
3. Alterations and Chronology of Development .................................................................. 10
4. Historic Contexts ............................................................................................................ 18
4.1 Early Residential Development of Palm Springs ............................................................ 18
4.2 Development of the Araby Tract ................................................................................... 19
4.3 “Hopi Village” ................................................................................................................ 24
4.4 Architecture ................................................................................................................... 28
4.5 Designer/Builder R. Lee Miller ....................................................................................... 32
5. Regulations and Criteria for Evaluation .......................................................................... 36
5.1 City of Palm Springs Historic Resources and Historic Districts ...................................... 36
6. Evaluation of Significance ............................................................................................... 41
6.1 Previous Surveys and Designations ............................................................................... 41
6.2 City of Palm Springs Class 1/Class 2 Historic Resource ................................................. 41
6.3 Summary of Eligibility .................................................................................................... 53
7. Conclusion ..................................................................................................................... 54
8. Bibliography .................................................................................................................... 55
Appendix A. 2016 DPR 523 Forms
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Araby Rock Houses and Araby Adobe, Historic Resources Report September 28, 2021
ARCHITECTURAL RESOURCES GROUP 1
1. Introduction
At the request of the City of Palm Springs’ Department of Planning Services, Architectural Resources
Group (ARG) has prepared this Historic Resources Report for six single‐family residences on S. Araby
Drive in the Araby Cove neighborhood: 2275, 2350, 2500, 2501, 2540, and 2550. 2275 S. Araby Drive is
the Araby Adobe (commonly known as the “El Dumpo Adobe”) and the other five are rock houses, four
of which (2500, 2501, 2540, and 2550) comprise the historic “Hopi Village” in a canyon separated from
the rest of Araby Cove and accessed via a private road. All were constructed between 1926 and 1933.
Completion of this assessment involved a site visit and visual inspection of the buildings on May 17,
20211; compilation and review of historic building permits and project documents obtained from the
Palm Springs Department of Planning Services; primary and secondary source research conducted
through various local and online repositories, including the Palm Springs Historical Society Research
Library; development of applicable historic contexts and themes (expanding on those in the City’s
Historic Context Statement); evaluation of each property’s individual eligibility under City of Palm
Springs Class 1 historic resource criteria; and evaluation of historic integrity. This report was prepared
by Katie E. Horak, Principal and Mary Ringhoff, Associate, both of whom meet the Secretary of the
Interior’s Professional Qualification Standards for Architectural History.2 ARG intern Luke Leuschner
provided research assistance and additional project support.
In summary, ARG finds that the properties at 2275 and 2350 S. Araby Drive meet City of Palm Springs
Class 1 eligibility Criteria 3 and 4, and the property at 2540 S. Araby Drive meets Class 1 Criteria 3, 4,
and 5. As these properties also retain sufficient integrity to convey their significance, they appear
eligible for listing as Class 1 historic resources.
The properties at 2500, 2501, and 2550 S. Araby Drive also appear potentially individually significant
under City of Palm Springs Class 1 Criteria 3, 4, and 5. However, due to lack of access and visibility, ARG
was unable to determine whether each is individually eligible for listing as a Class 1 historic resource.
These three properties therefore appear eligible for listing as Class 2 historic resources.
The following report provides a contextual basis for analysis and a detailed discussion of how these
determinations were made.
1 Four of the properties (2500, 2501, 2540, and 2550 S. Araby Drive, historically “Hopi Village”) are located on a private drive
and were unable to be closely examined. ARG supplemented the limited visual observation with examination of aerial
photographs, historic photographs, and 2016 DPR forms and photos of the property provided by the City.
2 Katie E. Horak is a Principal and Architectural Historian in ARG’s Los Angeles office, with 18 years of experience in the field.
She is a graduate of the Master of Historic Preservation (now Heritage Conservation) program at the University of Southern
California. Mary Ringhoff is a Senior Associate in ARG’s Los Angeles office, with 12 years of experience in the field. She is also
a graduate of USC’s Master of Historic Preservation program.
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ARCHITECTURAL RESOURCES GROUP 2
2. Architectural Description
Site map showing locations of subject properties. Base image: City of Palm Springs, 2021.
2.1 Site and Setting
The subject properties, 2275, 2350, 2500, 2501, 2540, and 2550 S. Araby Drive, are located in the Araby
Cove residential neighborhood on the southern edge of Palm Springs. Araby Cove, containing only 81
residences, lies south of Palm Canyon Wash (a wide ephemeral drainage running northeast/southwest
here) and is situated in the canyon‐dissected foothills of the Santa Rosa Mountains. Its titular “cove” is
formed by the surrounding slopes and shallow canyons. Araby Cove has only two access points: S. Araby
Drive (originally Tamarisk Avenue), which crosses the wash from the north, and Rim Road (originally
Mesquite Drive) south of the wash, which contours around the hillside east of the development to
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Araby Rock Houses and Araby Adobe, Historic Resources Report September 28, 2021
ARCHITECTURAL RESOURCES GROUP 3
connect with E. Palm Canyon Road. The neighborhood’s immediate topography is a relatively flat
natural bench within larger west‐ and north‐trending slopes; it encompasses varied terrain to which
many properties have adapted with retaining walls and flat spots cut into slopes to allow building. Most
of the residences occupy irregularly shaped parcels of moderate size, fronting on the curvilinear streets
of S. Araby Drive, E. Smokewood Avenue, Cholla Place, S. Bisnaga Avenue, and Rim Road. S. Araby Drive
essentially bisects the development. The streets are paved with asphalt and lack sidewalks or street
lights. Residences reflect a range of setbacks, sizes, architectural styles, and eras; while a few properties
dating from the 1920s to the 1930s are present, most of the homes were constructed between the
1950s and 2000s. Two of the subject properties (2275 and 2350 S. Araby Drive) are located in this main
portion of Araby Cove, which was developed as the Araby Tract in 1926.
The other four subject properties (2500, 2501, 2540, and 2550 S. Araby Drive) are geographically
separated from the rest of Araby Cove, situated below the other homes on the east side of a roughly
north‐trending canyon to the southwest of the 1920s tract. They are accessed via a graded extension of
S. Araby Drive, which completes a hairpin turn at the south end of Araby Cove and contours northwest
along the side of the canyon to reach the homes. The setting is relatively natural and quite informal
here, with graded and flattened cuts/platforms for house sites and individual retaining walls, ancillary
buildings/structures, and landscape features. Native and imported vegetation including palm trees,
creosote, greasewood, cholla, and mesquite dominates the landscape. The four houses here constitute
the entirety of the development in this canyon, and were developed together in the 1930s as “Hopi
Village.”
2.2 Buildings
2275 S. Araby Drive (“El Dumpo Adobe”)
The building at 2275 S. Araby Drive is a one‐story, single‐family residence with an irregular footprint. It
is located in the main neighborhood of the Araby Tract, on the west side of S. Araby Drive, and reflects
a vernacular adobe idiom. Its original (1926) adobe volume appears to constitute the front and central
portion of the current building (comprising the portions which are most visible from the public right‐of‐
way), and has a front‐gabled roof covered with red clay tile. Attached to the rear and side of the adobe
volume are multiple later (post‐1940) additions that all appear to be constructed of slumpstone type
concrete masonry units (CMU); some or all of the additions may in fact be wood‐framed with
slumpstone cladding. These additions have shed roofs with the same red clay tile roofing material as
the 1926 volume. Roof features include open eaves with exposed rafters, and an interior stucco chimney
with clay tile cap at the interior of the adobe volume. Post‐1940 hardscape features include slumpstone
entry and perimeter walls attached to the building, a decorative slumpstone arch, a wooden gate with
rock piers, and a hedge. Due to these hardscape additions, much of the building is not visible from the
street.
The only visible windows, located in the adobe volume, are paired steel multi‐light casement windows
topped by simple wood lintels. The front (east‐most) building volume has multiple sets of single‐light
wood French doors comprising the majority of its north elevation. The building is fronted by a gravel
driveway flanked by rock planters with native vegetation. It leads to a detached modern carport with
slumpstone walls topped by wood vertical supports and a tiled shed roof.
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ARCHITECTURAL RESOURCES GROUP 4
2275 S. Araby Dr. overview, view southwest (all
visible portions appear to be adobe). ARG, 2021.
2275 S. Araby Dr., view west/northwest showing
adobe construction. ARG, 2021.
2275 S. Araby Dr. modern carport, view northwest.
ARG, 2021.
2275 S. Araby Dr., view southwest (all visible portions
appear to be adobe). ARG, 2021.
2350 S. Araby Drive
The building at 2350 S. Araby Drive is a one‐story, single‐family residence with a roughly T‐shaped
footprint. It is located in the main neighborhood of the Araby Tract, on the east side of S. Araby Drive.
The original building volume, which was rectangular, is oriented with its long axis running roughly
east/west (perpendicular to S. Araby Drive). A 1986 garage/storage room addition to the east end
lengthened this rectangular footprint, and a 2008 patio enclosure and addition to the south elevation
created the existing T‐shape. The building reflects a vernacular idiom. The original volume’s walls appear
to be constructed of mortared native stone, while both additions appear wood‐framed; the southern
addition has mortared stone cladding and the eastern addition’s cladding is not visible from the street.
The building is topped by a cross‐gabled roof with wood channel board cladding at the gable ends; the
roof is shallowly “broken” to create slightly flared eaves, and is covered with red clay tile. The roof
features open eaves, exposed purlins and rafter tails, bargeboards, and a vent. Visible window types
include tripartite fixed and casement vinyl windows; a single fixed wood window; and paired wood
casement windows with divided lights.
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ARCHITECTURAL RESOURCES GROUP 5
The building’s primary façade faces north, perpendicular to S. Araby Drive, and contains the primary
entry. The entry is fronted by a partial‐width, recessed porch with stone pillars, porch walls, and curving
cheek walls that flank concrete entry steps. The primary door is not visible from the street. The north
and west sides of the building are fronted by a curving rock retaining wall enclosing lawn and native
vegetation. A gravel driveway flanked by newer curving rock planters provides access from S. Araby
Drive; a newer rock entry wall with wood gate obscures the southern part of the building’s west
elevation.
2350 S. Araby Dr. overview, view southeast. ARG,
2021.
2350 S. Araby Dr., view southeast. ARG, 2021.
2350 S. Araby Dr., view east. ARG, 2021. 2350 S. Araby Dr., view northeast. ARG, 2021.
2500 S. Araby Drive
The building at 2500 S. Araby Drive is a one‐story, single‐family residence with an irregular footprint. It
is located in the “Hopi Village” area in a canyon separated from the main neighborhood of the Araby
Tract, along with three other rock houses; visibility from the public right of way is limited. The building
reflects a vernacular idiom with some minimal elements of Pueblo Revival architecture. It is sited on a
small flattened area and is partially built into a north‐trending slope, with its primary façade facing
north. It is constructed of mortared native stone and has a flat roof, covered with an unknown material.
Roof features include a low flat parapet and several chimney pipes, and log vigas are present. The
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primary façade contains two recessed wood doors with historic hardware. The building’s windows,
which have simple stone sills and lintels, are boarded up and are of unknown type. Access to the house
is provided by a graveled driveway from the graded extension of S. Araby Drive into the canyon, and a
segment of low stone retaining wall or planter is present.
2500 S. Araby Dr. overview, view southwest. ARG,
2021.
2500 S. Araby Dr. primary façade, view southwest.
ARG, 2021.
2500 S. Araby Dr., primary façade, view south. City of
Palm Springs, 2021.
2500 S. Araby Dr., entry detail, view south. City of
Palm Springs, 2021.
2501 S. Araby Drive
The building at 2501 S. Araby Drive is a one‐story, single‐family residence with an irregular footprint. It
is located in the “Hopi Village” area in a canyon separated from the main neighborhood of the Araby
Tract, along with three other rock houses; visibility from the public right of way is limited. The building
reflects a vernacular idiom with some minimal elements of Pueblo Revival architecture. It is sited on a
flattened area, with its primary façade facing southeast. It is constructed of mortared native stone and
has a flat roof covered with membrane roofing of an unknown type. Roof features include a rock parapet
with occasional rustic stone crenellation and two exterior stone chimneys. The building has several
square bays containing single and paired wood casement windows with divided lights; all windows have
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ARCHITECTURAL RESOURCES GROUP 7
simple stone sills and lintels. A projecting porch at the rear of the building features stone piers and walls,
with a ramada‐like wood shade structure. A detached garage to the south of the building is accessed by
a graveled driveway from the graded extension of S. Araby Drive. Hardscape features include low stone
retaining walls.
2501 S. Araby Dr. overview, view north. ARG, 2021. 2501 S. Araby Dr., view northeast. ARG, 2021.
2540 S. Araby Drive3
The building at 2540 S. Araby Drive is a one‐story, single‐family residence with an irregular footprint. It
is located in the “Hopi Village” area in a canyon separated from the main neighborhood of the Araby
Tract, along with three other rock houses; visibility from the public right of way is limited. The building
reflects a vernacular idiom with some minimal elements of Pueblo Revival architecture. It is sited on a
flattened area fronted by a concrete patio with mortared native stone retaining/entry walls. Like these
walls and other hardscape features on the property, the house is constructed of mortared native stone.
It is primarily circular in shape, with a conical roof covered in red clay tile at the main round volume and
a shed‐roofed wing (also roofed with red clay tile) curving around the east/southeast portions of the
round volume. The round volume features log vigas. Roof features include clay tile coping, a
weathervane, and an exterior stone chimney. All visible windows are topped by log lintels, and are made
of steel. They include tripartite (fixed picture window flanked by multi‐light casements), single and
paired multi‐light casements, and a round multi‐light window with an operable (hopper type) upper
sash.
The primary entry, located in the west‐facing round volume, is a wood door with decorative slats and
historic metal hardware. It is set in a simple wood frame and is fronted by shallow stone steps from the
front patio. A secondary door in the curving wing contains a paneled wood door with historic metal
hardware and a log lintel; it is fronted by stone steps from the patio.
The property includes ancillary buildings and structures, including a stone building missing its roof; an
empty concrete swimming pool; stone planters; and stone retaining and perimeter walls. These features
3 2540 S. Araby Drive is located behind a private gate and was not accessed by authors of this report. The architectural
description was developed based on photographs of the building available on www.airbnb.com, which are also included
below. The Airbnb listing can be accessed here: <https://www.airbnb.com/rooms/30498813>
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appear in the 1940 aerial photograph of the property and are all presumed to be original. Access to the
graded extension of S. Araby Drive is provided by a graveled driveway with a mortared stone gate
structure that is also presumed to be an original feature.
2540 S. Araby Dr. overview, view northeast
(Airbnb.com, 2021.
2540 S. Araby Dr., view east/northeast. (Airbnb.com,
2021).
2540 S. Araby Dr., primary entry, view northeast.
(Airbnb.com, 2021).
2540 S. Araby Dr., patio and ancillary building, view
west. (Airbnb.com, 2021).
2550 S. Araby Drive
The building at 2550 S. Araby Drive is a one‐story, single‐family residence with an irregular footprint. It
is located in the “Hopi Village” area in a canyon separated from the main neighborhood of the Araby
Tract, along with three other rock houses; visibility from the public right of way is limited. The building
reflects a vernacular idiom with some minimal elements of Pueblo Revival architecture. It appears to be
partially built into a south‐trending slope, though it primarily sits on an elevated flattened area with
mortared native stone retaining walls. The building is constructed of mortared native stone and has a
flat roof covered with membrane roofing of an unknown type. Roof features include a flat rock parapet
and two exterior stone chimneys. The building’s windows appear to be single and paired steel casement
windows with divided lights, all with simple stone sills and lintels. Several attached wood ramadas
provide shade. The primary (south‐facing) façade is fronted by multiple sets of stone steps and
landings/patios, and a set of steps leads from ground level to the flat roof; door types are unknown. The
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property includes two ancillary buildings of mortared native stone and wood board‐and‐batten, with
shed roofs. Other hardscape features include stone retaining walls, planters, and steps.
2550 S. Araby Dr., view northeast. ARG, 2021. 2550 S. Araby Dr., view north. ARG, 2021.
2550 S. Araby Dr., view northwest. ARG, 2021. 2550 S. Araby Dr., northwest. ARG, 2021.
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3. Alterations and Chronology of Development
Upon review of historical building permits, newspaper sources, photographs, and city directories, ARG
created the following chronology of development for the Araby Rock Houses. All notations of residents
come from Palm Springs City Directories unless otherwise noted; occupancy history is addressed in
detail in Sections 4.2 and 4.3, below. The current addresses of the four “Hopi Village” properties,
including street name, appear not to have been formalized until ca. 1946; census and city directory
references to this area prior to this time simply noted them “Araby Tract,” sometimes with the addition
of “end of Tamarisk Ave.” (the former name of Araby Drive).4 The 1940 census, in fact, did not note
addresses or street names for any of the homes in the Araby Tract, whether located in “Hopi Village” or
the main neighborhood. This chronology provides a summary of each property’s development and
known occupants as well as a summary of all documented alterations. Uncertainties about addresses
mean most owner/occupant information prior to the late 1940s‐early 1950s is tentative.
As reflected in the construction dates below, all six of the bu ildings date to the period 1926‐1933, falling
within the “Palm Springs Between the Wars (1919‐1941)” context in the citywide HCS. Periods of
significance for the individual properties are discussed in more detail in Sections 6.2 and 6.3, below.
2275 S. Araby Drive (1926)
1926: Adobe house constructed.
5 The original owner is unknown.
1926‐1940: Semi‐attached adobe guest cottage added to southeast corner; this may have been
built in 1926, at the same time as the main house, but without building permits or
earlier maps/photos that cannot be confirmed.
6
1958: Addition (594 square feet) to living room: frame and stucco, with composition roof. This
is presumed to be either the central‐south volume of the building or the westmost
portion of the building (both of which are now tile‐roofed). “No changes to be made to
adobe structure.”7 Owner: Everett Dunlap.
1960‐1975: Sliding glass doors added to north elevation of guest cottage.8
1975: Carport (200 square feet) added to south side of building: masonry piers and
wood/metal frame with tile roof.
9 Chain link fence added to rear yard.10 Owner: Cecil
Bennett.
4 City of Palm Springs city directories, 1939, 1946, 1947, 1956; 1930 and 1940 census data.
5 City of Palm Springs, Citywide Historic Context Statement and Survey Findings (prepared by Historic Resources Group for the
City of Palm Springs, 2016). Preliminary Survey Findings, October 2015, notes 1926 as construction date “per research” (the
construction date “per County/City” is 1950, which likely reflects later additions/alterations).
6 The guest cottage is present on a 1940 aerial photograph of the area.
7 City of Palm Springs Building Permit No. 1359, 12/16/58.
8 There is no documentation of this alteration; date derived from visual observation and known period of popularity for this
door type.
9 City of Palm Springs Building Permit No. B‐8229, 2/26/75.
10 City of Palm Springs Building Permit No. 8‐9035, 7/22/75.
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1980: Building re‐roofed (underlayment replaced under existing tile).11 Owner: Cecil Bennett.
1981: Solar system added.
12 Owner: Cecil Bennett.
1982: New 2‐bay carport constructed: “adobe block,” steel, and wood construction, with tile
roof.13 Owner: Cecil Bennett.
1988‐89: Electrical and HVAC upgrades.
14 Owner: Frank Jones.
Permit for retaining wall (5’4” high, 100 feet long) on north portion of property.15
Owner: Frank Jones.
Permit for retaining wall (6 feet high, 80 feet long).16 Owner: Greg Hough.
Detached open trellis patio cover (8x16 feet) constructed.17 Owner: Frank Jones.
2011: Building re‐roofed (underlayment replaced under existing tile).
18 Owner: Frank Jones.
General HVAC renovations to guest house and main house, with no structural
demolition proposed. Owner: Frank Jones. Architect: Duane Valencia
2011‐2014: Sliding glass doors at guest cottage replaced with multiple sets of single‐ light
French doors.
19
2014: Bathroom remodel, work restricted to interior.20 Owner Franklin Jones.
Observed alterations not documented in the permit record include an addition to the building’s rear
(west) elevation; and addition of entry walls with gate and retaining walls.
11 City of Palm Springs Building Permit No. 3883, 9/23/80.
12 City of Palm Springs Dept. of Community Development Solar Energy System Application, 5/13/81; City of Palm Springs
Building Permit No. B6344, 9/25/81.
13 City of Palm Springs Building Permit No. B0755, 12/13/82.
14 City of Palm Springs Building Permit No. B15046, 3/15/89.
15 City of Palm Springs Building Permit No. B14172, 11/14/88.
16 City of Palm Springs Building Permit No. B15766, 6/26/89.
17 City of Palm Springs Building Permit No. B14650, 1/23/89.
18 City of Palm Springs Building Permit No. C30429, 10/11/11.
19 Google Streetview, 2011 and 2014.
20 City of Palm Springs Building Permit No. 2013‐1336, 5/13/13 (expired), renewed in City of Palm Springs Building Permit No.
2014‐950, 3/31/14.
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Comparison of 2275 S. Araby Drive footprint in 1940 (left) and 2021 (right).
2350 S. Araby Drive (1926)
1926: Rock house constructed.
21 Owner unknown.
1930‐1935: Seasonal residents for all or part of this time may were Lawrence M. and Anna M.
Giannini of San Francisco, who may have been the original owners.22
Post‐1940: Screened patio added to south elevation.23
1956: Swimming pool added. Owner: Ramon Somavia.
24
1960: Existing wardrobe converted to bathroom, existing bathroom remodeled (work appears
to have been restricted to interior).25
1986: Wood‐framed carport and storage room (1,288 square feet) added at east elevation.26
Owner Morley Marsten. Builder: W.A. Foster, Inc. Architect: Albert Frey.
1988: Detached, 8‐foot diameter (aboveground) spa pool constructed; existing pool
equipment relocated from in‐ground to above ground and new equipment added.27
2008: Screened patio on south elevation enclosed into living area (235 square feet); new
adjacent addition of breakfast nook, kitchen, dining room, pantry, screen wall, and
21 Citywide Historic Context Statement and Survey Findings. Preliminary Survey Findings, October 2015, notes 1926 as
construction date “per County/City.”
22 Based on the residence’s common name as the Giannini‐Somavilla Residence, the Gianninis’ 1930 enumeration in the
Araby Tract area of Palm Springs, and post‐1934 references to them residing seasonally at the Desert Inn.
23 Comparison of 1940 and 2021 aerial photographs; City of Palm Springs Building Permit No. C20741, 1/9/08 for enclosure of
screened patio and construction of new addition at south elevation.
24 City of Palm Springs Building Permit No. 8842, 8/7/56.
25 City of Palm Springs Building Permit No. B2443, 8/2/60.
26 City of Palm Springs Building Permit No. B09354, 9/22/86.
27 City of Palm Springs Building Permit No. B13885, 10/10/88.
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retaining wall (678 square feet).
28 Owner Rob Kittleson. Architect Eric Kleiner, San
Diego.
2016‐2021: Original windows replaced with vinyl at west (street‐facing) elevation.29
Observed alterations not documented in the permit record include hardscape alterations including
removal of some original rock planters, reconfiguration of rock retaining wall, and addition of new rock
planters, gate, and entry wall; and addition of awnings.
Comparison of 2350 S. Araby Drive footprint in 1940 (left) and 2021 (right).
2500 S. Araby Drive (1930)
1930: A dwelling is built on the hillside above the 1
st section (at 2550 S Araby, 1929).30 Lee
Miller is the designer and builder. The construction consists of a small dwelling and
patio (perhaps a guest house). The original owner is unknown, though Miller is likely to
have retained ownership.
1935‐1950: Helen Cooke Miller, divorced from R. Lee Miller, occupies the house. By 1946, she had
married John H. Warner, and both lived there ca. 1946‐1950.31 Helen Warner’s parents,
Charles P. and Gertrude Cooke, appear to have been seasonal residents as well.32
Observed alterations not documented in the permit record include boarding up of all visible windows
and probable replacement of roof material.
28 City of Palm Springs Building Permit No. C20741, 1/9/08
29 The 2016 survey noted wood windows; the current west windows are vinyl.
30 Citywide Historic Context Statement and Survey Findings. Preliminary Survey Findings, October 2015, notes 1930 as
construction date “per County/City.”
31 Palm Springs city directories 1939, 1946, 1954, 1955; 1940 census data.
32 City directories and census as above; “Charles P. Cooke,” Los Angeles Times 9/8/54.
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Comparison of 2500 S. Araby Drive footprint in 1940 (left) and 2021 (right).
2501 S. Araby Drive (1930 ca.)
1930 ca.: A dwelling is built on the hillside to the east of the initial construction (at 2550 S Araby,
1929).33 R. Lee Miller is the designer and builder. The property consists of a dwelling
surrounded by a patio and a detached garage. The original owner is unknown.
1984: Owner is David Levy, who resides at 2550 S. Araby Drive.34
Observed alterations not documented in the permit record include probably replacement of roof
material.
33 While no primary source material or documentation of this property outside of data from the Riverside County Assessor
and the City of Palm Springs could be found, numerous Desert Sun articles make reference to Miller constructing multiple
rock houses in the 1929‐1930 period.
34 City of Palm Springs Notice of Public Nuisance (plumbing and electrical issues), File #8408‐28.02, 8/30/84.
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Comparison of 2501 S. Araby Drive footprint in 1940 (left) and 2021 (right).
2540 S. Araby Drive (1933)
1933: R. Lee Miller designs and builds this rock house with distinctive round volume. Owner:
Perle Wheeler Martin.
35 The property consists of a circular dwelling (678 sq ft.)
surrounded by a patio, a detached garage, a large swimming pool (34’ by 68’), and an
additional barbeque/patio area. It appears a separate gated road is added to the
western side of the property.36
1933‐c.1956: Perle Wheeler Martin is owner and resident of the property.37
2013: Building re‐roofed (underlayment replaced under existing tile), copper flashing and
gutters installed.38 Owner: Julie Rupp.
2014: Septic tank replacement for Julie Rupp.39
35 Citywide Historic Context Statement and Survey Findings. Preliminary Survey Findings, October 2015, notes 1933 as
construction date “per County/City.” It is unclear if Miller was commissioned by Martin to construct on land purchased from
him, or if Martin purchased this section from Miller after rock dwellings had been built, but Martin appears to have been the
earliest owner; The Desert Sun, “Legal Notice No. 183,” 11 December 1956.
36 Aerials from UC Santa Barbara’s collection show a separate dirt road entrance by 1940. Whether this was constructed
immediately or in the years between 1933 and 1940 is unknown.
37 Palm Springs City Directory, 1933‐1956, accessed via Palm Springs Historical Society
38 City of Palm Springs Building Permit No. 2013‐1583, 6/4/13.
39 City of Palm Springs Building Permit No. 2014‐819, 3/18/14.
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Comparison of 2540 S. Araby Drive footprint in 1940 (left) and 2021 (right).
2550 S. Araby Drive (1929)
1929: R. Lee Miller designs and builds this house as the first building in his “Hopi Village” on
S. Araby Drive.40 He may have also been the original/early occupant, though extensive
research could not confirm this. Miller’s ex‐wife Helen Cooke Miller occupied 2500 S.
Araby Drive starting around 1935, suggesting they may have shared that home rather
than 2550 prior to their divorce.
1936‐1939: R. Lee Miller’s residence is listed at the “Araby tract.”41
2019: Sewer line work for David Levy.
42
40 Citywide Historic Context Statement and Survey Findings, Preliminary Survey Findings, October 2015, notes 1929 as
construction date “per County/City”; The Desert Sun, “Remember When,” 7 October 1959; “Remember When,” 9 December
1959; “Down Memory Lane,” 13 December 1949.
41 Palm Springs City Directory, 1936, 1937, 1938, 1939, accessed via Palm Springs Historical Society.
42 City of Palm Springs Building Permit No. 2019‐941, 3/7/19.
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Comparison of 2550 S. Araby Drive footprint in 1940 (left) and 2021 (right).
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4. Historic Contexts
4.1 Early Residential Development of Palm Springs
Originally inhabited by the people of the Cahuilla tribe, later known as the Agua Caliente Band of
Cahuilla Indians, Palm Springs was settled by European Americans starting with John Guthrie McCallum
in the 1880s. While McCallum brought his family there for health reasons and envisioned a community
that would draw other health‐seekers, others focused first on its agricultural potential. The new
inhabitants took advantage of the region’s warm weather to grow produce which ripened sooner and
could reach Los Angeles markets earlier in the season. However, the town’s agricultural aspirations were
short lived. A flood in 1894, followed by years of drought, devastated the local farming industry. By the
early 1900s, Palm Springs’ agricultural ambitions were overshadowed by its emergence as a resort
destination, a quality that would come to define the desert city.43 New arrivals like Nellie Coffman
shared McCallum’s enthusiasm for the warm, dry climate, though they focused on developing Palm
Springs as an exclusive winter resort for a well‐heeled clientele rather than just a health destination for
people seeking relief from physical ailments.
Palm Springs’ residential development began in earnest in the 1920s, and tourism played a major role
in its development from the start. Hotels, including the Desert Inn (1909), the Oasis Hotel (1925), and
the El Mirador Hotel (1928), accommodated wealthy vacationers who came for the warm desert climate
and positive health effects.44 Taken by the leisurely atmosphere of the desert oasis, hotel patrons often
considered buying a residence, or renting one for an entire winter season. Most of Palm Springs’ early
residents (often referred to as “colonists”) were prominent industrialists and Hollywood moguls who
bought second homes in the town. The town residents’ exclusive parties and various social occasions
were often covered and popularized in the Los Angeles Times and other newspapers throughout the
1920s.45 By the time Palm Springs incorporated in 1938, it had become famous worldwide as a “winter
playground for Hollywood stars, European royalty and business tycoons, all who came to enjoy the
endless sunshine and serenity of the desert.”46
Prior to World War II, most residential development was concentrated in the vicinity of the existing
village and its vacation accommodations; it was arrayed around the village center as subdivided in 1887‐
1888, and featured several early residential subdivisions, though these were soon eclipsed by those of
the early 1920s. The community’s earliest 20th century residential subdivisions include Las Hacienditas
(1923), Vista Acres (1923), Tahquitz Park (1923), Palm Canyon Mesa (1924), Araby Tract (1925), and
Merito Vista (1925). Though subdivided and improved in the 1920s, most tracts were left largely
43 Alan Hess and Andrew Danish, Palm Springs Weekend: The Architecture of a Midcentury Oasis (San Francisco: Chronicle
Books, 2001), 22‐24.
44 Citywide Historic Context Statement & Survey Findings (City of Palm Springs: Department of Planning Services, 2016), 58;
Moya Henderson and the Palm Springs Historical Society, Palm Springs (San Francisco: Arcadia Publishing, 2009), 8.
45 Historic Resources Group, 58‐59.
46 Draft Santa Rosa and San Jacinto Mountains National Monument Management Plan and Draft Environmental Impact
Statement (U.S. Department of the Interior, Bureau of Land Management, Palm Springs‐South Coast Field Office, March
2003), 3‐5.
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undeveloped until the post‐World War II period.47 The few houses that were built typically reflected
either one of the Period Revival styles popular at the time (particularly Spanish Colonial Revival), or a
vernacular idiom in keeping with the continued “rustic resort” image of Palm Springs. Simple wood‐
framed and board‐ or stucco‐clad cottages were common, while ad obe or native stone houses appeared
in smaller numbers. while adobe or native stone houses appeared in smaller numbers.
4.2 Development of the Araby Tract
The Araby Tract, now known as Araby Cove and sometimes “Little Araby,” was a subdivision developed
by H.W. Otis and Son in the mid‐1920s on the outskirts of then‐unincorporated Palm Springs.48 Hilemon
W. Otis first took option on the land in November of 1924, then drilled a 565‐foot well to supply the
necessary water for a subdivision. After the “quality and quantity” of water was known, Otis exercised
his option on the land in spring of 1925. Throughout 1925, more improvements were made: water was
piped to each homesite, electricity was installed, and streets were graded (but not paved).49 Otis also
constructed the first home in the tract in 1925, a Craftsman residence at 2290 Mesquite Drive (now
2290 Bisnaga); Otis and his wife Dora W. Otis lived at this property, which may have also included the
tract sales office either in the main house or the rear ancillary residence.50 The Otis home was designed
by local designer‐builder R. Lee Miller, who would go on to design the rustic rock houses of “Hopi
Village” in the canyon adjacent to the Araby Tract. By early 1926, improvements on the subdivision were
complete, and the opening announcement appeared in the Los Angeles Times in late February.51 The
first lot buyer purchased three 60’ by 140’ lots for $1000 each, and homes began construction that year.
Reflecting the Araby Tract’s orientation toward would‐be seasonal residents, Otis advertised it heavily
in the Los Angeles Times and produced an informational brochure they could order for more
information. The illustrated brochure, titled “Our Occidental Araby at Palm Springs, Cal.” drew on the
tropes favored by Palm Springs boosters at that time, most obviously the characterization of the area
as “Our Araby” – a warm winter oasis like those of the romanticized ancient Middle East. The “Our
Araby” phrase was apparently coined by British writer and photographer J. Smeaton Chase in his 1920
book Our Araby: Palm Springs and the Garden of the Sun.52 Otis’ Araby brochure asserted Herodotus
himself “would find our own ‘ARABY’ infinitely more beautiful and alluring than any section he had yet
traversed,” and went on to explain:
47 Historic Resources Group, 58‐59.
48 The Los Angeles Times, “Desert Tract is Opened for Home Building,” 21 February 1926.
49 Letter from H. W. Otis describing the Araby tract, 1938, McManus/McCallum Papers (Object #B15‐2‐f1‐d001). Palm Springs
Historical Society.
50 “H.W. Otis Very Ill in Glendale,” Desert Sun 10/27/39; 1939 city directory; Dora Otis enumeration in 1940 census; architect
information is from the citywide HCS, which identified the home as potentially eligible. It identifies the address as 2200
Mesquite Drive, which may have been an older address later change to 2290 (there is no 2200 on either Bisnaga or Rim Rd,
which intersects near the Otis house. The house retains native stone retaining walls and steps/walkway that are very similar
to Miller’s known work in “Hopi Village” and elsewhere. Regarding the tract office: Otis’ property once included a rear
ancillary residence (visible on the 1940 aerial but no longer extant) which may have served that original purpose.
51 “Desert Tract Is Opened for Home Building.”
52 Citywide Historic Context Statement and Survey Findings, 41.
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He would find flora and fauna of infinite variety and kind; his vision would not be greeted by
immeasurable spaces of barren waste, but instead he would behold a relatively narrow strip of
undulating land, skirted by high‐towering mountains that cast their shadows and lend
variegated and ever‐changing tints to masterpieces which no artist of brush or pen, however
gifted, could hope to fittingly depict.
He would find that men of wealth had preceded him to enjoy the natural beauty, the perfect
winter climate, the rejuvenating elevation, and the curative spring waters, by building fine
homes, and establishing here a winter community.
53
Araby Tract display ad, Los Angeles Times 2 February 1926.
53 Araby Tract Brochure, 1926.
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Ultimately, Otis purchased 163 acres under his real estate and brokerage company “H.W. Otis & Son,”
of which approximately 40 acres were improved and subdivided.54 The 138 lots/homesites were priced
between $500 to $1500, with lots sizes ranging from 50’‐100’ long by 70’‐200’ deep. Construction was
set at a minimum of $2500 and policed by architectural restriction. As the original sales brochure details,
“It is not necessary or expected that lot buyers build expensive homes, but it is required that they be
attractive and desirable.” Lot buyers were, however, expected to be of the “most desirable nature” –
insinuating racial restrictions synonymous with 1920s subdivisions.55
A few homes were constructed during the 1920s and 1930s, including an adobe building later known as
“El Dumpo” at 2275 S. Araby Drive and a rock building at 2350 S. Araby Drive (Araby was originally
platted as Tamarisk Drive and the name appears to have changed in the late 1940s). But development
was nowhere near what Otis had hoped, possibly due to the financial setbacks of the 1929 stock market
crash and ensuing Great Depression. In the mid‐1930s, Otis advertised Araby lots for sale at $250‐$400,
much reduced from original prices.56 In 1939, he widened Mesquite Drive along the eastern edge of the
subdivision, resulting in “a big improvement to the beautiful Araby Tract.”57A 1940 aerial photograph
of the tract shows only 13 homes had been built by that time, four of which were located in a separate
area to the southwest known as “Hopi Village.” The tract eventually saw full buildout in the post‐World
War II period, when Palm Springs saw enormous growth, and today its built environment is
characterized by a wide range of construction dates, house types, and architectural styles. Sometime in
the late 1940s, most of the tract’s original street names were changed, perhaps reflecting the
resurgence of development here. Tamarisk Avenue became S. Araby Drive, Bisnaga Avenue retained its
name at its south end became part of Rim Road to the north, and Mesquite Drive became Rim Road.
2275 S. Araby Drive
The single‐family residence at 2275 S. Araby Drive was constructed in 1926.58 One of the first houses in
the Araby Tract, the house was one of a handful of Palm Springs residences built of adobe. Its original
owner, builder, and designer (if it had one), are unknown. The earliest occupant on record is Fannie
Beach, who resided there from at least 1946 to the early 1950s; from at least 1935 to 1944, she resided
next door at 2305 Tamarisk (later Araby Drive), first with her husband A.W. Beach, then with her son
Walter E. Beach.59 Beach may have owned and occupied both properties – a 1935 Desert Sun account
notes that they owned at least six other lots in addition to her home at 2305 ‐ but no primary source
54 Letter from H.W. Otis, 1938.
55 “Our Occidental Araby” brochure, Brochures (Palm Springs promotional) collection (Object #73‐097). Palm Springs
Historical Society.
56 Display ads, The Desert Sun 8 March 1935, 29 March 1935, 24 May 1935.
57 “H.W. Otis Widens Road to His Tract,” The Desert Sun 13 January 1939.
58 City of Palm Springs, Citywide Historic Context Statement and Survey Findings (prepared by Historic Resources Group for
the City of Palm Springs, 2016). Preliminary Survey Findings, October 2015, notes 1926 as construction date “per research”
(the construction date “per County/City” is 1950, which likely reflects later additions/alterations).
59 Palm Springs city directories, 1935, 1939, 1944, 1946, 1947, 1948, 1950, 1951; “News of Araby,” The Desert Sun 12 April
1935; “Be It Ever So Humble, There’s No Place Like ‘El Dumpo,’” The Desert Sun 27 March 1987 cites Greg Hough stating
Fannie Beeche was the original owner, but research was unable to confirm.
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information could be found for any owner or occupant prior to 1946.60 Either at the time of the main
house’s construction or sometime between 1926 and 1940, a semi‐attached adobe guest cottage
matching the original in materials and appearance was constructed off the southeast corner of the
house.61
From at least 1954 to around 1958, the property was owned by Bessie Goldberg, owner of the Mountain
View Court multi‐family residential complex. She may not have actually lived at the property; if she did,
she shared it with several different renters (who presumably occupied the guest cottage): B.E. Neal in
1954, and Eva Moss in 1956. In 1959, the city directory listed Sam and Edith Goldberg as owners, but
building permit records suggest the property had recently passed to Everett Dunlap, a telephone
company employee.62 Dunlap had a 594 square foot addition to the living room built with no changes
to the original adobe structure – the exact location of this addition is unknown, but is presumed to be
either the central‐south volume of the house, or its westmost portion.63 The building permit noted the
addition would be wood‐framed, stucco‐clad, and sheathed with composition roofing material. All of
the building’s visible roofs are now covered with red clay tile. Sometime in the 1960s or 1970s, sliding
glass doors were added to the north elevation of the guest cottage, necessitating enlargement of
existing openings or creation of new ones.64 The property may have gained its nickname “El Dumpo”
during Dunlap’s period of ownership.65
Cecil L. Bennett gained ownership of the property around 1972.66 Born in Monument, New Mexico in
1907, she owned Bennett’s Indian Shop, a curio and jewelry store in downtown Palm Springs.67 Bennett
occupied 2275 S. Araby Drive until 1986. She added an attached carport to the south side of the building
(a driveway appears to have run down the south edge of the parcel at that time) and a chain link fence
to the rear yard in 1975, replaced the roof underlayment in 1980, added a solar system in 1981, and
constructed a new detached, two‐bay carport fronting the house on S. Araby Drive in 1982 (presumably
replacing the 1975 carport).68
In 1986, Bennett sold the property to Greg and Katherine Hough, an insurance specialist and curator of
the Palm Springs Art Museum, respectively, who appear to have only owned it for a short time – by
1988, the owner was Frank Jones, publisher of Palm Springs Life magazine and current owner.69 Since
1986, Jones has made electrical and HVAC upgrades to both the main house and the guest cottage,
60 “News of Araby.”
61 The guest cottage is present on a 1940 aerial photograph of the area.
62 “Be It Ever So Humble;” City of Palm Springs Building Permit No. 1359, 12/16/58; “At Blood Bank” photo caption, The
Desert Sun, 28 December 1953.
63 City of Palm Springs Building Permit No. 1359, 12/16/58; addition location options based on comparison of 1940 and 2021
aerial photographs.
64 There is no documentation of this alteration; date derived from visual observation and known period of popularity for this
door type. The sliding glass doors are visible in a 2011 Google streetview image.
65 “Be It Ever So Humble.”
66 “Be It Ever So Humble;” City of Palm Springs Building Permit No. B‐8229, 2/26/75.
67 “Cecil Lavina Bennett, Owned Gift Shop,” The Desert Sun 3 July 1990; birth and death records on ancestry.com.
68 City of Palm Springs Building Permit Nos. B‐8229, 2/26/75; No. 8‐9035, 7/22/75; No. 3883, 9/23/80; No. B6344, 9/25/81;
No. B0755, 12/13/82; City of Palm Springs Dept. of Community Development Solar Energy System Application, 5/13/81.
69 “Be It Ever So Humble;” City of Palm Springs Building Permit No. B14172, 11/14/88.
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added a retaining wall, built a detached open trellis patio cover, replaced the roof underlayment,
remodeled a bathroom, and replaced the guest cottage’s sliding glass doors with wood French doors.70
2350 S. Araby Drive
The single‐family residence at 2350 S. Araby Drive was constructed in 1926.71 One of the first houses in
the Araby Tract, the house was one of a handful of Palm Springs residences built of native stone. Its
original owner, builder, and designer (if it had one), are unknown. The building is sometimes attributed
to R. Lee Miller due to its rockwork, but this could not be confirmed with primary source research, and
the current owner denies it is a Miller design.72 The earliest occupants on record are Lawrence M. (L.M.)
and Anna M. Giannini, who may have been the original owners. L.M. Giannini was a prominent San
Francisco banker, and the couple spent winters in Palm Springs from at least the 1930s until his death
in 1952. As they are enumerated in the Araby area in the 1930 census and the common name of this
residence as the Giannini‐Somavilla house, it is entirely possible that the Gianninis were the original
occupants. Their occupation appears to have been short‐lived, as Desert Sun articles indicate they
usually stayed at the Desert Inn during their seasonal residences between 1935 and 1952, with no
mention of Araby.
The next owner appears to have been Sarah L. Stock, a widow who lived there (likely seasonally) from
1935 until her death in 1938.73 Her estate continued to own the property until sometime between 1944
and 1948, at which point George F. Miller became the primary resident (as a renter from 1948 to 1952,
as owner from 1952 to 1956). At some point after 1940, a screened patio was added to the house’s
south elevation, creating a T‐shaped footprint.74 Ramon Somavia (Jose Ramon Somavia Jr.) and his wife
Juanita Somavia purchased the property in 1956. Both members of old California families, they owned
a large cattle ranch in San Benito County and maintained their primary residence there. City directories
and census records indicate they were living at least part‐time in Palm Springs as early as 1939. In
February 1953, they were living at 1348 Verbena Drive in the Araby Tract.75 During their occupancy of
2350 S. Araby Drive, the Somavias added a swimming pool, converted an existing closet to a bathroom,
and remodeled another bathroom.76
By 1975, ownership had passed to J. Morley Marston, originally from Palo Alto. In 1986, Marston added
a large (1,288 square foot) wood‐framed storage room and carport to the east end of the house; it was
70 City of Palm Springs Building Permit Nos. B14172, 11/14/88; No. B14650, 1/23/89; No. B15046, 3/15/89; No. C30429,
10/11/11; No. 2013‐1336, 5/13/13 (expired), renewed in No. 2014‐950, 3/31/14; Google Streetview, 2011 and 2014.
70 City of Palm Springs Building Permit No. 2013‐1336, 5/13/13 (expired), renewed in City of Palm Springs Building Permit
No. 2014‐950, 3/31/14.
71 Citywide Historic Context Statement and Survey Findings, Preliminary Survey Findings, October 2015, notes 1926 as
construction date “per County/City.”
72 Email communication from City of Palm Springs, 10 June 2021.
73 “News of Araby” (1935), which notes one of Stock’s winter visitors bought ten lots in the Araby Tract; Long Beach city
directories; “Services for Hugh E. Stock Set for Today,” Long Beach Sun 2 February 1935; death records at ancestry.com and
findagrave.com.
74 Comparison of 1940 and 2021 aerial photographs; City of Palm Springs Building Permit No. C20741, 1/9/08 for enclosure of
screened patio and construction of new addition at south elevation.
75 “Villagers Here, There, and Abroad,” The Desert Sun 9 February 1953.
76 City of Palm Springs Building Permit No. 8842, 8/7/56; No. B2443, 8/2/60.
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designed by master architect Albert Frey and built by W.A. Foster, Inc.77 In 1988, he added a small
aboveground spa pool and relocated pool equipment accordingly.78 Scott Holden was noted as owner
of the property in 1991, but little else is known about him or his occupancy.79 Rob Kittleson has been
the owner since at least 2008, when he had the south elevation’s screened patio enclosed into a 235
square foot living area and added an adjacent 678 square foot addition.80 The architect for this work
was Eric Kleiner of San Diego. Other alterations, including vinyl window replacements at the west
(street‐facing) elevation, hardscape alterations, awning additions, and new entry wall and gate, are
presumed to date to the post‐2008 occupation as well.
4.3 “Hopi Village”
In 1929, local designer/builder R. Lee Miller purchased 20 acres of land immediately southwest of the
established Araby Tract with a vision of creating a “Hopi Village” residential compound of small, rustic
rock dwellings. 81 With the closest developments being the barely‐built Araby Tract and the rustic resort
of Smoke Tree Ranch, the setting of Miller’s new development was suitably natural and unspoiled. By
December 1929, Miller had completed one of the houses, probably what is now 2550 S. Araby Drive.82
Miller lived in his development‐in‐progress, most likely in either 2550 or 2500 S. Araby Drive, while
constructing over the next four years. It is unknown whether he envisioned a larger development, or
even how he funded the work – portions of the land were owned by Perle Wheeler Martin, for whom
Miller built the distinctive round rock house at 2540 S. Araby Drive. Martin may have financed all or part
of “Hopi Village,” and she appears to have owned more than one of the houses there.
The dwellings closely resembled those Miller had built in Palm Springs’ Andreas Canyon Club a few years
earlier: small, vernacular rock dwellings occupying a series of small terraces in the surrounding slopes,
with vaguely Pueblo Revival influences and details including vigas and hand‐crafted iron hardware.83
Featuring irregular massing, flat roofs, natural materials, and rustic details, the homes took the bucolic
ideals of the nascent Palm Springs Village to a new extreme. By the late 1930s, the 20‐acre development
was threaded with rock walls, patios, multiple dwellings, and a sizable pool and wind screen ‐‐ all made
accessible via a steep extension of Tamarisk Avenue (S. Araby Drive) down into the canyon. It quickly
became known as a unique vernacular enclave speculated to have been populated by hobbits or the
little people who played munchkins in The Wizard of Oz. Judging by the numerous occupant names
associated with the houses, they were mostly occupied by seasonal residents, most of whom rented
rather than owned. Today, three of the four houses are in disrepair, while the Martin residence at 2540
has been restored.
77 City of Palm Springs Building Permit No. B09354, 9/22/86.
78 City of Palm Springs Building Permit No. B13885, 10/10/88.
79 City of Palm Springs Building Permit No. 21663 (building inspection), 10/4/91.
80 City of Palm Springs Building Permit No. C20741, 1/9/08
81 “Remember When,” The Desert Sun 7 October 1959.
82 “Memory Lane,” The Desert Sun 9 December 1959 (reprint of news from 9 December 1929).
83 See Section 4.5 for more information on Pueblo Revival architecture.
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The ownership and occupancy histories that follow are based on secondary and primary sources, though
gaps exist in the historical record and the chronologies are therefore incomplete.84 Secondary sources
note a number of post‐1960s owner‐occupants of the rock houses without specifying which house each
occupied, including Christina Lillian, Burt Procter, Constance Walsh, and Rudy de Rooy.85
2500 S. Araby Drive
The single‐family residence at 2500 S. Araby Drive was constructed in 1930.86 Like the rest of the “Hopi
Village” houses, it was designed and built by R. Lee Miller, who also lived in the complex. Miller himself
may have occupied this residence at one time, along with 2550 S. Araby Drive, which is more commonly
thought to be his home. The earliest occupant on record is Helen Cooke Miller, R. Lee’s ex‐wife, who
lived there at least as early as 1935 and may have occupied it with Miller prior to their divorce (which
happened sometime between 1937 and 1940).87 Cooke Miller was a trained artist and active within the
Palm Springs community. In 1936, she illustrated the cover and various maps within Don Admiral’s
“Palm Springs Desert Area and Vicinity.”88
As with the other “Hopi Village” houses, no addresses are noted in this area until the 1940s; the 1939
city directory noted Helen Cooke Miller’s address as “Araby Tract, end of Tamarisk Ave.” By 1946, Cooke
Miller had married John H. Warner and taken his surname, and city directories note both living at 2500
S. Araby Drive until ca. 1950. City directories note Helen Warner’s parents, Charles P. and Gertrude
Cooke, as residents of 2500 S. Araby Drive in the 1940s and owners in the early 1950s; they appear to
have been seasonal residents at most (Cooke was a prominent civil engineer for the City of Los Angeles)
and rented out the property. 89 In 1952, Frederick H. and Marjorie Swedenhjelm were occupants.
Frederick was a groundsman for the California Electric Power Company.90 In 1954, R.W. Hellis occupied
the house.
Very little information could be found on occupants after the Cookes, and it is largely unknown which
were renters versus owners. Carl Wertz was the owner from at least 1956 through 1959. Other
occupants between 1955 and 1985 included Carl Bennett, Georgia Terry, Stanley Kassovic, and Dianne
84 Unless noted otherwise, occupant information came from Palm Springs city directories at the Palm Springs Historical
Society and through the Accessing the Past Digital History Collaborative (accessingthepast.org).
85 Ann Japenga, “The Disappearing World of R. Lee Miller and the Araby Rock Houses,” April 11, 2019, accessed July 2021,
https://www.linktv.org/shows/artbound/the‐disappearing‐world‐of‐r‐lee‐miller‐and‐the‐araby‐rock‐houses; Ann Japenga,
“The Hidden World of R. Lee Miller and the Araby Rock Houses,” California Desert Art, February 1, 2015, accessed July 2021,
The Hidden World of R. Lee Miller and the Araby Rock Houses ‐ California Desert Art by Ann Japenga.
86 Citywide Historic Context Statement and Survey Findings, Preliminary Survey Findings, October 2015, notes 1930 as
construction date “per County/City.”
87 The 1940 census, which enumerated Helen Cooke Miller as divorced, notes that she had lived in the same house in 1935;
an untitled article in The Desert Sun 26 November 1937 notes that Cooke Miller’s parents were visiting Mr. and Mrs. Lee
Miller in Araby.
88 The Desert Sun, “New Desert Book Makes a Big Hit,” 23 October 1936.
89 City directories and census as above; “Charles P. Cooke,” Los Angeles Times 9/8/54.
90 City directory, 1952.
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Stadelman.91 Kassovic and Stadelman, both architects, owned and occupied the home between at least
1979 and 1985.92
The property currently appears to be in disrepair, with windows boarded up, and is presumed to be
vacant. Due to the lack of permit history, historic photos, and access to the property, the physical
integrity of 2500 S. Araby Drive is currently unknown.
2501 S. Araby Drive
The single‐family residence at 2501 S. Araby Drive was constructed ca. 1930. 93 Like the rest of the “Hopi
Village” houses, it was designed and built by R. Lee Miller, who also lived in the complex. The earliest
owner on record is Charles P. Cooke, father of Miller’s ex‐wife Helen Cooke Miller, who owned it from
at least 1952 until 1954 (he died in that year). As with Cooke’s other property in “Hopi Village,” 2500 S.
Araby Drive, he appears to have rented this property out and was a seasonal resident at most. Renters
included Priscilla Chaffey in 1952, and R.A. Gillet in 1954. By 1956, Virginia M. Moore had gained
ownership of the property; she lived here until her death in 1978.94 Moore was originally from Benton,
Illinois and moved to Palm Springs after her first visit there in 1954; profitable stock speculation enabled
her to buy her Araby home, which she decorated with rocks she found hiking in the desert.95 Moore
worked for the E.F. Hutton Company. In 1984, the owner was architect David Levy (residing at 2550 S.
Araby Drive at the time).96
The property currently appears to be in disrepair, and it is unknown whether it is occupied. Due to the
lack of permit history, historic photos, and access to the prop erty, the physical integrity of 2501 S. Araby
Drive is currently unknown.
2540 S. Araby Drive
The single‐family residence at 2540 S. Araby Drive was constructed in 1933.97 Like the rest of the “Hopi
Village” houses, it was designed and built by R. Lee Miller, who also lived in the complex. The original
owner was Perle Wheeler Martin, who lived there until about 1956.98 It is unclear if Martin
commissioned Miller to construct on land she already owned, or if she purchased this property from
Miller after the dwelling had been built. Martin appears to have owned multiple properties in the Araby
Tract, although it is unknown whether they were in “Hopi Village” or the main neighborhood – a 1936
91 “Three Narrowly Escape As Auto Rolls Off Road,” The Desert Sun 3 March 1955; city directories; “Notice of Trustee’s Sale,”
The Desert Sun 10 January 1985.
92 “Clancy Lane Progresses,” The Desert Sun 25 May 1979.
93 While no primary source material or documentation of this property outside of data from the Riverside County Assessor
and the City of Palm Springs could be found, numerous Desert Sun articles make reference to Miller constructing multiple
rock houses in the 1929‐1930 period.
94 “The Hidden World of R. Lee Miller and the Araby Rock Houses;” “Odd Device Tests Stroller, “The Desert Sun 7 March 1959;
“Moore,” The Desert Sun 8 February 1978.
95 “Odd Device Tests Stroller,” The Desert Sun 7 March 1959.
96 City of Palm Springs Notice of Public Nuisance (plumbing and electrical issues), File #8408‐28.02, 8/30/84.
97 Citywide Historic Context Statement and Survey Findings, Preliminary Survey Findings, October 2015, notes 1933 as
construction date “per County/City.”
98 Palm Springs City Directory, 1933‐1956, accessed via Palm Springs Historical Society.
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advertisement in the Desert Sun simply noted “Two Beautiful Homes in Araby district for rent or sale.
Fine View.”99 Martin owned property elsewhere, including a cabin in the Lake O’ The Woods resort in
Oregon (possibly her summer home), but had been a seasonal resident of Palm Springs since at least
1931, when she first came and stayed at Deep Well Guest Ranch.100 Born in South Dakota in 1888, Pearl
Gertrude Wheeler married John Henry Martin, a miller in Klamath Falls, Oregon in 1916; they divorced
in 1925.101 As a seasonal resident, Pearl Wheeler Martin was active in Palm Springs social events but
little else is known about her. Her “Hopi Village” house was known as “Casa Contenta,” though that
nickname has been linked to 2550 S. Araby Drive and there are some uncertainties as to ownership and
property names (see 2550 S. Araby Drive discussion below).
City directories indicate H.D. Phillips was the owner in 1959, and Jo Roth was a resident in 1962. The
property was listed for rental multiple times throughout the 1960s, and was listed for sale in 1968 and
1972, though the sellers and buyers are unknown.102 The parcel offered for sale was 23 acres in size. By
1996, ownership had passed to John Simonello.103 Since at least 2013, the owner has been corporate
event planner Julie Kay Rupp; it is unknown whether Rupp ever occupied the building, but she replaced
the roof underlayment, installed gutters, replaced the septic tank, and sensitively restored the house
for use as a vacation rental.104
The building at 2540 S. Araby Drive appears to retain a high level of physical integrity with no major
observable alterations to its exterior; due to lack of access to the property, this is a tentative conclusion.
The property’s ancillary buildings are in disrepair, with one missing its roof.
2550 S. Araby Dr.
The single‐family residence at 2550 S. Araby Drive was constructed in 1929.105 This was the first of the
“Hopi Village” houses completed by designer and builder R. Lee Miller, who also lived in the complex,
probably at this address. As noted above, he may have also occupied 2500 S. Araby Drive with Helen
Cooke Miller prior to their divorce, at which point she (and later her husband John Warner) retained
occupancy. Secondary sources have attributed occupancy of both 2540 and 2550 S. Araby Drive to Miller
and to Perle Wheeler Martin, though city directories indicate Martin definitely occupied 2540.106 They
99 Advertisement, The Desert Sun, 31 January 1936.
100 Classified ad, The Klamath News, 8 September 1938; “To Lake,” The Evening Herald (Klamath Falls) 9 September 1941;
Untitled, The Desert Sun, 23 November 1956.
101 Oregon marriage and divorce records on ancestry.com.
102 “Beat Inflation, Buy Land,” The Desert Sun, 19 April 1968; “Palm Springs Ranch,” The Desert Sun 11 March 1972.
103 City of Palm Springs Building Permit No. B31530, 11/12/96, for reinstallation of electric meter.
104 City of Palm Springs Building Permit No. 2013‐1583, 6/4/13; No. 2014‐819, 3/18/14; “Rock House at Happy Canyon Ranch
Monthly Rental,” accessed July 2021,
https://www.airbnb.com/rooms/30498813?guests=1&adults=1&s=67&unique_share_id=1bdecae0‐b8cf‐4986‐934c‐
2cd74b935bb4.
105 Citywide Historic Context Statement and Survey Findings, Preliminary Survey Findings, October 2015, notes 1929 as
construction date “per County/City”; The Desert Sun, “Remember When,” 7 October 1959; “Remember When,” 9 December
1959; “Down Memory Lane,” 13 December 1949.
106 Citywide Historic Context Statement and Survey Findings, 68; Ann Japenga, “The Disappearing World of R. Lee Miller and
the Araby Rock Houses,” April 11, 2019, accessed July 2021, https://www.linktv.org/shows/artbound/the‐disappearing‐
world‐of‐r‐lee‐miller‐and‐the‐araby‐rock‐houses.
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also note that 2550 was known as “Casa Contenta,” though that may have been the nickname of 2540
instead. One source states that Martin’s initials are stamped in the concrete patio of Casa Contenta –
field examination of 2540 and 2550 may resolve the question, though as discussed above, Martin may
have owned more than one of the “Hopi Village” houses.107 Miller is noting as residing in the “Araby
Tract” at least from 1936 through 1939, and is not enumerated in either the 1930 or 1940 Palm Springs
censuses.108
Charles and Meta Royer appear to have been owners from about 1946 to 1956 time period and until at
least 1956. Charles Royer was a realtor who in 1946 opened a Palm Springs branch of Vista Realty, which
had multiple offices in the San Diego area.109 Multiple occupants were listed in city directories during
this time, suggesting either shared occupancy or (more likely) seasonal tenant turnover. The Royers
were also listed at a Vista, CA address in a 1948 San Diego city directory and are likely to have been
seasonal Palm Springs residents at most. Other residents between 1946 and 1953 include Mildred
Stricklen and John and Elsa Chambers, about whom little information could be found. John Chambers
was co‐owner of the Palm Springs Appliance Company in the 1940s, and Elsa Chambers was a secretary
who worked at Bank of America and the Weingarten‐Hough Insurance Company.110
By 1953, Toni King had become a resident of the property, and she and/or family members appear to
have retained occupancy for decades; Frances Elizabeth King and Lois Ruff King resided there between
at least 1956 and 1963, Frances King was listed as the property owner in 1959, and Toni King lived there
seasonally for about 30 years.111 She was a popular hairstylist who owned and operated beauty salons
in Palm Springs, Palm Desert, and La Jolla from the late 1940s through the early 1970s (spending
summers in either La Jolla or Los Angeles, working at another salon).112
David Levy has been the owner since at least 1987. He also owned 2500 S. Araby Drive but resided at
2550. In 2019, sewer line work was conducted.113
The property currently appears to be in disrepair, and it is unknown whether it is occupied. Due to the
lack of permit history, historic photos, and access to the prop erty, the physical integrity of 2550 S. Araby
Drive is currently unknown.
4.4 Architecture
Rock Houses
Stylistically adjacent to the Arts and Crafts movement as well as eclectic residential Folk building
traditions, rock houses feature extensive stone cladding as their defining attribute. As the Arts and
Crafts movement emphasized natural materials, several of its related architectural styles incorporated
107“The Disappearing World of R. Lee Miller and the Araby Rock Houses.”
108 Palm Springs City Directory, 1936, 1937, 1938, 1939, accessed via Palm Springs Historical Society.
109 Display advertisement, The Desert Sun, 15 October 1946.
110 “Hotpoint Dealer for Village Appointed,” The Desert Sun 16 November 1945; “Don Miller Joins Weingarten‐Hough
Insurance Co. Staff,” The Desert Sun 17 October 1947.
111 “The Disappearing World of R. Lee Miller and the Araby Rock Houses.”
112 Display advertisement, The Desert Sun, 28 January 1949; multiple Desert Sun ads and articles through the 1950s.
113 City of Palm Springs Building Permit No. 2019‐941, 3/7/19.
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natural stone (both unmodified arroyo stone and cut stone) as a common feature. Rock houses are clad
entirely in stone, typically whatever native stone is available – in Palm Springs, semi‐angular igneous
cobbles are the stone of choice, whereas rounded arroyo cobbles dominate in areas like Los Angeles
and Pasadena (adjacent to the Arroyo Seco). In many cases, native stone is the structural material, not
just the cladding. Buildings clad in a mix of stone types or entirely in cut stone are less common but still
representative examples of this idiom. These buildings often took a long time to construct and reflected
eclectic design influences as well as the idiosyncrasies of the builder; many feature distinctive
vernacular/folk art elements.
Palm Springs in the 1920s and 1930s was a hotbed of romanticized rustic architectural styles meant to
reinforce the community’s image of an informal, bucolic resort destination where city dwellers could
get away from it all. Local practitioners, including R. Lee Miller and others enamored of traditional
indigenous architecture often utilized native and natural materials in their production of new revival
styles. Adobe and faux adobe (including cement stucco and similar materials) were most prevalent, but
native stone was also commonly used – and locally abundant, reducing material costs. Miller used native
cobbles and boulders almost exclusively in his houses at “Hopi Village” and the Andreas Canyon Club,
whose dwellings were noted to be “built as the Indians build” (presumably a reference to the cliff
dwellings of Ancestral Puebloan cultures, as well as the later, larger pueblos constructed by their
descendants).114 The use of unmodified or crudely cut local stone as a material for both structure and
cladding was a shortcut to the ideals of escapism and rustic authenticity, and blurred the line between
architecture and art inspired by the local desert landscape.
Common character‐defining features of rock houses include:
Elevations clad fully with natural and/or cut stone
One or two stories in height
Hipped, gabled, or flat roofs with overhanging eaves or parapets
Small, recessed window openings
Handmade decorative elements and integral folk art
Adobe and Adobe Revival Architecture
Adobe construction is an old and vernacular building method creating buildings of thick walls composed
of large sun‐dried bricks, usually made from clay mud, straw, and other organic material, which are
covered with earth plaster to protect the unfired bricks. The building style demonstrates a continuation
of indigenous construction traditions that were passed down from generations of craftsmen. Early
adobe buildings were typically small (one story in height), with flat roofs, wood vigas, covered porches,
and timber lintels at window and door openings. Adobe construction is dependent on climate‐specific
resources, and is appropriate for the American Southwest, staying cool in the summer and warm in the
winter. In California’s Spanish Colonial Era, adobe was commonly used in the construction of mission
buildings and rancho residences. The practice continued through the late 19 th century, as homesteaders,
114 “The Lancer,” The Los Angeles Times, 25 February 1931.
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ranchers, and farmers used locally available materials to build small adobe homes. Palm Springs’
McCallum Adobe (1884, HSPB‐5) is an excellent example of this continued use of adobe construction.
As mass‐produced, kiln‐fired brick became nationally available and cheap enough to ship in the late
19th‐early 20th century, the use of adobe declined. But starting as early as the 1890s, the adobe
construction technique became a matter of philosophical preference – its traditional methods and
materials were embraced with renewed interest by material enthusiasts and practitioners fond of
historicist idioms, who adapted them to create the Adobe Revival style. Magazine editor and early
preservationist Charles Lummis and architect Sumner Hunt published articles celebrating the material
and its western heritage. In Southern California, the resurgence of adobe as a contemporary building
material in the 1920s and 1930s was advocated by architects such as John Byers and Clarence Cullimore,
Sr.115
In Palm Springs, adobe constructions often featured Anglicized interpretations of the form, though
Spanish Colonial Revival and Monterey Revival styles remain the most popular stylistic iterations.
Residences often feature elements of the earlier adobe era including simple rectangular plans, thick
adobe walls, gable roofs clad in wood shake or clay tile, wood lintels at window and door openings,
wood double hung or casement windows, and corredores (covered porches) with simple wood posts
along one or more sides.116 Adobe construction is rare in Palm Springs, with a handful of known surviving
examples including the McCallum Adobe, the Reginald Pole Adobe on the grounds of the Casa Cody Inn
(1916, HSPB‐59), the R. Lee Miller‐designed Casablanca Adobe (1936, HSPB‐68), the Fuller residence
and studio on Smoke Tree Ranch (1940‐41) in addition to the “El Dumpo” adobe at 2275 S. Araby
Drive.117 One source suggests the city may contain as many as two dozen adobe structures, some of
which may be obscured by later cladding and roof material replacement.118
Common character‐defining features include:
Thick masonry walls of adobe brick
One or two stories in height
Rectangular or L‐shaped plan with simply arranged interior spaces
Simple, unadorned exteriors (often with cement plaster veneer)
Few, small window and door openings with wood lintels
Double hung, wood sash windows
Corredores along one or more sides
Use of the features of Spanish Colonial Revival, Monterey Revival, or Pueblo Revival styles
Pueblo Revival Architecture
115 City of Palm Springs Citywide Historic Context Statement & Survey Findings, 79.
116 City of Palm Springs Citywide Historic Context Statement & Survey Findings, 302.
117 Ibid., 68, 79, 302.
118 “Be It Ever So Humble.”
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Taos Pueblo, NM: an example of the indigenous building type that inspired the Pueblo Revival style and
designers like R. Lee Miller. Photo by Luca Galuzzi (Wikimedia Commons).
Pueblo Revival architecture emerged in California at the turn of the 20th century, one of several revival
styles inspired by indigenous building traditions during this time. The style drew from flat‐roofed
iterations of Spanish Colonial Revival architecture and the multi‐family pueblo dwellings of
southwestern Native American groups, like the Hopi, Tewa, and Zuni. These buildings were traditionally
built of adobe brick or of large stones cemented with adobe (and typically plastered over with an adobe
mud finish to create smooth exteriors), and were fundamental inspirations to the Adobe Revival
movement as described above. Intact examples of Pueblo Revival buildings are significant for their
representation of these influences. They are also significant, in Palm Springs, for their rarity.
Pueblo Revival buildings are characterized by their flat roofs with parapets, projecting wooden roof
beams (vigas) that extend through walls, and stucco wall surfaces. As with many Period Revival styles,
the architectural idiom reached its height in popularity during the 1920s and ‘30s in Southern California.
With its indigenous roots, desert‐adapted materials, and simple articulation, Pueblo Revival
architecture fit nicely into the rustic ideal of early 20th Palm Springs, with the preeminent example being
the Del Tahquitz Hotel (1928, demolished 1960). However, orthodox examples of the style are
comparatively rare in Palm Springs, and it is far more common to see selected elements of Pueblo
Revival architecture incorporated in a mix of Spanish Colonial Revival and Mission Revival styles. One
local example of Pueblo Revival architecture is the McCabe Residence at 1850 W. Crestview Drive
(1930).119
Common character‐defining features of the Pueblo Revival style include:
One or two stories in height
Flat roofs with parapets extending flush with exterior wall surfaces
Cubic massing
119 City of Palm Springs Citywide Historic Context Statement & Survey Findings, 310.
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Irregular stuccoed wall surfaces, often earth colored
Rows of rough‐hewn vigas (roof beams) projecting below the parapet
Rough‐hewn window lintels and porch supports
Casement windows
Lack of ornamentation
4.5 Designer/Builder R. Lee Miller
Robert Lee Miller, who referred to himself as Lee Miller or R. Lee Miller, was born in Texas in 1897.
Though he never received any formal education, Miller made a name for himself as an artist, designer,
and builder of unique structures in Palm Springs, and was often referred to as an architect. Miller arrived
in Palm Springs sometime in the early 1920s and soon commenced development work on two of his
best‐known projects, the Andreas Canyon Club and his “Hopi Village.”
The Andreas Canyon Club is likely one of Miller’s first projects in the desert, possibly as early as 1924
during the construction of the clubhouse. Founded in 1921 by a group of Los Angeles lawyers and
businessmen, the secretive Andreas Canyon Club consists of a scattering of rock dwellings in the
mountains surrounding Indian Canyon.120 The homes are small, constructed of native stone, and seem
to disappear into the hillside. Many early articles note Lee Miller as builder of the Andreas Canyon Club
building itself, but it is certain that the small rock structures – very similar to his later “Hopi Village”
above Araby – were designed by Miller as well. As an article featuring the Andreas Canyon Club notes,
The houses of the Andreas Canyon are the best note of architecture on the desert. They are built
as the Indians build. A quarter of a mile away you would swear that not a house was built there,
so well do they blend into the hills. They stand on little separated headlands looking down upon
a silver arroyo that curls around the forests of age‐old palms.121
It was through the Andreas Canyon Club project that Miller came into contact with his second wife,
Helen Cooke. Helen was the daughter of Charles P. Cooke, a field engineer for the City of Los Angeles
and part of the initial Andreas Canyon Club syndicate, who served as their secretary.122 As noted above,
Cooke Miller was an artist and occupied 2500 S. Araby Drive after divorcing Miller. R. Lee Miller had
been previously married to Dorothy Starr Nilon in 1932, the daughter of the wealthy industrialist George
W. Starr, who operated the Empire Gold Mine in Grass Valley, NV. Although his marriage announcement
to Nilon details them returning to Palm Springs “to make their home,” it was the first and last mention
of the couple, who were divorced after only a few years.123
In 1929, Miller acquired land near the 1925 Araby Tract and commenced work on the small residential
complex he called a “Hopi Village;” he also lived in the complex until at least 1939. The grouping of four
120 “The Secret Rock Houses (and Beauty) of Andreas Canyon,” The Desert Sun, 10 September 2016.
121 “The Lancer,” The Los Angeles Times, 25 February 1931.
122 “Mr. and Mrs. C. P. Cooke,” The Desert Sun, 26 November 1937; “Andreas Club Plans for Home in Canyon,” The Los
Angeles Times, 7 November 1924.
123 “Dorothy Nilon of Grass Valley Weds Architect,” The Sacramento Bee 7 May 1932.
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homes built of locally available stone combined complex massing and abundant hand‐crafted details
with diminutive size and an empha sis on serenity and privacy. In “Hopi Village,” Miller hoped to emulate
the indigenous building traditions of Puebloan tribes, as interpreted through a 1920s‐30s Palm Springs
lens.
Throughout his career, Miller was referred to with a multitude of titles: “architect,” “designer,” “artist,”
“engineer,” “adobe specialist,” “craftsman,” or “builder.” Though broad, this breadth of titles is accurate
for Miller’s career in the desert. Miller worked on land surveying projects, graded roads, designed and
constructed homes, was a craftsman for Palm Springs builders like Alvah Hicks and Don Cameron, and
in many instances, played a combination of all these roles. In general, Miller worked in three spheres of
construction: design/construction, surveying/grading, and subcontracting/artistry. Miller was well
known in 1920s and 30s Palm Springs, when the town was still considered a “village” to the few year‐
round residents. A 1940 Desert Sun article notes his local notoriety in announcing the “biggest news of
the week” as Miller purchasing a new Stetson hat. As is detailed, “To every villager of six‐ or eight‐years
residence… Lee Miller’s famous old hat has been a civic attribute.”124
The Andreas Canyon Club and “Hopi Village” rock houses exemplify Miller’s use of native stone in
construction, but through the 1930s, Miller was busy designing and constructing Spanish Colonial
Revival and Pueblo Revival homes for individual clients. One such project was the 1930 Frederick A.
Rose “Las Rosas” residence (478 Camino Sur), a sizable Spanish Revival estate in the Las Palmas
neighborhood. Las Rosas, referred to as “one of the famous hospitality centers of Palm Springs,” was
composed of the highest detail.125 In 1935, Palm Springs News featured the desert home, writing,
So many lovely things that endear themselves to one immediately are seen about the home that
they must of necessity simply be mentioned. Iron‐barred windows, wide porches, restful colored
square tile for the flooring, colorful furniture, incidental decorative ollas, filled with cacti, rustic
eucalyptus poles, covered with fan plans to make lovely ramadas, and many other attractions.
The home’s interior centers around the typical large living room. Recessed thick walls,
comfortable unpretentious furniture, gay colorful Mexican and Central American decorations,
hats, fans, and pottery add to one’s feeling of Mexican California. A large fireplace is most
attractive. Indian baskets and other adornments complete the picture.126
Miller’s large Spanish Colonial Revival/Pueblo Revival homes were often of thick‐walled adobe
construction, the inside lined with stained woodwork, imposing beams, and centered around a
fireplace. Although this description could describe most homes in these styles, Miller’s work is
immediately recognizable. The level of detail – hand carved/burned beams, walls that appear
constructed by hand, the integration of native materials, and even a sense of whimsy – differentiates
Miller’s work from other homes, even when most homes were of similar style in 1930s Palm Springs.
124 “Views and News,” The Desert Sun, 3 October 1940.
125 “Lovely Home – Typical Here,” Palm Springs News, 5 April 1935; “Frederick Rose Residence Sold to Chicago Woman,” 3
The Desert Sun, 1 March 1944.
126 “Lovely Home – Typical Here.”
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Miller would often find a way to weave native stone into his projects, even if the primary mode of
construction was adobe. In his 1935 Spanish Revival/Pueblo Revival estate for British actor Reginald
Owen (1757 S Palm Canyon Dr), a line of native stone wraps around the base of the house and
windowsills.127 In the house he designed and constructed for Calvin Goodloe (579 South Indian Trail,
1936), a similar rock trim is applied to the house, but leads into an outdoor fireplace, also constructed
out of rock.128 In various instances where Miller was acting as a subcontractor, he would be responsible
for the construction of rock walls, whether for privacy or hillside retention purposes. While most of his
residential projects were of adobe construction, the L. Verda Jordan residence (address not known,
1930) is another Miller project built to “blend into the rocky hillside” despite it being a “massive
structure."129 His constant use of rock speaks to his affinity for native desert materials – a tendency
which he took to an extreme at “Hopi Village” and the Andreas Canyon Club.
Miller’s skill and attention to detail made him a popular subcontractor. Multiple histories recount Miller
often working under the pioneering Palm Springs builder Alvah Hicks, who was responsible for many
prominent projects like the Ingleside Inn and Ojo del Desierto (O’Donnell House, 412 W. Tahquitz
Way).130 Don Cameron, another realtor/builder, worked extensively with Miller in the construction of
many early ranch homes in the Rancho Mirage area. In a 1947 account of adobe homes in Rancho
Mirage, Cameron notes how “there must be about fifteen or more, some of which I had a hand
constructing along with Lee Miller.”131 The extent of Miller’s subcontracting work is largely unknown,
but his architectural footprint is not relegated to the homes he designed and constructed alone. If
anything, the extent of subcontracting work is larger than individual works like the Las Rosas estate or
“Hopi Village.”
Miller’s work in surveying and grading is perhaps his least recognized. In 1930, Miller purchased a tractor
and land grader to work on local subdivisions.132 The high demand for this sort of machinery, which very
few desert builders and companies owned outright, is likely a contributor to Miller’s advancement in
the local industry. By 1931, Miller was grading the runways of Palm Springs’ airfields and carving out
hiking/riding trails for the Chamber of Commerce.133 In 1936, the industrialist John Robertson purchased
330 acres from Fred Payne Clatworthy, a famed National Geographic photographer, and hired Miller to
“build the roads and plat the property.” While the project never happened, the Desert Sun does note
that Miller held an option on the hillside land, suggesting that he had prospects for another
development like his Araby rock houses.134 In another instance of Miller’s land surveying experience, a
1937 article recounts how Miller surveyed routes for a proposed tramway in the 1920s. Of the three
routes which Miller proposed, it is noted that he considered “the route from the head of Chino Canyon
127 [Reginald Owen announcement], The Desert Sun, 19 April 1935; “Desert Sun Beams,” The Desert Sun, 30 July 1937.
128 “Palatial Homes to Be Built Here Early This Summer,” The Desert Sun, 10 July 1936; “Desert Sun Beams,” The Desert Sun,
11 December 1936.
129 “Remember When,” The Desert Sun, 17 June 1960; “Memory Lane,” The Desert Sun, 11 August 1950.
130 Patrick McGrew, Desert Spanish: The Early Architecture of Palm Springs (Palm Springs Preservation Foundation, 2012).
131 “What Goes on in Palm Valley,” The Desert Sun, 1 August 1947.
132 “Down Memory Lane,” The Desert Sun, 13 October 1950.
133 “Memory Lane,” The Desert Sun, 25 October 1961; “Memory Lane,” The Desert Sun, 21 November 1961.
134 “Buys 330 Acres Hillside Land Above Village,” The Desert Sun, 25 September 1936.
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to be the most feasible.”135 In 1963, some 40 years after Miller’s initial survey, the Palm Springs Aerial
Tramway was realized, and in fact constructed from the head of Chino Canyon.
In 1937, Miller was commissioned by British actor George Brent to construct a ranch in the Rancho
Mirage area.136 However, it appears the project was Miller’s last in the Palm Springs area, and unbuilt.
In the late 1930s, Miller relocated part‐time to the high desert, particularly Morongo Valley. The last
phonebook listing of Miller in Araby was 1939, and a 1940 article names him as a “artist‐engineer of the
Morongo Valley and village.”137 When he had arrived in Palm Springs in the 1920s, the phonebook barely
consisted of more than a pamphlet. But by the 1930s, the quiet “village” was already attaching itself to
the glamour of Hollywood. Palatial estate homes appeared – some of which had been worked on by
Miller – in addition to the development of boulevards and resorts. Perhaps Palm Springs lost its appeal
for Miller, pushing him towards more untouched expanses of the desert, and closer to places that
reminded him of the pre‐Hollywood Palm Springs.
By then, Miller’s name was absent from building permit figures and construction announcements. In
1940, he and a friend purchased the Desert Inn’s original 1912 Pierce Arrow for “roadless desert trips
in the vicinity of Morongo Valley.”138 In the same year, he was one of two “venturesome village outdoors
men” to discover a fragmented portion of Palm Canyon fallen fro m an earthquake.139 Shortly thereafter,
and sometime in the early 1940s, Miller left Palm Springs for good, moving full‐time to Eagle Mountain
just outside Desert Center and Joshua Tree National Park.140 It is unknown whether he remained active
in the construction and design business, moved onto another career, or retired.
When Miller vacationed in Palm Springs for the late spring and early summer of 1948, he partook in the
Desert Circus parade and even contributed to the construction of a Rancho Mirage residence.
141
However, the very last mention of Miller in any newspaper or publication was not a positive one. When
he married his third wife, India W.S. Miller (the grandniece of railroad magnate Collis Potter Huntington
and widow of an industrialist) in 1951, her daughter sued to annul the marriage on grounds of her
mother’s alcoholism. Despite the bad press, the article remembers Lee Miller as a “pioneer village
builder” who “built many of the early homes here.”142
135 “Proposed Cableway Arouses Interest,” Palm Springs Limelight 12 June 1937.
136 “Much Interest Shown in Desert Acreage for Winter Homes,” The Desert Sun, 29 October 1937; [George Brent
announcement], Palm Springs Limelight, 17 April 1937.
137 “Discovers Sliding Mountain,” The Desert Sun, 27 September 1940.
138 The Desert Sun, “Ancient Village Car Being Overhauled for Use Again,” 8 March 1940.
139 Ibid, 27 September 1940.
140 The Desert Sun, “What Goes on in Palm Valley,” 22 June 1948.
141 Ibid; The Desert Sun, “Doing the Village,” 16 March 1948.
142 The Desert Sun, “Daughter Suing Wife of Pioneer Village Builder,” 6 July 1951.
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5. Regulations and Criteria for Evaluation
5.1 City of Palm Springs Historic Resources and Historic Districts
The City of Palm Springs administers a local designation program in which individual properties and
concentrations of properties can be designated as historic resources and historic districts. The
designation of significant properties is governed by Title 8, Chapter 8.05 (Historic Preservation) of the
Palm Springs Municipal Code (as amended in 2019 and 2020 ordinances) – referred to hereafter as “the
Ordinance.”
The Ordinance establishes and authorizes a seven‐member Palm Springs Historic Site Preservation
Board (HSPB) to issue decisions regarding applications to alter or demolish designated or potentially
eligible resources and for new construction in historic districts; make recommendations to City Council
regarding designation of historic resources; advise the City Council and/or Planning Commission in all
matters concerning historic preservation; and educate and inform the community on historic
preservation matters.
143 To facilitate this process, the Ordinance establishes requirements that a
property or properties must meet in order to qualify for designation as a historic resource or historic
district.144
The City of Palm Springs classifies individual historic resources and potential historic resources into four
different categories, as defined in Article I of the Ordinance (General Provisions)145:
Landmark/Class 1 historic resource. 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.
Class 1 historic resources are eligible for the execution of a Mills Act historic property
preservation agreement, as determined by the City Council.
Historic Merit/Class 2 historic resource. A site, structure, building or object not located on Tribal
Trust or Allotted Trust Land that does not qualify for Class 1 historic resource designation under
this chapter, but is otherwise deserving of official recognition as having historic, architectural,
archaeological, cultural or aesthetic significance and is designated as a Class 2 historic resource
by resolution of the City Council. A Class 2 historic resource may lack some aspects of historic
integrity, or may include a site where the structure, building or object of historic significance
has been lost, damaged or removed. Class 2 sites on which the historic resource still exists are
eligible for the execution of a Mills Act historic property preservation agreement, as determined
by the City Council.
143 City of Palm Springs Municipal Code, 8.05.030.
144 The City of Palm Springs is also a designated Certified Local Government (CLG), which is a preservation partnership between
the National Park Service (NPS), the State Historic Preservation Offices (SHPOs) and local communities with a goal to create
local commitments to historic preservation.
145 City of Palm Springs Municipal Code, 8.05.020.
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Potentially Eligible/Class 3 building. Any building which is not a Class 1 or Class 2 historic
resource, but is identified in a City historic resources survey as eligible for designation as a
historic resource. A building may be a Class 3 building regardless of the construction date or the
improvements thereon. Class 3 sites are not eligible for the execution of a Mills Act historic
property preservation agreement.
Class 4 building. Any building which is not a Class 1 or Class 2 historic resource or a Class 3
building, and on which the building or improvements thereon were constructed before January
1, 1978, or whose age cannot be determined. The City Council shall review this date and update
it as it deems appropriate through amendment to this chapter.
The Ordinance also defines a historic district:
Historic district. Any delineated geographic area of the city of Palm Springs excluding Tribal
Trust or Allotted Trust Land, containing a number of buildings, structures, natural features or
sites having historic, architectural, archaeological, cultural or aesthetic significance and
designated by the City Council as a historic district under the provisions of this chapter.
Class 1 and Class 2 Historic Resource Eligibility Criteria
Article III of the Ordinance (Procedures for Designation of Historic Resources and Historic Districts)
defines the following criteria for designating Historic Resources (Class 1 and Class 2 historic resources)
in the City146:
1. Class 1 Historic Resources. A site, structure, building or object may be designated as a Class 1
historic resource, provided one or more of the following criteria in subsections “a” and “b”
are met:
a. The site, structure, building or object exhibits exceptional historic significance and
meets one or more of the criteria listed below:
i. The resource is associated with events that have made a meaningful
contribution to the nation, state or community; or
ii. The resource is associated with the lives of persons who made a meaningful
contribution to national, state or local history; or
iii. The resource reflects or exemplifies a particular period of national, state or
local history; or
iv. The resource embodies the distinctive characteristics of a type, period or
method of construction; or
v. The resource presents the work of a master builder, designer, artist, or
architect whose individual genius influenced his or her age, or that possesses
high artistic value; or
vi. The resource represents a significant and distinguishable entity whose
components may lack individual distinction, as used in evaluated applications
146 City of Palm Springs Municipal Code, 8.05.070.
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for designation of historic districts, for parcels on which more than one entity
exists; or
vii. The resource has yielded or may be likely to yield information important to
national, state or local history or prehistory.
b. The site, structure, building or object shall be evaluated for integrity of location, design,
setting, materials, workmanship, feeling and association according to the United States
Department of the Interior, National Park Service’s National Register Bulletin titled:
“How to apply the National Register Criteria for Evaluation” as revised from time to
time.
2. Class 2 Historic Resources. A site, structure, building or object may be designated as a Class 2
historic resource, provided the site, structure, building or object exhibits significance and meets
one or more of the criteria listed above. A Class 2 historic resource shall not be required to meet
the findings for integrity as described above.
As noted above, In order for a property to qualify as a City of Palm Springs Class 1 Historic Resource, it
must not only be significant under one or more of the above evaluative criteria but also retain integrity,
which the National Park Service defines as “the ability of a property to convey its significance.”147 Class
2 historic resources do not need to retain integrity.
The National Register has identified seven aspects of integrity as follows; to convey historic integrity, a
property will possess several, if not most, of these aspects.148 :
1. Location: the place where the historic property was constructed or the place where the historic
event occurred.
2. Design: the combination of elements that create the form, plan, space, structure, and style of
a property.
3. Setting: the physical environment of a historic property.
4. Materials: the physical elements that were combined or deposited during a particular period of
time and in a particular pattern or configuration to form a historic property.
5. Workmanship: the physical evidence of the crafts of a particular culture or people during any
given period in history or prehistory.
6. Feeling: a property’s expression of the aesthetic or historic sense of a particular period of time.
7. Association: the direct link between an important historic event or person and a historic
property.
147 National Park Service, National Register Bulletin #15: How to Apply the National Register Criteria For Evaluation (Washington
D.C.: U.S. Department of Interior, 1990), 44.
148 National Park Service, National Register Bulletin #15, 44.
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Class 3 and Class 4 Buildings
As noted above, the City of Palm Springs defines Class 3 buildings as those previously identified as
eligible in a historic resources survey, and Class 4 buildings as those that are not Class 1 or Class 2 historic
resources or a Class 3 building, but were constructed before January 1, 1978 or whose age cannot be
determined. The Ordinance does not provide separate eligibility criteria for Class 3 and Class 4 buildings,
but notes any Class 3 or 4 building may be designated as a Class 1 or Class 2 historic resource if they
meet the Class 1 or Class 2 eligibility criteria as listed above.149
Historic District Eligibility Criteria
Article III of the Ordinance (Procedures for Designation of Historic Resources and Historic Districts)
defines the following criteria for designating Historic Districts in the City150:
Historic Districts. A district may be designated provided the following findings are met:
1. The proposed district and the contributing resources located therein exhibit exceptional historic
significance and meet one or more of the criteria listed below:
a. Is associated with events that have made a meaningful contribution to the nation, state
or community; or
b. Is associated with the lives of persons who made a meaningful contribution to national,
state or local history; or
c. Reflects or exemplifies a particular period of national, state or local history; or
d. Embodies the distinctive characteristics of a type, period or method of construction; or
e. Presents the work of a master builder, designer, artist, or architect whose individual
genius influenced his or her age, or that possesses high artistic value; or
f. Represents a significant and distinguishable entity whose components may lack
individual distinction, as used in evaluated applications for designation of historic
districts, for parcels on which more than one entity exists; or
g. Has yielded or may be likely to yield information important to national, state or local
history or prehistory.
2. The contributing resources within the proposed district shall be evaluated for integrity of
location, design, setting, materials, workmanship, feeling and association according to the
United States Department of the Interior, National Park Service’s National Register Bulletin
titled: “How to apply the National Register Criteria for Evaluation” as revised from time to time.
3. The proposed district:
a. Contains contributing resources on a majority of the sites within the proposed district
which individually meet the above criteria, as well as other structures, buildings, or
149 City of Palm Springs Municipal Code, 8.05.080.
150 City of Palm Springs Municipal Code, 8.05.090. The Ordinance also contains specific historic district designation
requirements pertaining to owner notification/consent. As these are pertinent to actual designation but not to evaluation of
historical significance and physical integrity as appropriate to the scope of an HRR, these requirements are not addressed
herein.
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archaeological sites which contribute generally to the overall distinctive character of
the area and are related historically or visually by plan or physical development;
b. Includes non‐contributing properties or vacant parcels only to the extent necessary to
establish appropriate, logical or convenient boundaries.
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6. Evaluation of Significance
6.1 Previous Surveys and Designations
The Palm Springs citywide historic context statement and historic resources survey151 identified 2275,
2350, 2540, and 2550 S. Araby Drive as potentially individually eligible for listing, with designation
program unspecified. They are therefore Class 3 buildings per the City of Palm Springs Ordinance. These
same four properties are also listed in the California Office of Historic Preservation’s Built Environment
Resource Directory as eligible for listing, with the following evaluation information:
2275 S. Araby Drive: 5S2 (Individually eligible for local listing or designation)
2350 S. Araby Drive: 3S (Appears eligible for National Register individually through survey
evaluation)
2540 S. Araby Drive: 3S (Appears eligible for National Register individually through survey
evaluation)
2550 S. Araby Drive: 3S (Appears eligible for National Register individually through survey
evaluation)
The properties at 2500 and 2501 S. Araby Drive appear not to have been previously evaluated for
significance, and have not been assigned a Class 1, 2, or 3 category. As both were constructed prior to
January 1, 1978, they are by definition Class 4 buildings.
6.2 City of Palm Springs Class 1/Class 2 Historic Resource
Each of the six subject properties is evaluated against City of Palm Springs Class 1 eligibility criteria,
including an assessment of integrity, as follows:
2275 S. Araby Drive
This property appears eligible for local designation under City of Palm Springs Class 1 Criteria 3 and 4,
exhibits exceptional historic significance, and retains sufficient integrity to convey its significance. Its
period of significance is 1926, corresponding with its construction date. Evaluation under each of the
City’s seven eligibility criteria and an integrity assessment follow.
Criterion 1: It is associated with events that have made a meaningful contribution to the nation, state
or community.
The property at 2275 S. Araby Drive is not associated with a singular event that has made a meaningful
contribution to the nation, state, or community. Research did not indicate that any significant events
occurred at the subject property, nor did it reveal that the property’s construction occurred as a result
of any one event; rather, the residence reflects early residential development patterns. Therefore, ARG
151 City of Palm Springs, Citywide Historic Context Statement and Survey Findings (prepared by Historic Resources Group for
the City of Palm Springs, 2016).
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does not find the subject property eligible as a Class 1 historic resource under City of Palm Springs
Criterion 1.
Criterion 2: It is associated with lives of persons who made meaningful contributions to national, state
or local history.
The property at 2275 S. Araby Drive does not appear to be associated with persons who have made
meaningful contributions to national, state or local history. Research was unable to confirm the original
owner. The earliest owner of record, Fannie Beach, does not appear to rise to the level of significant
persons within the context of national, state, or local history. Subsequent owners included several
prominent local individuals, including Cecil Bennett, Katherine and Greg Hough, and Frank Jones.
Though these residents added to the social and institutional fabric of the city, the available evidence
does not indicate they made meaningful contributions to national state, or local history at the requisite
level to be considered a historically significant personage. The property does not appear eligible as a
Class 1 historic resource under City of Palm Springs Criterion 2.
Criterion 3: It reflects or exemplifies a particular period of national, state or local history.
2275 S. Araby Drive was one of the first houses constructed in H.W. Otis’ 1925 Araby Tract, which itself
was one of the earliest residential subdivisions in Palm Springs. The 1920s‐1930s were a crucial period
in the development of Palm Springs, reflecting investment in the community by new part‐time and full‐
time residents attracted by its climate and new recreational attractions. The city’s growth during this
time was a precursor to the larger boom of the postwar period, and established characteristics of Palm
Springs residential areas that remain to this day. Otis envisioned his new subdivision as a winter
community for seasonal residents, and heavily marketed it as the epitome of the warm oasis of “Our
Araby.” Most of the Araby Tract was not developed until after World War II, making the house at 2275
S. Araby Drive one of the few residences constructed immediately after the tract’s 1925 establishment.
The house’s age and vernacular idiom make it a relatively rare example of the kind of unpretentious
winter home H.W. Otis envisioned for the Araby Tract. As the property is associated with historic
patterns of single‐family residential development in Palm Springs during the 1920s, as well as with an
important developer, it appears eligible as a Class 1 historic resource under City of Palm Springs Criterion
3.
Criterion 4: It embodies the distinctive characteristics of a type, period or method of construction.
2275 S. Araby Drive is an excellent example of Adobe Revival residential architecture, a style popular
(though examples were never very numerous) in Palm Springs during its early development as a
recreational destination in the 1920s and 1930s. Both the main house and the guest cottage are
recognizable as adobe structures and retain the majority of their original design, materials, and
workmanship. Both buildings have experienced some alterations, including side and rear additions to
the main building; creation or enlargement of openings in the guest cottage for sliding glass doors later
replaced by wood French doors; and addition of slumpstone entry walls, gate, and detached carport.
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However, the original design is still clearly legible. The property embodies the distinctive characteristics
of an Adobe Revival residence from the 1920s, a property type which is quite rare – only a handful of
known examples survive. As a result, 2275 S. Araby Drive appears eligible as a Class 1 historic resource
under City of Palm Springs Criterion 4.
Criterion 5: It represents the work of a master builder, designer, artist, or architect whose individual
genius influenced his age; or it possesses high artistic value.
Extensive research has not provided information about the architect/designer or builder of 2275 S.
Araby Drive. While the subject property embodies the distinctive characteristics of vernacular Adobe
Revival design and construction as discussed above under Criterion 4, it does not appear to represent
the work of a master builder, designer artist, or architect, and does not possess high artistic value. As a
result, the property does not appear eligible under City of Palm Springs Criterion 5.
Criterion 6: It represents a significant and distinguishable entity whose components may lack individual
distinction.
As 2275 S. Araby Drive is not a district or part of a district, it does not represent a significant and
distinguishable entity whose components may lack individual distinction. Therefore, it is not eligible as
a Class 1 historic resource under City of Palm Springs Criterion 6.
Criterion 7: It has yielded or may be likely to yield information important to national, state or local history
or prehistory.
As an archaeological assessment was not conducted as part of this study, 2275 S. Araby Drive is left
unevaluated under Criterion 7.
Integrity Assessment
The property at 2275 S. Araby Drive retains sufficient integrity to convey its historical significance, as
detailed in the following evaluation under each of the seven aspects of integrity.
Location: The place where the historic property was constructed or the place where the historic event
occurred.
The subject property remains at its original location and retains this element of integrity.
Design: The combination of elements that create the form, plan, space, structure, and style of a property.
The adobe house and guest cottage at 2275 S. Araby Drive have experienced some alterations, including
side and rear additions to the main house, addition of sliding glass doors (later wood French doors) to
the guest cottage, and addition of slumpstone entry walls, gate, and detached carport. Despite these
alterations, the form, plan, space, structure, and style of the property is still clearly legible, largely
because the additions do not impact the primary façade and are restricted to the side and rear of the
building. The slumpstone hardscape components are easily reversible. The property is easily
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recognizable as an irregularly shaped adobe structure from the 1920s, with its original layout and design
intact. As a result, it retains integrity of design.
Setting: The physical environment of a historic property.
The property at 2275 S. Araby Drive was among the first few homes constructed in the Araby Tract in
the mid‐1920s, and the 1925 tract itself was slow to develop – about a dozen homes had been built by
1940, with full buildout not occurring until the post‐World War II period. As a result, the property’s
setting has changed dramatically. The layout of the tract, including its streets and lots, remains
essentially the same as it did when it was first subdivided. The subject property was built in the existing
tract (rather than having been present prior to the time of subdivision), and conforms to the historic
and present lot sizes, orientations, street frontage, and setbacks seen across the rest of the tract.
Despite these consistencies, infill of the surrounding blocks with properties mostly dating from the
1960s through the 2000s means the subject property has lost integrity of setting.
Materials: The physical elements that were combined or deposited during a particular period of time
and in a particular pattern or configuration to form a historic property.
The property at 2275 S. Araby Drive was built primarily of adobe brick, the raw components of which
are locally available. The majority of its material structure and cladding has remained the same since its
construction, and the addition of new slumpstone elements has not extensively obscured the original
materials. As a result, the property retains this element of integrity.
Workmanship: The physical evidence of the crafts of a particular culture or people during any given
period in history or prehistory… [expressed through] both technological practices and aesthetic
principles.
The original workmanship of 2275 S. Araby Drive is evident through its intact exterior features, including
adobe walls and steel multi‐light casement windows. It retains this element of integrity.
Feeling: A property’s expression of the aesthetic or historic sense of a particular period of time.
The property clearly expresses the aesthetic and historic sense of residential development in Palm
Springs during the 1920s and 1930s, a time during which the community’s earliest subdivisions were
established. It was also a time during which Palm Springs valued and promoted its image as a rustic,
healthful escape from city life, and vernacular homes such as those in the Araby Tract and its related
“Hopi Village” embodied the ideals of the Village. The subject property retains integrity of feeling.
Association: The direct link between an important historic event or person and a historic property type.
The property at 2275 S. Araby Drive has been in use as a single‐family residence since its construction,
linking it with 1920s‐1930s residential development in Palm Springs. As the property largely retains its
original appearance and is clearly recognizable as a 1920s‐1930s vernacular residence, its integrity of
association remains intact.
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2350 S. Araby Drive
This property appears eligible for local designation under City of Palm Springs Class 1 Criteria 3 and 4,
exhibits exception historic significance, and retains sufficient integrity to convey its significance. Its
period of significance is 1926, corresponding with its construction date. Evaluation under each of the
City’s seven eligibility criteria and an integrity assessment follow.
Criterion 1: It is associated with events that have made a meaningful contribution to the nation, state
or community.
The property at 2350 S. Araby Drive is not associated with a singular event that has made a meaningful
contribution to the nation, state, or community. Research did not indicate that any significant events
occurred at the subject property, nor did it reveal that the property’s construction occurred as a result
of any one event; rather, the residence reflects early residential development patterns. Therefore, ARG
does not find the subject property eligible as a Class 1 historic resource under City of Palm Springs
Criterion 1.
Criterion 2: It is associated with lives of persons who made meaningful contributions to national, state
or local history.
The property at 2350 S. Araby Drive does not appear to be associated with persons who have made
meaningful contributions to national, state or local history. The most likely original owner, L.M. Giannini,
was an important San Francisco banker; however, he and his wife Anna only resided seasonally at this
address for a few years, and after 1935 stayed elsewhere on their trips to Palm Springs. As a result,
neither L.M. nor Anna Giannini appears to have had a long or strong relationship with this house, and it
is not the property most strongly associated with them. The same goes for subsequent owners Ramon
and Juanita Somavia, owners of a large ranch in San Benito County and seasonal residents of the
property – though they were prominent and influential, their association with this property was short‐
lived. Evidence does not indicate that any other owners or occupants made meaningful contributions
to national state, or local history at the requisite level to be considered historically significant
personages. The property does not appear eligible as a Class 1 historic resource under City of Palm
Springs Criterion 2.
Criterion 3: It reflects or exemplifies a particular period of national, state or local history.
2350 S. Araby Drive was one of the first houses constructed in H.W. Otis’ 1925 Araby Tract, which itself
was one of the earliest residential subdivisions in Palm Springs. The 1920s‐1930s were a crucial period
in the development of Palm Springs, reflecting investment in the community by new part‐time and full‐
time residents attracted by its climate and new recreational attractions. The city’s growth during this
time was a precursor to the larger boom of the postwar period, and established characteristics of Palm
Springs residential areas that remain to this day. Otis envisioned his new subdivision as a winter
community for seasonal residents, and heavily marketed it as the epitome of the warm oasis of “Our
Araby.” Most of the Araby Tract was not developed until after World War II, making the house at 2350
S. Araby Drive one of the few residences constructed immediately after the tract’s 1925 establishment.
The house’s age and vernacular idiom make it a relatively rare example of the kind of unpretentious
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winter home H.W. Otis envisioned for the Araby Tract. As the property is associated with historic
patterns of single‐family residential development in Palm Springs during the 1920s, as well as with an
important developer, it appears eligible as a Class 1 historic resource under City of Palm Springs Criterion
3.
Criterion 4: It embodies the distinctive characteristics of a type, period or method of construction.
2350 S. Araby Drive is an excellent example of a vernacular rock house, a style popular (though examples
were never very numerous) in Palm Springs during its early development as a recreational destination
in the 1920s and 1930s. The house retains the majority of its original design, materials, and
workmanship despite having experienced alterations including a rear addition/patio enclosure, a side
addition, some window replacements, addition of awnings, and hardscape alterations. The original
design is still clearly legible, and the primary (south) façade, which is oriented perpendicular to S. Araby
Drive, appears unaltered. The property embodies the distinctive characteristics of a vernacular rock
house from the 1920s, a property type which is quite rare – only a handful of known examples survive.
As a result, 2350 S. Araby Drive appears eligible as a Class 1 historic resource under City of Palm Springs
Criterion 4.
Criterion 5: It represents the work of a master builder, designer, artist, or architect whose individual
genius influenced his age; or it possesses high artistic value.
Extensive research has not provided information about the architect/designer or builder of 2350 S.
Araby Drive. Due to its rock construction, it has been attributed to R. Lee Miller, but this could not be
confirmed through primary source research, and its current owner denies Miller’s involvement. While
the subject property embodies the distinctive characteristics of vernacular rock house design and
construction as discussed above under Criterion 4, it does not appear to represent the work of a master
builder, designer artist, or architect, and does not possess high artistic value. As a result, the property
does not appear eligible under City of Palm Springs Criterion 5.
Criterion 6: It represents a significant and distinguishable entity whose components may lack individual
distinction.
As 2350 S. Araby Drive is not a district or part of a district, it does not represent a significant and
distinguishable entity whose components may lack individual distinction. Therefore, it is not eligible as
a Class 1 historic resource under City of Palm Springs Criterion 6.
Criterion 7: It has yielded or may be likely to yield information important to national, state or local history
or prehistory.
As an archaeological assessment was not conducted as part of this study, 2350 S. Araby Drive is left
unevaluated under Criterion 7.
Integrity Assessment
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The property at 2350 S. Araby Drive retains sufficient integrity to convey its historical significance, as
detailed in the following evaluation under each of the seven aspects of integrity.
Location: The place where the historic property was constructed or the place where the historic event
occurred.
The subject property remains at its original location and retains this element of integrity.
Design: The combination of elements that create the form, plan, space, structure, and style of a property.
Alterations to the rock house at 2350 S. Araby Drive include a side (east elevation) addition of a carport
and storage room, a rear (south elevation) addition along with enclosure of an adjacent covered porch,
some window replacements, and hardscape modifications. The additions lengthened the footprint of
the once‐rectangular house and then created a T‐shaped footprint – both substantial modifications.
However, because they are restricted to the side and rear of the building, the original form, plan, space,
structure, and style of the property are still clearly legible. The primary (north‐facing) façade appears
unaltered. The property remains easily recognizable as a rock house from the 1920s, with its original
layout and design intact. As a result, it retains integrity of design.
Setting: The physical environment of a historic property.
The property at 2350 S. Araby Drive was among the first few homes constructed in the Araby Tract in
the mid‐1920s, and the 1925 tract itself was slow to develop – about a dozen homes had been built by
1940, with full buildout not occurring until the post‐World War II period. As a result, the property’s
setting has changed dramatically. The layout of the tract, including its streets and lots, remains
essentially the same as it did when it was first subdivided. The subject property was built in the existing
tract (rather than having been present prior to the time of subdivision), and conforms to the historic
and present lot sizes, orientations, street frontage, and setbacks seen across the rest of the tract.
Despite these consistencies, infill of the surrounding blocks with properties mostly dating from the
1960s through the 2000s means the subject property has lost integrity of setting.
Materials: The physical elements that were combined or deposited during a particular period of time
and in a particular pattern or configuration to form a historic property.
The property at 2350 S. Araby Drive was built of locally available stone. It has lost some original
materials, including wood windows, and its 2008 south (rear) addition has modern stone cladding. But
the addition has not extensively obscured the original materials, and overall the property retains the
vast majority of its original materials. As a result, the property retains this element of integrity.
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Workmanship: The physical evidence of the crafts of a particular culture or people during any given
period in history or prehistory… [expressed through] both technological practices and aesthetic
principles.
The original workmanship of 2350 S. Araby Drive is evident through its intact exterior features, including
native stone walls, wood casement and picture windows, and fine rockwork. It retains this element of
integrity.
Feeling: A property’s expression of the aesthetic or historic sense of a particular period of time.
The property clearly expresses the aesthetic and historic sense of residential development in Palm
Springs during the 1920s and 1930s, a time during which the community’s earliest subdivisions were
established. It was also a time during which Palm Springs valued and promoted its image as a rustic,
healthful escape from city life, and vernacular homes such as those in the Araby Tract and its related
“Hopi Village” embodied the ideals of the Village. The subject property retains integrity of feeling.
Association: The direct link between an important historic event or person and a historic property type.
The property at 2350 S. Araby Drive has been in use as a single‐family residence since its construction,
linking it with 1920s‐1930s residential development in Palm Springs. As the property largely retains its
original appearance and is clearly recognizable as a 1920s‐1930s vernacular residence, its integrity of
association remains intact.
2540 S. Araby Drive
This property appears eligible for local designation under City of Palm Springs Class 1 Criteria 3, 4, and
5, exhibits exceptional historic significance, and retains sufficient integrity to convey its significance. Its
period of significance is 1933, corresponding with its construction date. Evaluation under each of the
City’s seven eligibility criteria and an integrity assessment follow.
Criterion 1: It is associated with events that have made a meaningful contribution to the nation, state
or community.
The property at 2540 S. Araby Drive is not associated with a singular event that has made a meaningful
contribution to the nation, state, or community. Research did not indicate that any significant events
occurred at the subject property, nor did it reveal that the property’s construction occurred as a result
of any one event; rather, the residence reflects early residential development patterns. Therefore, ARG
does not find the subject property eligible as a Class 1 historic resource under City of Palm Springs
Criterion 1.
Criterion 2: It is associated with lives of persons who made meaningful contributions to national, state
or local history.
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The property at 2540 S. Araby Drive does not appear to be associated with persons who have made
meaningful contributions to national, state or local history. The original owner, Perle Wheeler Martin,
was a seasonal resident of the house for over two decades, and participated in Palm Springs society
when in town. She maintained a primary residence in Oregon. Martin’s involvement with R. Lee Miller’s
development of “Hopi Village” is unclear – research to date has not uncovered evidence that she was
involved in the planning, design, or financing of the unusual project, merely that she was a longtime
resident. While Martin added to the social and institutional fabric of the city, the available evidence
does not indicate she made meaningful contributions to national state, or local history at the requisite
level to be considered a historically significant personage. The same is true of the property’s subsequent
owners. The property does not appear eligible as a Class 1 historic resource under City of Palm Springs
Criterion 2.
Criterion 3: It reflects or exemplifies a particular period of national, state or local history.
Completed in 1933, 2540 S. Araby Drive was the last of the four rustic rock houses constructed as part
of R. Lee Miller’s “Hopi Village” adjacent to the main neighborhood of the Araby Tract. It, along with its
three architecturally cohesive neighboring buildings, lay outside of the tract as subdivided by H.W. Otis
in 1925 and is an atypical embodiment of single‐family residential development in Palm Springs during
the 1920s. Residential development during this time was shifting from ad hoc construction as seen in
earlier years, toward larger, carefully planned subdivisions. The 1920s‐1930s were a crucial period in
the development of Palm Springs, reflecting investment in the community by new part‐time and full‐
time residents attracted by its climate and new recreational attractions. The city’s growth during this
time was a precursor to the larger boom of the postwar period, and established characteristics of Palm
Springs residential areas that remain to this day.
One key characteristic embodied by 2540 S. Araby Drive is the rustic ideal – in Palm Springs’ pursuit of
seasonal residents, the community and its boosters and developers marketed small, modest homes in
bucolic settings meant to help residents escape from the pressures of city life. They also emphasized
the aesthetic appeal and artistic integrity of living in homes designed to adapt to the warm desert
climate, evoking indigenous building traditions and appealing to an artistic subset of residents who
proved crucial shapers of the Village’s character and built environment. The house’s age, vernacular
idiom, natural setting, and expression of cultural and aesthetic ideals of the time make it an excellent,
if atypical, embodiment of historic patterns of single‐family residential development in Palm Springs
during the 1930s. It is also associated with important developer R. Lee Miller, who was not in the
business of residential subdivisions, but rather of unique and romantic designs for a variety of clients
(like the Andreas Canyon Club. As a result, 2540 S. Araby Drive appears eligible as a Class 1 historic
resource under City of Palm Springs Criterion 3.
Criterion 4: It embodies the distinctive characteristics of a type, period or method of construction.
2540 S. Araby Drive is an excellent example of a vernacular rock house, a style popular (though examples
were never very numerous) in Palm Springs during its early development as a recreational destination
in the 1920s and 1930s. The house retains the majority of its original design, materials, and
workmanship and does not appear to have experienced any major alterations. The property embodies
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the distinctive characteristics of a vernacular rock house from the 1930s, a property type which is quite
rare – only a handful of known examples survive. With its distinctive round volume, integral patio
terrace, round and picture windows, and conical roof, it is also a particularly charismatic example of the
type and style. As a result, 2540 S. Araby Drive appears eligible as a Class 1 historic resource under City
of Palm Springs Criterion 4.
Criterion 5: It represents the work of a master builder, designer, artist, or architect whose individual
genius influenced his age; or it possesses high artistic value.
2540 S. Araby Drive was designed and built by artist/designer/builder R. Lee Miller, whose rustic
residential designs were hailed as unique and artistic embodiments of the Palm Springs spirit during the
1920s and 1930. His trademark was elaborate rockwork employing the locally available stone, of which
this property is an excellent example – built almost entirely of rough‐cut and unmodified local stone,
the house embodies the materials, techniques, and artistic flair for which Miller was known. Its
integration into the natural landscape is also a Miller signature, seen in his Andreas Canyon Club houses
as well as those here in “Hopi Village.” As the most intact of Miller’s four “Hopi Village” houses, 2540 S.
Araby Drive clearly conveys the vision of the designer and evokes the ideals of early Palm Springs. The
property appears eligible as a Class 1 historic resource under City of Palm Springs Criterion 5.
Criterion 6: It represents a significant and distinguishable entity whose components may lack individual
distinction.
As 2540 S. Araby Drive is a single property and not a district, it does not represent a significant and
distinguishable entity whose components may lack individual distinction. Therefore, it is not individually
eligible as a Class 1 historic resource under City of Palm Springs Criterion 6.
Criterion 7: It has yielded or may be likely to yield information important to national, state or local
history or prehistory.
As an archaeological assessment was not conducted as part of this study, 2540 S. Araby Drive is left
unevaluated under Criterion 7.
Integrity Assessment
The property at 2540 S. Araby Drive retains sufficient integrity to convey its historical significance, as
detailed in the following evaluation under each of the seven aspects of integrity.
Location: The place where the historic property was constructed or the place where the historic event
occurred.
The subject property remains at its original location and retains this element of integrity.
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Design: The combination of elements that create the form, plan, space, structure, and style of a
property.
Constructed in 1933, 2540 S. Araby Drive does not appear to have experienced any major alterations –
its original round volume with curving shed‐roofed wing remains intact, along with the integral patio
The property remains easily recognizable as a rock house from the 1920s, with its original layout and
design intact. As a result, it retains integrity of design.
Setting: The physical environment of a historic property.
The property at 2540 S. Araby Drive is one of the four “Hopi Village” buildings (2500, 2501, 2540, and
2550 S. Araby Drive) constructed in the natural setting of a canyon which had few improvements during
the historic period. They remain the only residences in this part of the canyon, and the natural setting
(including native vegetation and unmodified sloping topography) is essentially the same as when they
were built. Residential development has covered the formerly‐empty higher ground east and west of
the canyon, meaning the larger viewshed and setting have changed. As the immediate physical
environment of these properties retains its original characteristics, all four, including 2540 S. Araby
Drive, retain integrity of setting.
Materials: The physical elements that were combined or deposited during a particular period of time
and in a particular pattern or configuration to form a historic property.
The property at 2540 S. Araby Drive was built of locally available stone, with details including wood
casement windows and rustic wood doors. The majority of its material structure and cladding has
remained the same since its construction, and as a result, the property retains this element of integrity.
Workmanship: The physical evidence of the crafts of a particular culture or people during any given
period in history or prehistory… [expressed through] both technological practices and aesthetic
principles.
The original workmanship of 2540 S. Araby Drive is evident through its intact exterior features, including
native stone walls, wood casement windows, rustic wood doors, fine rockwork, details like log lintels
and vigas, and hardscape features including integral terraces, patios, steps, and retaining walls. It retains
this element of integrity.
Feeling: A property’s expression of the aesthetic or historic sense of a particular period of time.
The property clearly expresses the aesthetic and historic sense of residential development in Palm
Springs during the 1920s and 1930s, a time during which the community’s earliest subdivisions were
established. It was also a time during which Palm Springs valued and promoted its image as a rustic,
healthful escape from city life, and vernacular homes such as those in the Araby Tract and its related
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“Hopi Village” embodied the ideals of the Village. The four geographically discrete, architecturally
cohesive “Hopi Village” houses are particularly strong with regard to feeling, expressing the very specific
aesthetic sense of local artist/builder R. Lee Miller and other practitioners enamored of indigenous
styles, particularly those of the Puebloan tribes. As a result, 2540 S. Araby Drive retains this element of
integrity.
Association: The direct link between an important historic event or person and a historic property type.
The property at 2540 S. Araby Drive has been in use as a single‐family residence since its construction,
linking it with 1920s‐1930s residential development in Palm Springs; while some of the “Hopi Village”
houses have been vacant for periods of time, research did not indicate any of them had been adapted
for a different use. As the property largely retains its original appearance and is clearly recognizable as
a 1920s‐1930s vernacular residence, its integrity of association remains intact.
2500, 2501, 2550 S. Araby Drive
Each of the “Hopi Village” properties of 2500, 2501, and 2550 S. Araby Drive appears significant and
potentially individually eligible for local designation as a Class 1 historic resource; each exhibits
exceptional historical significance and meets City of Palm Springs Class 1 Eligibility Criteria 3, 4, and 5,
using the same analysis as 2540 S. Araby Drive, above. Their periods of significance correspond with
their construction dates: 1930 for 2500, 1930 ca. for 2501, and 1929 for 2550.
However, due to a lack of access and visibility, ARG was unable to ascertain the integrity and condition
of these three properties, and there determine whether they retain sufficient integrity to convey their
historical significance on an individual level, and therefore whether they are eligible for classification as
Class 1 historic resources.
As 2500, 2501, and 2550 S. Araby Drive meet Class 1 eligibility criteria but their integrity is
indeterminate, each is, at a minimum, eligible for listing as a Class 2 historic resource. Closer inspection
of these properties in the future may find them sufficiently intact to be eligible for Class 1 listing.
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6.3 Summary of Eligibility
In summary, the six subject properties appear individually eligible for listing as either City of Palm
Springs Class 1 and/or Class 2 historic resources, as follows:
2275 S. Araby Drive appears eligible for listing as a Class 1 historic resource under City of Palm
Springs Criteria 3 and 4, with a 1926 period of significance.
2350 S. Araby Drive appears eligible for listing as a Class 1 historic resource under City of Palm
Springs Criteria 3 and 4, with a 1926 period of significance.
2540 S. Araby Drive appears eligible for listing as a Class 1 historic resource under City of Palm
Springs Criteria 3, 4, and 5, with a 1933 period of significance.
2500 S. Araby Drive appears eligible for listing as a Class 2 historic resource under City of Palm
Springs Criteria 3, 4, and 5, with a 1930 period of significance.
2501 S. Araby Drive appears eligible for listing as a Class 2 historic resource under City of Palm
Springs Criteria 3, 4, and 5, with a ca. 1930 period of significance.
2550 S. Araby Drive appears eligible for listing as a Class 2 historic resource under City of Palm
Springs Criteria 3, 4, and 5, with a 1929 period of significance.
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7. Conclusion
Documentary and archival research, site analysis, the development of historic contexts, and evaluations
against local eligibility criteria indicate that the properties at 2275 and 2350 S. Araby Drive meet City of
Palm Springs Class 1 eligibility Criteria 3 and 4, and the property at 2540 S. Araby Drive meets Class 1
Criteria 3, 4, and 5. As these properties also retain sufficient integrity to convey their significance, they
appear eligible for listing as Class 1 historic resources.
The properties at 2500, 2501, and 2550 S. Araby Drive appear potentially individually significant under
City of Palm Springs Class 1 Criteria 3, 4, and 5. However, due to lack of access and visibility, ARG was
unable to determine whether each is individually eligible for listing as a Class 1 historic resource. These
three properties are, therefore, eligible for listing as Class 2 historic resources.
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8. Bibliography
Brown, Renee. “Pearl McCallum McManus Continued Father’s Legacy.” The Desert Sun, 7 March 2015.
Brown, Renee. “Pearl McCallum McManus Helped Shape Palm Springs.” The Desert Sun, 29 April 2016.
City of Palm Springs. City of Palm Springs Citywide Historic Context Statement & Survey Findings.
Prepared by Historic Resources Group for the City of Palm Springs: Department of Planning
Services, 2016.
City of Palm Springs Municipal Code, 8.05– Historic Preservation.
The Desert Sun, various dates.
Henderson, Moya and the Palm Springs Historical Society. Palm Springs. San Francisco: Arcadia
Publishing, 2009.
Japenga, Ann. “The Disappearing World of R. Lee Miller and the Araby Rock Houses.” April 11, 2019,
accessed July 2021, https://www.linktv.org/shows/artbound/the‐disappearing‐world‐of‐r‐lee‐
miller‐and‐the‐araby‐rock‐houses
Japenga, Ann. “The Hidden World of R. Lee Miller and the Araby Rock Houses.” California Desert Art,
February 1, 2015, accessed July 2021, The Hidden World of R. Lee Miller and the Araby Rock
Houses ‐ California Desert Art by Ann Japenga.
Los Angeles Times, various dates.
National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for
Evaluation. Washington, D.C.: U.S. Department of the Interior, National Park Service,
Interagency Resources Division, 1990, rev. 1991.
Niemann, Greg. Palm Springs Legends: Creation of a Desert Oasis. San Diego: Sunbelt Publications, Inc.,
2006.
Palm Springs city and telephone directories, various dates.
Palm Springs Historical Society. Various collections.
United States Bureau of the Census, 1930 and 1940 census data, accessed July 21,
http://www.ancestry.com.
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Appendix A. 2016 DPR 523 Forms
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Architectural
Resources Group
Item 2B - 87Assessor Parcel Number 510232020 Additional APNs Address 2275 Direction S Prefix Location 2016 FIELD PHOTO RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Adobe Construction CHARACTER DEFINING FEATURES Stories 2016 Status Code CONSTRUCTION INFORMATION Date from Tax Assessor 19 50 Date Source Desert Sun Architect Architect Source Builder Original Owner Other Owner(s) Historic Name Common Name El Dumpo Adobe 1 Tract/Neighborhood .......J Located in a District? Araby Tract District Addltlonal Style 7R Soffbl. Dr Date rrom Research 1926 Front portion of building may be remnant of reported 1926 adobe structure. Remamder of building is later slumpstone construction. GENERAL Al TERATIQNS CUSTOM ALTERATJONS -
Item 2B - 88PREVJOJJS SURVEY EVALUATION City Historic Resources Database HSPB No. 2016 EVALUATION Period of Significance Context Theme Sub-theme Period of Significance Context Theme Sub-theme Period of Significance Context Theme Sub-theme Statement of Significance Yes HRI Code National Register 62 2016 Status Code 62 62 6Z 2003 Status Code California Register 62 Criterion Criterion Criterion This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic Resource Database). This property has heen altered and therefore does not appear eligible for designation. Notes/ Additional Information The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land i1111nediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood ditc. discowred the desert and began to transform Palm Springs into an mtcrnat1onal resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town. In addition to the resort-related development for the entertainers and the neighborhoods where the wealthy industrialists started constructing their winter homes. the city has a collection of early res1dcnt1al neighborhoods that developed to accommodate the growing permanent settlement. This property is located in the Araby tract. In 1925, H.W. Otis and Son, owners/sub-dividers began marketing and selling "Our Occidental Araby at Palm Springs." The 138-parl'el tract of irregularly-shaped lots were intended for the development of a community that was "artistic and charming."
Item 2B - 89PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPBNo. -2016 EVALUATION Period of Significance 1926 Yes Context Palm Springs between the Wars {1919-1941) HRICode National Register Theme Single•family Residential Development (1919-1941) Sub-theme Single-family Residential Development (1919-1929) Period of Significance 1926 Context Architectural Styles & Local Practitioners Theme 19th Century Methods of Construction & Architectural Styles Sub-theme Adobe Construction Period ofSlgnlHcance Context Theme Sub-theme Statement of Significance 2016 Status Code 7R 2003 Status Code ?R California Register Local 7R Criterion A/1/3 Criterion C/3/4 Criterion This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic Resource Database). It was constructed in 1926, making it one of the earliest residences m the Araby Tract. Although there appears to be a large addition, the -original building is still evident. If it can be confirmed that the property is adobe construction, then due to rarity of the type, it would be eligible for historic designation. Notes/ Additional Information The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land immediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood elite. discovered the desert and began to transform Palm Springs into an international resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town. In addition to the resort-related development for the entertainers and the neighborhoods where the wealthy industrialists started constructing their winter homes, the city has a collection of early residential neighborhoods that developed to accommodate the growing permanent settlement. This property is located in the Araby tract. In 1925, H.W. Otis and Son, owners/sub-dividers began marketing and selling "Our Occidental Araby at Palm Springs." The 138-parcel tract of irregularly-shaped lots were intended for the development of a community that was "artistic and charming." The house may represent a rare local example of adobe construction. Adobe construction demonstrates a continuation of indigenous building traditions that were passed down from generation to generation of craftsmen. Adobe construction used locally available resources, and was appropriate for the climate in the Southwest. staying cool in the summer and warm in the winter.
Item 2B - 90Assessor Parcel Number 510241037 Additional APNs Address 2350 Direction s Prefix Location 2016 FIELD PHOTO RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Ranch CHARACTER DEFINING FEATURES One-story, L-shaped plan Low, horizontal massing with wide fa~ade 2016 Status Code Street Araby CONSTRUCTION INFORMATION Date from Tax Assessor 1926 Date Source Architect Miller, Lee Suffix Dr Date from Research Architect Source City Historic Resources Database Builder Original Owner Other Owner(s) Marston, Marley Historic Name Common Name Marston Residence Stories 1 Giannini-Somavilla Giannini-Somavilla Tract/Neighborhood :-"""J Located in a District? Araby Tract District Additional Style Low-pitched gable roof with open overhanging eaves and clay barrel tiles Divided light wood sash windows (picture and casement) Wide, covered front porch with stone columns Stone walls and retaining wall; horizontal wood siding at gables; interior stone chimney; stone steps, piers, and parapet GENERAL ALTERATIONS No major alterations CUSTOM ALTERATIONS 5S3
Item 2B - 91PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No. I --J 2016 EVALUATION Period of Significance 1926 Yes Context 1Palm Springs b~tween the Wars (1919-1941) HRI Code National Register Theme Single-family Residential Development (1919-1941) Sub-theme Single-family Residential Development (1919-1929) Period of Significance 1926 Context Theme Sub-theme Architectural Styles & Local Practitioners Period of Significance Context Theme Sub-theme Statement of Significance 2016 Status Code SS3 2003 Status Code California Register Local 5S3 Criterion A/1/3 Criterion C/3/5 Criterion This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic -1 -l • Resource Database). It is significant as an example of pre-World War II residential development, reflecting an important period of growth and transition in the city; and as the work of master builder Lee Miller. Notes/ Additional Information The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land immediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood elite, discovered the desert and began to transform Palm Springs into an international resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town. In addition to the resort-related development for the entertainers and the neighborhoods where the wealthy industrialists started constructing their winter homes, the city has a collection of early residential neighborhoods that developed to accommodate the growing permanent settlement. This property is located in the Araby tract. In 1925, H.W. Otis and Son, owners/sub-dividers began marketing and selling "Our Occidental Araby at Palm Springs." The 138-parcel tract of irregularly-shaped lots were intended for the development of a community that was "artistic and charming." There are stone features on many residences in the neighborhood, including stone walls scattered throughout. This was the first house to be built in Araby Hills. It has been attributed to prominent local building Robert Lee Miller. Miller was born in Hill, Texas in 1887. After serving in World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish style through observing existing adobes and pattern books.
Item 2B - 92Assessor Parcel Number 510270006 Additional APNs Address 2500 Direction S Prefix Location RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Residential Vernacular CHARACTER DEFINING FEATURES Stone walls GENERAL ALTERATIONS 2016 Status Code Street Ara by Stories CONSTRUCTION INFORMATION Date from Tax Assessor 1930 Date Source Architect Miller, Lee Architect Source Builder Miller, Lee Original Owner Other Owner( s) Historic Name Common Name 1 Tract/Neighborhood = Located in a District? Araby Cove District Additional Style CUSTOM ALTERATIONS Remnant of original stone house 6L Suffix Dr Date from Research
Item 2B - 932016 Status Code ·-··--· --• I -· -ii 7, · j6L ----1 PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No . l ____ -· .J HRI Code I • 2016 EVALUA~~ON ----··---·----· ·-· ·-----National Register Period of Significance Palm Springs between the Wars (1919-1941) Criterion Context Theme Sub-theme Depression-era Single-family Residential Development (1930-1941) [. __ Period of Significance 1930 L____ ; l Criterion _J -· --_J 2003 Status Code California Register Local 6L J . ---__ -_------· ... ----~--I "·1 ---------·-··---·----•• ------__ J C/_3/~S ___ J Context Theme Sub-theme !~tect~~tyles & Local Practitioners Method of Construction ---·-~7 --i L._. ---------· -··-------__J 1--------Criterion 1--L__. Period of Significance Context --------=-=_] Theme ---, I Sub-theme Statement of Significance This property is a remnant of the compound of rock houses built by Lee Miller. It is significant as an example of early residential development, and as a rare example of stone construction by master builder Lee Miller, reflecting the tradition of using local/found construction materials. There may not be sufficient historic fabric remaining for historic designation of the property; however, these remnant features warrant special consideration in the local planning process. Notes/ Additional Information Adjacent to the Araby Tract, R. Lee Miller owned twenty acres of desert hillside. Miller, a civil engineer /contractor built a compound of rock houses known as "Hopi Village" in the 1920s. The distinctive, round stone R. Lee Miller Residence (c. 1925) and stone "Casa Contenta, Perle Wheeler Martin" Residence (c. 1933) were among them. Wheeler resided in the "Araby rock house" well into the late 1930s. Four extant rock structures located at the end of the present-day private drive at 2540 S. Araby Drive match historic images of the Miller Residence and the Wheeler Martin Residence. Robert Lee Miller was born in Hill, Texas in 1887. After serving in World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish style through observing existing adobes and pattern books. I
Item 2B - 94Assessor Parcel Number 510270022 Additional APNs Address 2540 Direction S Prefix Location 2500 S Araby, 2540 S Araby, 2550 S Araby RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Residential Vernacular CHARACTER DEFINING FEATURES 2016 Status Code Street Ara by CONSTRUCTION INFORMATION Date from Tax Assessor 1933 Date Source Architect Miller, Lee Architect Source Builder Miller, Lee ' Original Owner Miller, Lee I Other Owner(s) Arthur, Michael; Nahodil, Robert L. 5S3 Suffix Dr Date from Research c.1925-1933 Historic Name Common Name Round House Round House; Lee Miller House Stories 1 Tract/Neighborhood C Located in a District? Araby Cove District Additional Style Polygonal plan; stone walls; hipped roof with clay barrel tiles; exterior stone chimney; divided light steel sash windows (casement and fixed picture); circular accent window; wood plank door GENERAL ALTERA TIQNS CUSTOM ALTERATIONS Not fully visible from the public right-of-way; no major alterations visible
Item 2B - 95PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No. HRI Code 2016 Status Code !~ --------, , _______ : 2003 Status Code ·~016F.VALU:TION National Register i California Register Period of Significance 11925-1933-----· ----__ I Criterion A/1/3 ------1 J L ______ _ Local 5S3 7 ___ J -7 Context Theme Sub-theme Palm Springs between the Wars (1919-1941) L ---------· ----· ---------------------____ J !single-family Residential Development (1919-1941) ·-------------___ ! LSingle-family Residential Development (1919-19292 _______________ _ Period of Significance J1925-19~---------Theme Sub-theme !Method of Construction_ ____ __ I_ -------Period of Significance Criterion C/3/4,5 -----___ . --------. ------------. -_---7 ------I Criterion -----------------------------------Context Theme Sub-theme ,--Statement of Significance -------~--------___ _I ---7 I This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic Resource Database). This evaluation is forthe "Round House." It is significant as an example of pre-World War II residential development, and as a rare 'example of stone construction by by master builder Lee Miller, reflecting the tradition of using local/found construction materials. Notes/ Additional Information JAdjacent to the Araby Tract, R. Lee Miller owned twenty acres of desert hillside. Miller, a civil engineer /contractor built a compound of rock houses known as j "Hopi Village" in the 1920s. The distinctive, round stone R. Lee Miller Residence ( c. 1925) and stone "Casa Contenta, Perle Wheeler Martin" Residence ( c. 1933) were among them. Wheeler resided in the "Araby rock house" well into the late 1930s. Four extant rock structures located at the end of the present-day private drive at 2540 S. Araby Drive match historic images of the Miller Residence and the Wheeler Martin Residence. Robert Lee Miller was born in Hill, Texas in 1887. After serving in World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the I elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish style through observing existing !adobes and pattern books. I
Item 2B - 96Assessor Parcel Number 510270004 Additional APNs Address 2550 Direction S Prefix Location RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Residential Vernacular CHARACTER DEFINING FEATURES Rock walls; flat roofs; steel casement windows GENERAL ALTERATIONS 2016 Status Code Street Ara by Stories CONSTRUCTION INFORMATION Date from Tax Assessor 1929 Date Source Architect Miller, Lee Architect Source Steve Vaught Builder Miller, Lee Original Owner , Other Owner(s) Levy, David Merritt Historic Name Common Name Rock House 1 Rock House Tract/Neighborhood = Located in a District? Araby Cove District Additional Style CUSTOM ALTERATIONS Remnants of early rock houses SS3 Suffix Dr Date from Research
Item 2B - 97PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No. [= _ _ ______ I Yes HRI Code •-----2016 EVALUATION National Register I Period of Significance L_ 1··-----~--------1Palm Springs between the Wars (1919-1941) I ·-------·-----·----. --·----Context Theme Single-family Residential Development (1919-1941) -I i I 2016 Status Code r -----5S3 2003 Status Code California Register Local ·5s3 Criterion ----------1 A/1/3 ___ ______ __I __I r-----·-·--- -·-Sub-theme !Si~g~e~~~~i!~~-eside~~i~_?ev~~op~~-~ty 919-1 ~-~~---__i Period of Significance Context 1929 I ----------j Criterion C/3/4,5 -------------· -·------1 Theme Sub-theme ,--· ----Method of Construction ---j ---i -------J 7 Criterion Period of Significance Context _J Theme Sub-theme Statement of Significance This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic •Resource Database). It is significant as an example of pre-World War II residential development, and as a rare example of stone construction by master builder Lee Miller, reflecting the tradition of using local/found construction materials. Notes/ Additional Information Adjacent to the Araby Tract, R. Lee Miller owned twenty acres of desert hillside. Miller, a civil engineer /contractor built a compound of rock houses known as "Hopi Village" in the 1920s. The distinctive, round stone R. Lee Miller Residence (c. 1925) and stone "Casa Contenta, Perle Wheeler Martin" Residence (c . I . 1933) were among them. Wheeler resided in the "Araby rock house" well into the late 1930s. Robert Lee Miller was born in Hill, Texas in 1887. After serving in !World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as 1 a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish styles through observing existing adobes and pattern books.
Araby Rock Houses and Araby Adobe, Historic Resources Report September 9, 2021
ARCHITECTURAL RESOURCES GROUP
Appendix A. 2004 and 2016 DPR 523 Forms
Item 2B - 98
Architectural
Resources Group
Item 2B - 99Assessor Parcel Number 510232020 Additional APNs Address 2275 Direction S Prefix Location 2016 FIELD PHOTO RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Adobe Construction CHARACTER DEFINING FEATURES Stories 2016 Status Code CONSTRUCTION INFORMATION Date from Tax Assessor 19 50 Date Source Desert Sun Architect Architect Source Builder Original Owner Other Owner(s) Historic Name Common Name El Dumpo Adobe 1 Tract/Neighborhood .......J Located in a District? Araby Tract District Addltlonal Style 7R Soffbl. Dr Date rrom Research 1926 Front portion of building may be remnant of reported 1926 adobe structure. Remamder of building is later slumpstone construction. GENERAL Al TERATIQNS CUSTOM ALTERATJONS -
Item 2B - 100PREVJOJJS SURVEY EVALUATION City Historic Resources Database HSPB No. 2016 EVALUATION Period of Significance Context Theme Sub-theme Period of Significance Context Theme Sub-theme Period of Significance Context Theme Sub-theme Statement of Significance Yes HRI Code National Register 62 2016 Status Code 62 62 6Z 2003 Status Code California Register 62 Criterion Criterion Criterion This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic Resource Database). This property has heen altered and therefore does not appear eligible for designation. Notes/ Additional Information The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land i1111nediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood ditc. discowred the desert and began to transform Palm Springs into an mtcrnat1onal resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town. In addition to the resort-related development for the entertainers and the neighborhoods where the wealthy industrialists started constructing their winter homes. the city has a collection of early res1dcnt1al neighborhoods that developed to accommodate the growing permanent settlement. This property is located in the Araby tract. In 1925, H.W. Otis and Son, owners/sub-dividers began marketing and selling "Our Occidental Araby at Palm Springs." The 138-parl'el tract of irregularly-shaped lots were intended for the development of a community that was "artistic and charming."
Item 2B - 101PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPBNo. -2016 EVALUATION Period of Significance 1926 Yes Context Palm Springs between the Wars {1919-1941) HRICode National Register Theme Single•family Residential Development (1919-1941) Sub-theme Single-family Residential Development (1919-1929) Period of Significance 1926 Context Architectural Styles & Local Practitioners Theme 19th Century Methods of Construction & Architectural Styles Sub-theme Adobe Construction Period ofSlgnlHcance Context Theme Sub-theme Statement of Significance 2016 Status Code 7R 2003 Status Code ?R California Register Local 7R Criterion A/1/3 Criterion C/3/4 Criterion This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic Resource Database). It was constructed in 1926, making it one of the earliest residences m the Araby Tract. Although there appears to be a large addition, the -original building is still evident. If it can be confirmed that the property is adobe construction, then due to rarity of the type, it would be eligible for historic designation. Notes/ Additional Information The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land immediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood elite. discovered the desert and began to transform Palm Springs into an international resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town. In addition to the resort-related development for the entertainers and the neighborhoods where the wealthy industrialists started constructing their winter homes, the city has a collection of early residential neighborhoods that developed to accommodate the growing permanent settlement. This property is located in the Araby tract. In 1925, H.W. Otis and Son, owners/sub-dividers began marketing and selling "Our Occidental Araby at Palm Springs." The 138-parcel tract of irregularly-shaped lots were intended for the development of a community that was "artistic and charming." The house may represent a rare local example of adobe construction. Adobe construction demonstrates a continuation of indigenous building traditions that were passed down from generation to generation of craftsmen. Adobe construction used locally available resources, and was appropriate for the climate in the Southwest. staying cool in the summer and warm in the winter.
Item 2B - 102Assessor Parcel Number 510241037 Additional APNs Address 2350 Direction s Prefix Location 2016 FIELD PHOTO RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Ranch CHARACTER DEFINING FEATURES One-story, L-shaped plan Low, horizontal massing with wide fa~ade 2016 Status Code Street Araby CONSTRUCTION INFORMATION Date from Tax Assessor 1926 Date Source Architect Miller, Lee Suffix Dr Date from Research Architect Source City Historic Resources Database Builder Original Owner Other Owner(s) Marston, Marley Historic Name Common Name Marston Residence Stories 1 Giannini-Somavilla Giannini-Somavilla Tract/Neighborhood :-"""J Located in a District? Araby Tract District Additional Style Low-pitched gable roof with open overhanging eaves and clay barrel tiles Divided light wood sash windows (picture and casement) Wide, covered front porch with stone columns Stone walls and retaining wall; horizontal wood siding at gables; interior stone chimney; stone steps, piers, and parapet GENERAL ALTERATIONS No major alterations CUSTOM ALTERATIONS 5S3
Item 2B - 103PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No. I --J 2016 EVALUATION Period of Significance 1926 Yes Context 1Palm Springs b~tween the Wars (1919-1941) HRI Code National Register Theme Single-family Residential Development (1919-1941) Sub-theme Single-family Residential Development (1919-1929) Period of Significance 1926 Context Theme Sub-theme Architectural Styles & Local Practitioners Period of Significance Context Theme Sub-theme Statement of Significance 2016 Status Code SS3 2003 Status Code California Register Local 5S3 Criterion A/1/3 Criterion C/3/5 Criterion This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic -1 -l • Resource Database). It is significant as an example of pre-World War II residential development, reflecting an important period of growth and transition in the city; and as the work of master builder Lee Miller. Notes/ Additional Information The first residential subdivisions were recorded in the early 1920s on tracts largely concentrated on land immediately surrounding the existing village and the resorts. In the 1920s, business tycoons, industrialists, and other wealthy businessmen, along with the Hollywood elite, discovered the desert and began to transform Palm Springs into an international resort. While the movie stars primarily stayed at the resort hotels when visiting Palm Springs, other wealthy residents and seasonal visitors started building architect-designed estates and drawing increased attention to the growing resort town. In addition to the resort-related development for the entertainers and the neighborhoods where the wealthy industrialists started constructing their winter homes, the city has a collection of early residential neighborhoods that developed to accommodate the growing permanent settlement. This property is located in the Araby tract. In 1925, H.W. Otis and Son, owners/sub-dividers began marketing and selling "Our Occidental Araby at Palm Springs." The 138-parcel tract of irregularly-shaped lots were intended for the development of a community that was "artistic and charming." There are stone features on many residences in the neighborhood, including stone walls scattered throughout. This was the first house to be built in Araby Hills. It has been attributed to prominent local building Robert Lee Miller. Miller was born in Hill, Texas in 1887. After serving in World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish style through observing existing adobes and pattern books.
Item 2B - 104Assessor Parcel Number 510270006 Additional APNs Address 2500 Direction S Prefix Location RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Residential Vernacular CHARACTER DEFINING FEATURES Stone walls GENERAL ALTERATIONS 2016 Status Code Street Ara by Stories CONSTRUCTION INFORMATION Date from Tax Assessor 1930 Date Source Architect Miller, Lee Architect Source Builder Miller, Lee Original Owner Other Owner( s) Historic Name Common Name 1 Tract/Neighborhood = Located in a District? Araby Cove District Additional Style CUSTOM ALTERATIONS Remnant of original stone house 6L Suffix Dr Date from Research
Item 2B - 1052016 Status Code ·-··--· --• I -· -ii 7, · j6L ----1 PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No . l ____ -· .J HRI Code I • 2016 EVALUA~~ON ----··---·----· ·-· ·-----National Register Period of Significance Palm Springs between the Wars (1919-1941) Criterion Context Theme Sub-theme Depression-era Single-family Residential Development (1930-1941) [. __ Period of Significance 1930 L____ ; l Criterion _J -· --_J 2003 Status Code California Register Local 6L J . ---__ -_------· ... ----~--I "·1 ---------·-··---·----•• ------__ J C/_3/~S ___ J Context Theme Sub-theme !~tect~~tyles & Local Practitioners Method of Construction ---·-~7 --i L._. ---------· -··-------__J 1--------Criterion 1--L__. Period of Significance Context --------=-=_] Theme ---, I Sub-theme Statement of Significance This property is a remnant of the compound of rock houses built by Lee Miller. It is significant as an example of early residential development, and as a rare example of stone construction by master builder Lee Miller, reflecting the tradition of using local/found construction materials. There may not be sufficient historic fabric remaining for historic designation of the property; however, these remnant features warrant special consideration in the local planning process. Notes/ Additional Information Adjacent to the Araby Tract, R. Lee Miller owned twenty acres of desert hillside. Miller, a civil engineer /contractor built a compound of rock houses known as "Hopi Village" in the 1920s. The distinctive, round stone R. Lee Miller Residence (c. 1925) and stone "Casa Contenta, Perle Wheeler Martin" Residence (c. 1933) were among them. Wheeler resided in the "Araby rock house" well into the late 1930s. Four extant rock structures located at the end of the present-day private drive at 2540 S. Araby Drive match historic images of the Miller Residence and the Wheeler Martin Residence. Robert Lee Miller was born in Hill, Texas in 1887. After serving in World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish style through observing existing adobes and pattern books. I
Item 2B - 106Assessor Parcel Number 510270022 Additional APNs Address 2540 Direction S Prefix Location 2500 S Araby, 2540 S Araby, 2550 S Araby RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Residential Vernacular CHARACTER DEFINING FEATURES 2016 Status Code Street Ara by CONSTRUCTION INFORMATION Date from Tax Assessor 1933 Date Source Architect Miller, Lee Architect Source Builder Miller, Lee ' Original Owner Miller, Lee I Other Owner(s) Arthur, Michael; Nahodil, Robert L. 5S3 Suffix Dr Date from Research c.1925-1933 Historic Name Common Name Round House Round House; Lee Miller House Stories 1 Tract/Neighborhood C Located in a District? Araby Cove District Additional Style Polygonal plan; stone walls; hipped roof with clay barrel tiles; exterior stone chimney; divided light steel sash windows (casement and fixed picture); circular accent window; wood plank door GENERAL ALTERA TIQNS CUSTOM ALTERATIONS Not fully visible from the public right-of-way; no major alterations visible
Item 2B - 107PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No. HRI Code 2016 Status Code !~ --------, , _______ : 2003 Status Code ·~016F.VALU:TION National Register i California Register Period of Significance 11925-1933-----· ----__ I Criterion A/1/3 ------1 J L ______ _ Local 5S3 7 ___ J -7 Context Theme Sub-theme Palm Springs between the Wars (1919-1941) L ---------· ----· ---------------------____ J !single-family Residential Development (1919-1941) ·-------------___ ! LSingle-family Residential Development (1919-19292 _______________ _ Period of Significance J1925-19~---------Theme Sub-theme !Method of Construction_ ____ __ I_ -------Period of Significance Criterion C/3/4,5 -----___ . --------. ------------. -_---7 ------I Criterion -----------------------------------Context Theme Sub-theme ,--Statement of Significance -------~--------___ _I ---7 I This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic Resource Database). This evaluation is forthe "Round House." It is significant as an example of pre-World War II residential development, and as a rare 'example of stone construction by by master builder Lee Miller, reflecting the tradition of using local/found construction materials. Notes/ Additional Information JAdjacent to the Araby Tract, R. Lee Miller owned twenty acres of desert hillside. Miller, a civil engineer /contractor built a compound of rock houses known as j "Hopi Village" in the 1920s. The distinctive, round stone R. Lee Miller Residence ( c. 1925) and stone "Casa Contenta, Perle Wheeler Martin" Residence ( c. 1933) were among them. Wheeler resided in the "Araby rock house" well into the late 1930s. Four extant rock structures located at the end of the present-day private drive at 2540 S. Araby Drive match historic images of the Miller Residence and the Wheeler Martin Residence. Robert Lee Miller was born in Hill, Texas in 1887. After serving in World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the I elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish style through observing existing !adobes and pattern books. I
Item 2B - 108Assessor Parcel Number 510270004 Additional APNs Address 2550 Direction S Prefix Location RESOURCE INFORMATION Original Use Single-family residence Current Use Single-family residence Resource Attribute HP2. Single family property Architectural Style Residential Vernacular CHARACTER DEFINING FEATURES Rock walls; flat roofs; steel casement windows GENERAL ALTERATIONS 2016 Status Code Street Ara by Stories CONSTRUCTION INFORMATION Date from Tax Assessor 1929 Date Source Architect Miller, Lee Architect Source Steve Vaught Builder Miller, Lee Original Owner , Other Owner(s) Levy, David Merritt Historic Name Common Name Rock House 1 Rock House Tract/Neighborhood = Located in a District? Araby Cove District Additional Style CUSTOM ALTERATIONS Remnants of early rock houses SS3 Suffix Dr Date from Research
Item 2B - 109PREVIOUS SURVEY EVALUATION City Historic Resources Database HSPB No. [= _ _ ______ I Yes HRI Code •-----2016 EVALUATION National Register I Period of Significance L_ 1··-----~--------1Palm Springs between the Wars (1919-1941) I ·-------·-----·----. --·----Context Theme Single-family Residential Development (1919-1941) -I i I 2016 Status Code r -----5S3 2003 Status Code California Register Local ·5s3 Criterion ----------1 A/1/3 ___ ______ __I __I r-----·-·--- -·-Sub-theme !Si~g~e~~~~i!~~-eside~~i~_?ev~~op~~-~ty 919-1 ~-~~---__i Period of Significance Context 1929 I ----------j Criterion C/3/4,5 -------------· -·------1 Theme Sub-theme ,--· ----Method of Construction ---j ---i -------J 7 Criterion Period of Significance Context _J Theme Sub-theme Statement of Significance This property was re-evaluated during the 2015 survey as part of an update to the City of Palm Springs' list of potential historic resources (Citywide Historic •Resource Database). It is significant as an example of pre-World War II residential development, and as a rare example of stone construction by master builder Lee Miller, reflecting the tradition of using local/found construction materials. Notes/ Additional Information Adjacent to the Araby Tract, R. Lee Miller owned twenty acres of desert hillside. Miller, a civil engineer /contractor built a compound of rock houses known as "Hopi Village" in the 1920s. The distinctive, round stone R. Lee Miller Residence (c. 1925) and stone "Casa Contenta, Perle Wheeler Martin" Residence (c . I . 1933) were among them. Wheeler resided in the "Araby rock house" well into the late 1930s. Robert Lee Miller was born in Hill, Texas in 1887. After serving in !World War I, Miller was trained in civil engineering, but ultimately decided to become a carpenter. In 1931, Miller moved to Palm Springs, where he worked as 1 a subcontractor, most often working for Alvah Hicks. Miller was a skilled woodworker, and designed many of the elaborated exposed wood detailed trusses in the city's early mansions. With no formal training, Miller studied the Spanish styles through observing existing adobes and pattern books.
ATTACHMENT D
Item 2B - 110
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE JANUARY 4, 2022 PUBLIC HEARING
SUBJECT: AN APPLICATION BY THE CITY OF PALM SPRINGS FOR HISTORIC
DESIGNATION OF “EL DUMPO ADOBE” LOCATED AT 2275 S. ARABY,
(APN 510-232-020), AND “THE ARABY ROCK HOUSES” LOCATED AT
2350 (APN 510-2410-037), 2500 (APN 510-270-006), 2501 (APN 510-270-
013), 2540 (APN 510-270-024), AND 2550 (APN 510-270-004) SOUTH
ARABY DRIVE, CASE HSPB #128 AND #129. (KL).
FROM: Department of Planning Services
SUMMARY
At its meeting of July 9, 2019, the City’s Historic Site Preservation Board (“HSPB”)
identified the above-referenced sites as part of its FY 19/20 annual work plan. On
November 2, 2021 the HSPB directed staff to initiate study and schedule site visits and a
public hearing of the board to consider the two cases.
Owners of the six parcels were notified in writing of the HSPB’s actions on November 21,
2019, March 9, 2021, September 29, 2021 and October 14, 2021. Written public hearing
notices were also sent to the property owners and o wners of properties within a 500-foot
radius of the six parcels.
The adobe and the five rock houses are rare surviving examples of the type of early rustic
development that occurred in Palm Springs between World War I and II, which often
utilized native stone and other locally found materials. The design and construction of
the four “Hopi Village” dwellings also present the creative work of local builder – developer
R. Lee Miller.
If designated as historic resources, the properties would be subject to the regulations
outlined in Section 8.05 of the Palm Springs Municipal Code.
RECOMMENDATION:
1. Open the public hearing and receive public testimony.
2. Close the public hearing and adopt Resolution HSPB #128, “A RESOLUTION OF
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
Item 2B - 111
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 2 of 11
DESIGNATE “EL DUMPO ADOBE” LOCATED AT 2275 SOUTH ARABY DRIVE,
AS CLASS 1 (LANDMARK) HISTORIC RESOURCE HSPB #128, SUBJECT TO
CONDITIONS (APN 510-232-010)
3. And adopt Resolution HSPB #129: “A RESOLUTION OF THE HISTORIC SITE
PRESERVATION BOARD OF THE CITY OF PALM SPRINGS, CALIFO RNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE THE ARABY ROCK
HOUSES LOCATED AT 2350, 2500, 2501, 2540 AND 2550 SOUTH ARABY AS
CLASS 1 (LANDMARK) HISTORIC RESOURCES SUBJECT TO CONDITIONS.”
BACKGROUND AND SETTING:
A historic resources report (“the report”) dated September 28, 2021, prepared for the City
by Architectural Resources Group (“ARG”), is the basis of this staff report.
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc…
October & December, 2021 Site inspection by members of the HSPB accompanied
by staff to 2275, 2350, 2540, and 2500 S Araby. The
members observed 2501 and 2550 S Araby from the
access road.
Ownership Status
Address: Last transfer history from county database:
2275 Araby March 1994.
2350 Araby November 2016.
2500 Araby March 2015
2501 Araby March 2015
2540 Araby September 2020
2550 Araby March 2015
The Araby Adobe (also known as “El Dumpo Adobe”) and the five Araby Rock Houses
are unique, rustic single-family dwellings located in the Araby Cove neighborhood
reflecting a very early period in the development of Palm Springs. The four rock houses
located at 2500, 2501, 2540 and 2550 South Araby collectively have been dubbed “the
Hopi Village” and are located in a canyon adjacent to the rest of Araby Cove. All six
buildings were constructed between 1925 and 1933 1, thus the period of significance
would be 1925 to 1933. The buildings are evaluated within the local context “Palm
Springs between the Wars (1919 – 1941).
Although the six properties could potentially be considered a historic district, the City
initiated the evaluation of the six sites as individual resources. At some time in the future
if the property owners wished to pursue historic district status an application could be
1 The report notes 1926 as the earliest construction date, however a heavy timber lintel over the entry porch
at 2350 S. Araby has the year “1925” carved in it, suggesting a slightly earlier date of construction.
Item 2B - 112
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 3 of 11
submitted.
The location of each dwelling is shown in the aerial photo below. Of the six parcels, four
are currently listed as Class 3 historic sites (2275, 2350, 2540 and 2550 S Araby).
BELOW AERIAL PHOTO SHOWING ALL SIX SITES.
The Araby Cove neighborhood is one of the earliest residential subdivisions established
in Palm Springs, having been developed by H.W. Otis and Son in the mid 1920’s in what
was then unincorporated land in the County of Riverside.
The six properties are described fully in the report beginning on page 3, however a brief
summary of the each of the dwellings is provided below.
Item 2B - 113
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 4 of 11
2275 S Araby; “El Dumpo Adobe” (HSPB #128).
The dwelling at 2275 S Araby (HSPB #129) is believed to be one of the first houses built
in the Araby tract and is unique for its adobe brick method of construction. The original
owner, builder and designer are not known.
Upon observation on site, the separate building that is currently configured as an
accessory dwelling unit appears to originally have been a garage. Additions and
alterations have been made off the west and south sides of the home including a covered
patio on the south, infill of the south side covered porch, trellis courtyard on the west as
well as a slumpstone brick addition and a wood clad addition. These additions are seen
in the comparison of the 1940 aerial and the contemporary image on page 12 of the
report.
2350 S Araby; “The Giannini Residence” (HSPB #129-A).
Item 2B - 114
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 5 of 11
The report denotes a construction date for this home of of 1926, however a heavy timber
over the entry porch on the home is carved with the date “1925”. Giannini is reported to
have been a banker from San Francisco. (A bank-type vault still exists in the home’s
basement.) The dwelling is constructed of board -formed poured-in-place concrete with
finely cut and laid stone that is laid up over the concrete walls. The construction
characteristics of the poured concrete structure and craftsmanship in the stonework are
noticeably different from that of the other four structures collectively known as “the Hopi
Village”. The architectural style of the house reflects the Arts and Crafts movement which
flourished in the U.S. from the 1880’s through the 1930’s. The architect and builder are
unknown.
2500, 2501, 2540 and 2550 S Araby “The Hopi Village” (HSPB #129-B, C, D, and E).
2500 S. ARABY (HSPB 129-B) 501 S ARABY (HSPB 129-C)
2540 S. ARABY, (HSPB 129-D) 2550 S. ARABY (HSPB 129-E)
The design and construction of the remaining four dwellings are credited to local
craftsman / builder R. Lee Miller. In 1929, Miller purchased 20 acres adjacent to the
Araby tract and began building a series of small, rustic rock dwellings than became known
as “The Hopi Village” because they reflect the pueblo style building practices common to
native southwestern American communities such as the Hopi, Tewa and Zuni tribes . The
report notes on page 24 that the dwellings resembled a similar cluster of small vernacular
rock dwellings that Miller constructed several years earlier known as “The Andreas
Canyon Club” that are still extant.
Item 2B - 115
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 6 of 11
BELOW EXAMPLES OF TYPICAL RUSTIC HOPI INDIAN DWELLINGS OF ARIZONA.
The dwellings at 2500 and 2501 S Araby appear abandoned and not livable. The dwelling
at 2550 S Araby appears to be in a semi -abandoned state and 2540 was recently
restored.
On the parcel at 2540 S Araby is a unique round-shaped rustic stone dwelling with a low,
conical roof clad in clay tile. The site has a number of accessory structures including a
very large (but empty) swimming pool with a rustic “wind wall” that appears to have been
built to look like the ruins of a building. The pool ls larger than the dwelling, suggesting it
may have been intended as a community pool for the various dwellings within the Hopi
Village. There are also two other outbuildings on the parcel and a rustic curved wall
against which is what appears to be a barbeque or oven type of structure with a short
rustic stone chimney. It is not known what the original uses were of these accessory
structures.
The main dwelling is the most unique of the four Hopi Village structures in that it is a round
rustic stone structure with a small sleeping alcove and a small annex containing the
kitchen. Although interiors are not subject to HSPB review, the two images below clarify
the method of construction and craftsmanship of the round house.
BELOW LEFT THE DETAIL AND CRAFTSMANSHIP OF THE ROOF, RIIGHT THE SLEEPING ALCOVE.
Item 2B - 116
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 7 of 11
BELOW LEFT A ROCK SHED, RIGHT THE SWIMMING POOL AND RUSTIC WIND WALL AT 2540 ARABY.
ANALYSIS:
Historic Preservation activities in Palm Springs are regulated under Municipal Code
Section 8.05 (“Historic Preservation”). The purpose of the Historic Preservation
Ordinance is:
“…to stabilize and improve buildings, structures or areas which are
considered to be of historical, architectural, archaeological or ecological
value, to foster civic beauty, to strengthen the local economy and to promote
the use of historic resources for the education and welfare of the citizens.”
Standard Conditions that apply to Historic Resources
The following shall apply to a Class 1 or 2 Historic Site or Resource:
1. It shall meet the definition of a Class 1 or 2 historic resource as outlined in
Municipal Code Section 8.05.020 including the findings outlined in Section
8.05.070 (C).
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. A marker explaining the historic nature of the site may be installed at the site in a
location viewable from the public way.
5. Compliance with all rules and regulations for Historic Resources and Historic
Districts under Chapter 8.05 of the Municipal Code.
6. If designated, the findings in support of designation shall be stated in a resolution
of the City Council that shall be recorded with the County Recorders’ office within
90 days of the effective date of the Council’s resolution.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the
HSPB shall evaluate the application and make findings in 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
Item 2B - 117
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 8 of 11
findings (“a” and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
The Araby adobe and rock houses exhibit exceptional historic significance because they
are rare examples of dwellings from the period between the wars, (1919 – 1941), because
of their unique methods of construction, and because four of the dwellings possess
exceptional historic significance for their association with master craftsman R. Lee Miller.
Beginning on page 41, the report evaluates each parcel for eligibility as a historic resource
as defined by the City’s historic preservation ordinance.
The staff analysis of potential historic significance of each parcel is summarized in
attached Exhibit “A”. The analysis concludes that all six sites meet the criteria for possible
designation as Class 1 (Landmark) historic resources.
DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for 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, addition s 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 historic resource.
HSPB 128– 2275 S Araby - El Dumpo character-defining features:
Several additions made to El Dumpo can be seen when comparing the 1940 and current
aerial photos below. Staff recommends that the post-1940 additions shown be excluded
from the character-defining features of the site; (Specifically the detached carport, infill of
the south side porch, additions off the west and south sides of the home including the
trellis area, covered patio, the greenhouse and gazebo.)
Item 2B - 118
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 9 of 11
Below is a list of character-defining features of El Dumpo adobe. This includes the listing
on Page 30 of the report.
• Thick masonry walls of adobe brick on both the main dwelling and the accessory
dwelling unit (originally a garage).
• One story in height.
• Simple unadorned exterior walls comprised of adobe brick, typically with cement
plaster veneer.
• Wood and steel casement and sash windows with muntins.
• Exposed wood timber lintels and rafter tails.
• Two-piece clay tile gable roofs.
• Covered veranda or porch.
Non-contributing elements at El Dumpo (2350 S Araby):
• The landscape.
• The additions on the south and west sides of the dwelling including the porch infill,
the brick wall and arch, the covered patio / carport, gazebo and greenhouse.
• The “wainscot” of dimension brick on the south elevation .
• The Saltillo tile front porch, brick patios, swimming pool and walkways.
• The replacement doors on the casita.
• The carport on the northeast corner of the parcel.
HSPB 129-A, 2350 S Araby (the Giannini residence) character-defining features:
• Arts and Crafts era architectural style featuring stone walls, gable roof, eaves with
exposed rafter tails, patterned window panes, large covered front porch with
tapered stone columns.
Item 2B - 119
Historic Site Preservation Board Staff Report: January 4, 2022
HSPB-128 and 129 – Araby Adobe and Araby Rock Houses
Page 10 of 11
• Elevations comprised of rough cut and/or natural stone that appears to be quarried
from the site.
• One or two stories in height. (Staff would suggest this be revised to one story, since
none of the structures are two-story in height.)
• Gabled roof with overhanging eaves and rafter tails.
• Small, recessed window openings.
Non-contributing features:
• The pool, landscaping, Frey-designed carport.
HSPB #129-B through E – 2500, 2501, 2540 and 2550 S Araby - The Hopi Village
Page 29 of the report lists the common character -defining features of the rock houses,
which are:
• Elevations clad fully with natural rustic cut stone.
• One story in height.
• Flat roofs with low parapets.
• Small, recessed windows with muntins.
• Handmade decorative elements.
• Hand-hewn wood vigas. (Vigas are rough-hewn roof timbers or rafters commonly
found in adobe buildings.)
• Natural, rugged landscape.
Other specific character-defining or contributing features:
• The accessory buildings at 2540 S. Araby including the pool, the rustic wind wall
with its steel sash window frames, the “barn”, the shed, the perimeter rock walls
and barbeque.
• Two-piece clay tile roof laid in a fan-like pattern on the round stone house. Note
the current roof is not the original roof and was not constructed in the same fan -
like pattern as seen in the early photos of the dwelling. The current tile roof,
replaced in 2013 is laid in segmented “pie-shaped” sections with radiating clay tile
ridge cap tiles. The current roof would not be considered character-defining,
however if it were to be replaced in the future with a two-piece tile roof laid in a fan-
like pattern, it could be considered as contributing.
Non-contributing features:
• The terrace at 2540 S Araby, adjacent to the house, the patio adjacent to the barn,
the various fences, and objects (concrete blocks, etc.).
• Replacement clay tile roof installed in 2013.
Item 2B - 120
Item 2B - 121Historic Site Preservation Board Staff Report: HSPB-128 and 129 -Araby Adobe and Araby Rock Houses Page 11 of 11 ENVIRONMENTAL ASSESSMENT ,1 January 4, 2022 The proposed 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. NOTIFICATION Pursuant to section 8.05.140 of the Municipal Code of Palm Springs, all residents within five hundred (500) feet of the subject properties have been notified and notice was published in a newspaper of general circulation. CONCLUSION: "El Dumpo Adobe" (2275 S Araby, HSPB #128) and the Giannini residence (2340 S Araby, HSPB #129-A) each individually meet the definition of a historic resource based on criteria iii and iv and each possesses sufficient historic integrity to qualify as a Class 1 (Landmark) historic resource. The four rock houses collectively referred to as the Hopi Village (2500, 2501, 2540 and 2550 S Araby, HSPB #129-B, C, D, and E) each individually meet the definition of a historic resource based on Criteria iii, iv and v of the Palm Springs Historic Preservation Ordinance and each possess sufficient historic integrity to qualify as Class 1 (Landmark) historic resources. Ken Lyon, RA, Principal Planner Historic Preservation Officer Attachments: 1. Vicinity Map. Development Services Director 2. Exhibit "A" -Staff analysis of eligibility. 3. Draft Resolution. 4. Application, related background materials, photos.
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
Case HSPB 128 / 129 Araby Rock Houses & Adobe
2275, 2350, 2500, 2501, 2540, 2550 S Araby Drive
Item 2B - 122
D SOO-Ft Buffer
~Sites
LJ Pa rcel
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City of Palm Springs
Development Services Department
Planning Division
3200 East Tahquitz Canyon Way • Palm Springs, California 92262
Tel: (760) 323-8245 • Fax: (760) 322-8360 • Web: www.palmspringsca.gov
EXHIBIT “A”
January 4, 2022
Case HSPB #128 – 2275 S. Araby Drive
and
Case HSPB #129 – 2350, 2500, 2501, 2540, and 2550 S. Araby Drive
EVALUATION AND FINDINGS FOR POSSIBLE HISTORIC DESIGNATION.
The following is staff’s analysis for eligibility as historic resources of the six above -noted
sites and is based upon the Historic Resources Report dated September 28, 2021 by
ARG and site visits.
HSPB #128 - 2275 S Araby Drive “El Dumpo Adobe”:
A rare surviving example of the unique adobe method of construction and the early rustic
period of development in Palm Springs in the 1920’s. Staff concurs with the report
findings that begin on page 41 that the property is eligible for designation as a Class 1
(Landmark) resource.
HSPB #128 “El Dumpo Adobe”
2275 S Araby Drive
Criteria: iii and iv.
Integrity: Retained.
Eligible for Class 1.
Item 2B - 123
Case HSPB #128 and Case HSPB #129 Page 2 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
HSPB 129-A - 2350 S Araby “Giannini Residence”:
A noteworthy example of vernacular architecture reflective of the Arts and Crafts period
(1880’s – 1920’s), utilizing locally quarried stone. Staff concurs with the report findings
that begin on page 45:
HSPB #129-A “Giannini Res””
2350S Araby Drive
Criteria: iii and iv.
Integrity: Retained.
Eligible for Class 1.
Staff would further note that the construction characteristics and architectural style of the
Giannini residence differ from the other rock houses evaluated in the report. It was
constructed of poured-in-place board-formed concrete over which was laid cut rock that
appears quarried from local sources. The other rock houses are more rustic in their
craftsmanship and do not possess the poured concrete substructure.
The architectural style of the Giannini residence is also more refined that that of the other
rock houses. On page 28, the report explains the stylistic similarities of the Giannini
residence to the Arts and Crafts moment and the Bungalow style of dwelling. This
typology includes simple low gabled roofs, overhanging eaves with exposed beams and
rafters, leavy tapered columns, patterned windowpanes and often a generous covered
front porch using materials that emphasize the relationship with nature. The Giannini
residence combines these characteristics in what staff would assert reflects high artistic
value and craftsmanship, thus it may also qualify as a historic resource under criterion v.
Although construction of the Giannini residence has been attributed by others to builder /
developer R. Lee Miller the research found no evidence of this association. Based on
carving on the lintel over the front porch, staff also would assert the date of construction
to be 1925, not 1926 and the architect and builder are unknown.
Item 2B - 124
IL_ _ ______LI __ I
Case HSPB #128 and Case HSPB #129 Page 3 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
HSPB #129-B - 2500 South Araby.
The design and construction of the remaining four houses in the report, referred to as the
Hopi Village, is credited to local craftsman and builder R. Lee Miller. On page 30 the
report explains that the stylistic characteristics of the dwelling reflect the Pueblo Revival
architectural style.
On page 52 the report asserts that the dwelling on this property exhibits exceptional
historic significance, finding that it is eligible as a City-designated historic resource relative
to Criteria iii, iv, and v and staff concurs with this finding. During their field investigation
ARG was unable to access the site and thus were unable to ascertain its historic integrity.
Subsequently staff and members of the HSPB were able to visit the site and observe its
condition. The dwelling at 2500 South Araby is currently abandoned and boarded. An
analysis by staff of its historic integrity follows.
Analysis of Integrity. (PSMC 8.05.070 (C,1,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.
1. Location:
Rock House 129-B remains in the same location that it was constructed, thus it retains
integrity of location.
2. Design:
Item 2B - 125
Case HSPB #128 and Case HSPB #129 Page 4 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
Although the design and construction of Rock House 129-B s credited to R. Lee Miller,
no known drawings or plans for the dwelling exist. The structure is constructed of the
same rustic hand-laid stones that appear to have been quarried on site. The fron t door,
although deteriorated, appears original. Windows which are boarded appear to be
original steel sash units. There is no visual evidence of alterations or additions to the
dwelling, thus staff would assert it retains design integrity.
3. Setting:
Rock house 129-B remains in its same setting – a rocky hillside parcel with no
landscaping and with little development in the vicinity other than the other rock houses.
Staff asserts that the home retains integrity of setting.
4. Materials:
Rock House 129-B is comprised of mortared local rustic stone as described on page 5 of
the report. Although deteriorated, the structure retains its original materials and as such,
staff asserts that it has material integrity.
5. Workmanship:
Rock House 129-B exhibits integrity of workmanship through its intact exterior features,
including the rustic, hand-laid stone and mortar walls, rustic wood doors, stone lintels and
log vigas. The building, although deteriorated, continues to convey i ts hand-crafted
workmanship.
6. Feeling:
The romantic, rustic feeling of the Hopi Village grouping of buildings remains. As noted
on page 52, the small cluster of houses including the one at 2500 South Araby are
particularly strong with regard to feeling, expressing the very specific rustic or indigenous
aesthetic sense of its builder, R. Lee Miller.
7. Association:
The dwelling at 2500 South Araby (Rock House 129-B is visually associated and
recognized as a part of the Hopi Village grouping of sma ll rustic stone houses which have
been credited to local builder / developer R. Lee Miller. The structure retains its integrity
of association.
HSPB #129-B
2500 S Araby Drive
Criteria: iii, iv, and v.
Integrity: Retained.
Eligible for Class 1.
Item 2B - 126
Case HSPB #128 and Case HSPB #129 Page 5 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
HSPB #129-C – 2501 South Araby.
On page 52 the report asserts that the dwelling on this property exhibits exceptional
historic significance, finding that it is eligible as a City-designated historic resource relative
to Criteria iii, iv, and v and staff concurs with this finding. As noted above, ARG was also
unable to evaluate this site in terms of historic integrity. An analysis by staff following
field observation of its historic integrity follows:
1. Location:
Rock House 129-C (2501 S. Araby) remains in the same location that it was constructed,
thus it retains integrity of location.
2. Design:
Although the design and construction of Rock House 129-C is credited to R. Lee Miller,
no known drawings or plans for the dwelling exist. The structure is constructed of the
same rustic hand-laid mortared stones observed on the other Hopi Village structures that
appear to have been quarried on site. In comparing aerial photos of the house on page
15 of the report, there appears to be a small number of additions, most notably what
appears to be two wood ramandas, one on the northeast part of the house, and another
on what appears to be a detached garage or shed. Despite these additions and the
home’s deteriorated state, it appears to possess good design integrity.
3. Setting:
Rock house 129-C remains in its same setting – a rocky hillside parcel with little
landscaping and with little development in the vicinity other than the other rock houses.
Staff asserts that the home retains integrity of setting.
Item 2B - 127
Case HSPB #128 and Case HSPB #129 Page 6 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
4. Materials:
Rock House 129-C is comprised of mortared local stone as described on page 6 of the
report. Although deteriorated with what appears to be a newer foam roof, the structure
retains its original materials and as such, staff asserts that it has material integrity.
5. Workmanship:
Rock House 129-C exhibits integrity of workmanship through its intact exterior features,
including the rustic, hand-laid stone and mortar walls, rustic wood doors, stone lintels,
wood multi-pane windows and log vigas. The building continues to convey its hand-
crafted workmanship.
6. Feeling:
The romantic, rustic feeling of the Hopi Village grouping of buildings remains. As noted
on page 52, the small cluster of houses including the one at 2501 South Araby are
particularly strong with regard to feeling, expressing the very specific rustic or indigenous
aesthetic sense of its builder, R. Lee Miller.
7. Association:
The dwelling at 2501 South Araby (Rock House 129-C) is visually associated and
recognized as a part of the Hopi Village grouping of small rustic stone houses which have
been credited to local builder / developer R. Lee Miller. The structure retains its integrity
of association.
HSPB #129-C
2501 S Araby Drive
Criteria: iii, iv, and v.
Integrity: Retained.
Eligible for Class 1.
Item 2B - 128
Case HSPB #128 and Case HSPB #129 Page 7 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
HSPB 129-D - 2540 South Araby “The Round Stone House”.
On page 48 the report asserts that this property exhibits exceptional historic significance,
finding that it is eligible as a City-designated historic resource relative to Criteria iii, iv, and
v and that it retains sufficient integrity to convey its signi ficance. Staff concurs with this
finding.
HSPB #129-D
2540 S Araby Drive
Criteria: iii, iv, and v.
Integrity: Retained.
Eligible for Class 1.
Building permit records show the roof of 2540 was replaced in 2013 which included re -
laying clay tiles that could be salvaged and new copper flashing and coping. The
replacement roof was not laid in the same manner as the original roof and appears less
rustic.
BELOW A COMPARISON OF THE ORIGINAL CLAY TILE ROOF (c. 1953) AND REPLACEMENT ROOF.
Item 2B - 129
IL_ _ ___l__l _ ______JI
Case HSPB #128 and Case HSPB #129 Page 8 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
BELOW ONE CAN SEE THE TILES ON THE NEW ROOF WERE LAID IN PIE-SHAPED SEGMENTS WHILE THE
ORIGINAL ROOF APPEARS MORE FAN-SHAPED IN THE TILE PATTERN.
BELOW AN AERIAL PHOTO OF 2540 S. ARABY SHOIWNG THE ROUND HOUSE (RIGHT) AND A
RECTANGULAR ACCESSORY BUILDING WITH A GABLED CLAY TILE ROOF, CENTER LEFT. (C. 1970’S).
PHOTO CREDIT: ANN JAPENGA “THE DISAPPEARING WORLD OF R. LEE MILLER AND THE ARABY ROCK HOS UES” APRIL, 2019.
BELOW A CURRENT VIEW SHOWING ROOF MISSING ON ACCESSORY BLG. & NEWER PATIO
Item 2B - 130
Case HSPB #128 and Case HSPB #129 Page 9 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
HSPB #129-E – 2550 S. Araby Drive
The dwelling at 2550 S. Araby is part of the Hopi Village group of rustic rock houses. On
page 52 the report asserts that the property exhibits exceptional historic significance,
finding that it is eligible as a City-designated historic resource relative to Criteria iii, iv, and
v and staff concurs with this finding.
BELOW AN EARLY VIEW, SOUTH FAÇADE OF 2550 S. ARABY
BELOW RECENT VIEW WEST FAÇADE OF 2550 S. ARABY
As noted above, ARG was unable to evaluate the site in terms of historic integrity.
Following a visit to the site, staff provided an analysis of its historic integrity as follows:
1. Location:
Rock House 129-E remains in the same location that it was constructed, thus it retains
integrity of location.
2. Design:
Although the design and construction of Rock House 129 E is credited to R. Lee Miller,
no known drawings or plans for the dwelling exist. The structure is constructed of the
same rustic hand-laid stones that appear to have been quarried on site.
3. Setting:
Item 2B - 131
Case HSPB #128 and Case HSPB #129 Page 10 of 10
Exhibit “A” – Analysis of Eligibility
January 4, 2022
Rock house 129-E remains in its same setting – a rocky hillside parcel with little
landscaping and with little development in the vicinity other than the other rock houses.
Staff asserts that the home retains integrity of setting.
4. Materials:
Rock House 129-E is comprised of mortared local stone as described on page 8 of the
report. Although deteriorated, the structure retains its original materials and as such, staff
asserts that it has material integrity.
5. Workmanship:
Rock House 129-E exhibits integrity of workmanship through its intact exterior features,
including the rustic, hand-laid stone and mortar walls, rustic wood doors, stone lintels and
log vigas. Despite its deteriorated condition, the building continues to convey its hand -
crafted workmanship.
6. Feeling:
The romantic, rustic feeling of the Hopi Village grouping of buildings remains. As noted
on page 52, the small cluster of houses including the one at 2500 South Araby are
particularly strong with regard to feeling, expressing the very specific rustic or indigenous
aesthetic sense of its builder, R. Lee Miller.
7. Association:
The dwelling at 2550 South Araby (Rock House 129 -E) is visually associated and
recognized as a part of the Hopi Village grouping of small rustic stone houses which have
been credited to local craftsman / builder R. Lee Miller. The structure retains its integrity
of association.
HSPB #129-E
2550 S Araby Drive
Criteria: iii, iv, and v.
Integrity: Retained.
Eligible for Class 1.
In conclusion, staff finds all six sites eligible for possible designation as Class 1
(Landmark) historic resources.
Respectfully submitted,
Ken Lyon, RA, Principal Planner / Historic Preservation Officer
Item 2B - 132
.. I&-~ . T ..... ,., ~ .... J
EXCERPTS OF MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held January
4, 2022, the Historic Site Preservation Board took the following action:
2. PUBLIC HEARINGS:
2.A. AN APPLICATION BY THE CITY OF PALM SPRINGS FOR HISTORIC
DESIGNATION OF “EL DUMPO ADOBE” LOCATED AT 2275 S. ARABY,
(APN 510-232-020), AND “THE ARABY ROCK HOUSES” LOCATED AT
2350 (APN 510-2410-037), 2500 (APN 510-270-006), 2501 (APN 510-270-
013), 2540 (APN 510-270-024), AND 2550 (APN 510-270-004) SOUTH
ARABY DRIVE, CASE HSPB #128 AND #129.
Staff member Lyon summarized the staff report.
The board inquired if there have been other properties designated that were in
dilapidated condition. (Staff Lyon noted yes, several, The Avery Field Cabin ruins,
the Racquet Club, La Serena Villas and others.)
Chair Hough opened the public hearing.
Leslie Alsenz spoke in support of the projects and referenced an email she
submitted in support of the item.
Julie Rupp, owner, spoke regarding 2540 South Araby Drive, and asked that the
Board not list it with the other properties; supported the designation of the other
properties and reported her property is in litigation and it is not appropriate to
include 2540 South Araby Drive in the proposal, at this time.
There were no other public comments and Chair Hough closed the public hearing.
Chair Hough believed 2275 South Araby and 2350 South Araby should be
classified as Class 1 and felt all should be preserved.
Member Kiser agreed with Chair Hough's comments; spoke about other rock and
adobe houses that have not been designated and stated he is ambivalent about
the other four properties listed.
Staff member Lyon recommended the board deliberate and make a motion on
each of the six properties individually.
Member Rose spoke about the diversity of architecture in the area and about the
importance of honoring the City's history.
Item 2B - 133
Member Hansen agreed; noted the importance of the grouping of the structures
and cautioned against mixing "condition" and "integrity" noting structure may be in
poor condition but still retain its integrity.
Member Miller spoke in support of all of the proposed properties being designated.
Member Rosenow concurred and felt the structures are an important part of the
City's architectural history and culture.
Vice Chair Nelson discussed the history of the area; commented on the unique
structures and the builder, R. Lee Miller and the cultural significance of the subject
structures.
Regarding 2540 South Araby Drive, Staff member Lyon reported there is no
existing litigation between the City and any of the property owners of the subject
sites.
Motion by Rose, seconded by Nelson, to adopt the findings in the staff report and
to recommend that the City Council designate the Araby Adobe (HSPB 128) and
the five Rock Houses (HSPB 129) as a Class 1 historic sites, based on the findings
in the staff report.
I, JOANNE BRUGGEMANS, Administrative Secretary for the City of Palm Springs,
hereby certify that the above action was taken by Historic Site Preservation Board of the
City of Palm Springs on the fourth day of January, 2022, by the following vote:
AYES: Miller, Rose, Rosenow, Nelson, Kiser, Hansen, Hough
NOES: None
ABSENT: None
_________________________
Joanne Bruggemans
Adminstrative Secretary
Item 2B - 134
RESOLUTION NO. 128
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE “EL
DUMPO ADOBE” LOCATED AT 2275 SOUTH ARABY DRIVE, A
CLASS 1 HISTORIC SITE, (HSPB #128), APN# 510-232-020.
THE HISTORIC SITE PRESERVATION BOARD FINDS AND DETERMINES AS FOLLOWS:
A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation
of historic sites and districts; and
B. WHEREAS, on July 9, 2019 the Historic Site Preservation Board (“HSPB”) identified “El
Dumpo Adobe” as part of its FY 19/20 work plan; and
C. WHEREAS, on November 2, 2021 the HSPB directed staff to initiate study and schedule
site visits and a public hearing of the board to consider the case; and
D. WHEREAS, a historic resources report (‘the report”) was prepared by the firm
Architectural Resources Group (“ARG”) evaluating the site for eligibility as a historic resource
relative to the criteria outlined in Municipal Code Section 8.05.070, and
E. WHEREAS, in October and November, 2021, members of the Historic Site Preservation
Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and
F. WHEREAS, on January 4, 2021, a noticed public hearing of the HSPB to consider Case
HSPB #128 was held in accordance with applicable law; and
G. WHEREAS, at the said hearing, the HSPB carefully reviewed and considered all 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.
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS
RESOLVES:
SECTION 1: FINDINGS – PART “A”, CRITERIA FOR HISTORIC RESOURCES.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the HSPB
shall evaluate the application and make findings in 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 (“a”
and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
Item 2B - 135
Resolution No. HSPB 128 – “El Dumpo adobe” 2275 S Araby Drive
Page 2 of 6
January 4, 2022
El Dumpo Adobe exhibits exceptional historic significance because it is a rare example of a
dwelling from the period between the wars, (1919 – 1941) and because of its unique adobe
method of construction.
Beginning on page 41, the report evaluates the parcel for eligibility as a historic resource as
defined by the City’s historic preservation ordinance.
(Criterion i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community;
The report does not list any events associated with the home that contributed to the nation, state
or community. Thus it does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history;
The report did not identify any historically significant individuals associated wit h the site, thus it
does not qualify as a historic resource under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of national,
state or local history;
On page 42, the report explains that El Dumpo Adobe exemplifies the period of development in
Palm Springs between World War I and World War II (1919 – 1941) noting that it was one of the
first residences constructed in the Araby tract in the 1920’s. The report not es that the city’s
growth during this period of time was a precursor to the larger boom of the postwar period. It
also notes that the adobe’s simple vernacular idiom is a relatively rare example of the kind of
unpretentious winter home H.W. Otis envisione d for the Araby tract. For these reasons, staff
concurs that the site qualifies as a historic resource under Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a type,
period or method of construction;
The report explains on page 42 that El Dumpo Adobe is an excellent example of Adobe Revival
residential architecture. The main dwelling and the current casita (believed to originally be the
garage) both retain the majority of their original design, materials, and workmanship and
represent a construction type that is quite rare in Palm Springs. Thus El Dumpo adobe embodies
the distinctive characteristics of a type, period and method of construction and as such, staff
concurs that the home qualifies as a historic site under Criterion iv.
(Criterion v) 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 architect and builder of El Dumpo Adobe are not known and although quaint, it does not
Item 2B - 136
Resolution No. HSPB 128 – “El Dumpo adobe” 2275 S Araby Drive
Page 3 of 6
January 4, 2022
possess high artistic value. As such it is not eligible as a historic resource under Criterion v.
(Criterion vi) 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 report does not assert that El Dumpo Adobe qualifies under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
No information has been provided in the historic resources report on any pre -historic significance
of the site.
SECTION 2: PART “B” ANALYSIS OF HISTORIC INTEGRITY.
Analysis of Integrity. (PSMC 8.05.070 (C,1,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.
Beginning on page 43 of the report is an evaluation of the site relative to the seven aspects or
qualities of historic integrity, as recognized by the National Register of Historic Places. The
seven aspects or qualities include location, design, setting, materials, workmanship, feeling, an d
association. The report concludes that the site retains a high degree of integrity and is further
analyzed below:
1. Location:
El Dumpo Adobe remains at its original location and thus retains integrity of location.
2. Design:
El Dumpo Adobe is configured with a central two-piece barrel clay tile gable-roofed living room
with a broad, covered porch across the principal façade. Two shed -roofed volumes flank the
central part of the house – the west side contains bedrooms and the east side the kitche n and
utility areas. As noted on page 43 the adobe and garage (casita) have experienced some
alterations including: additions to the west and south sides of the main house, infill of a covered
porch on the south elevation, replacement of garage doors with wood French doors, the addition
of a slumpstone wall, arch, trellis, gazebo and greenhouse at the southwest corner of the home,
garden walls along the street front, a detached carport, brick terraces and a swimming pool.
Despite these alterations, the form, plan, space, structure and style of the property are still clearly
legible. The home still is recognizable as an irregularly shaped adobe structure from the 1920’s
and as such retains sufficient integrity of design
Item 2B - 137
Resolution No. HSPB 128 – “El Dumpo adobe” 2275 S Araby Drive
Page 4 of 6
January 4, 2022
3. Setting:
The report notes that the setting of the adobe has changed significantly over time as the
subdivision has been built up and developed with a variety of dwelling styles. It concludes that
the property has lost integrity of setting.
4. Materials:
The dwelling at 2275 S Araby Drive was built primarily of adobe brick, the raw components of
which are locally available. The majority of its original material structure and cladding remain.
Thus the home retains material integrity.
5. Workmanship:
The original workmanship – the hand-crafted adobe brick -- are evident in the exterior
appearance of the home. So too are the original steel casement windows and the clay tile roof
and thus, the site retains integrity of workmanship.
6. Feeling:
The property clearly expresses the aesthetic and historic sense of residential development in
Palm Springs during the 1920’s and 30’s. It reflects the period in Palm Springs history during
which its image as a rustic village comprised mostly of simple vernacular buildings was
established. The feeling of a relaxed rustic desert village is imbued in El Dumpo Adobe.
7. Association:
The residence retains its association with the early period in Palm Springs development when
small hand-crafted structures built mostly of local materials in a rustic vernacular style was
common. It thus retains integrity of association.
SECTION 3: DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for 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 t he historic resource.
Below is a list of character-defining features of El Dumpo Adobe. This includes the listing on
Page 30 of the report.
• Thick masonry walls of adobe brick on both the main dwelling and the accessory dwelling
unit (originally a garage).
• One story in height.
Item 2B - 138
Resolution No. HSPB 128 – “El Dumpo adobe” 2275 S Araby Drive
Page 5 of 6
January 4, 2022
• Simple unadorned exterior walls comprised of adobe brick, typically with cement plaster
veneer.
• Wood and steel casement and sash windows with muntins.
• Exposed wood timber lintels and rafter tails.
• Two-piece clay tile gable roofs.
• Covered veranda or porch.
Non-contributing elements at El Dumpo (2350 S Araby):
• The landscape.
• The additions on the south and west sides of the dwelling including the porch infill, the
brick wall and arch, the covered patio / carport, gazebo and greenhouse.
• The “wainscot” of dimension brick on the south elevation.
• The Saltillo tile front porch, brick patios, swimming pool and walkways.
• The replacement doors on the casita.
• The carport on the northeast corner of the parcel.
SECTION 4: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.
According to Section 8.05 of the Municipal Code, the following shall apply to Class 1 Historic
Resources:
1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section
8.05.020.
2. An archival file on the property shall be maintained 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.
SECTION 5: ENVIRONMENTAL ASSESSMENT
The proposed 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.
Item 2B - 139
Resolution No. HSPB 128 – “El Dumpo adobe” 2275 S Araby Drive
Page 6 of 6
January 4, 2022
Based upon the foregoing, the HSPB hereby recommends that the City Council designate “El
Dumpo Adobe” located at 2275 South Araby Drive, a Class 1 (Landmark) Historic Resource
(Case HSPB #128).
ADOPTED THIS FOURTH DAY OF JANUARY, 2022.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Flinn Fagg, AICP
Development Services Director
Item 2B - 140
RESOLUTION NO. 129
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE “THE
ARABY ROCK HOUSES”, LOCATED AT 2350, 2500, 2501, 2540
AND 2550 SOUTH ARABY DRIVE AS CLASS 1 HISTORIC SITES,
(HSPB #129-A THROUGH E).
THE HISTORIC SITE PRESERVATION BOARD FINDS AND DETERMINES AS FOLLOWS:
A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation
of historic sites and districts; and
B. WHEREAS, on July 9, 2019 the Historic Site Preservation Board (“HSPB”) identified “The
Araby Rock Houses” as part of its FY 19/20 work plan; and
C. WHEREAS, on November 2, 2021 the HSPB directed staff to initiate study and schedule
site visits and a public hearing of the board to consider the case; and
D. WHEREAS, a historic resources report (‘the report”) was prepared by the firm
Architectural Resources Group (“ARG”) evaluating the site s for eligibility as historic resources
relative to the criteria outlined in Municipal Code Section 8.05.070, and
E. WHEREAS, in October and November, 2021, members of the Historic Site Preservation
Board (HSPB) and City staff conducted site inspections of the Araby Rock Houses; and
F. WHEREAS, on January 4, 2021, a noticed public hearing of the HSPB to consider Case
HSPB #129 was held in accordance with applicable law; and
G. WHEREAS, at the said hearing, the HSPB carefully reviewed and considered all 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.
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS
RESOLVES:
SECTION 1: FINDINGS – EVALUATION OF HISTORIC SIGNIFICANCE AND INTEGRITY.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a and b), the
HSPB shall evaluate the application and make findings in conformance with th e criteria therein.
Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or obj ect
may be designated as a Class 1 historic resource, provided both of the following findings (“a”
and “b”) are met:
Item 2B - 141
Resolution No. HSPB 129 – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
Page 2 of 10
January 4, 2022
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
The Araby Rock houses exhibit exceptional historic significance because they are rare examples
of dwellings from the period between the wars, (1919 – 1941) because of their unique method
of construction, high artistic value and the association of four of them with master builder /
craftsman R. Lee Miller.
Beginning on page 45, the report individually evaluates each dwelling for eligibility as a historic
resource as defined by the City’s historic preservation ordinance. Each of the Araby Rock
Houses is identified by its address, assigned a number and letter associated with this resolution
and each is evaluated below as follows;
HSPB #129-A – 2350 S Araby Drive (“The Giannini Residence”).
HSPB #129-B – 2500 S Araby Drive.
HSPB #129-C – 2501 S Araby Drive.
HSPB #129-D – 2540 S Araby Drive.
HSPB #129-E – 2550 S Araby Drive
SECTION 3A: FINDINGS OF HISTORIC SIGNIFICANCE AND INTEGRITY - HSPB #129-A –
2350 S Araby Drive; “The Giannini Residence”:
(Criterion i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community;
The report does not list any events associated with the home that contributed to the nation, state
or community. Thus it does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history;
The report did not identify any historically significant individuals associated with the site , thus it
does not qualify as a historic resource under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of national,
state or local history;
On page 45, the report explains that the Giannini residence exemplifies the period of
development in Palm Springs between World War I and World War II (1919 – 1941) noting that
it was one of the first residences constructed in the Araby tract in the 1920’s. On page 28, the
report notes that the Giannini residence embodies the characteristics of the Arts and Crafts
movement with its gable roof, broad front porch with tapered stone columns and stone clad walls.
The Giannini residence exemplifies the period of the 1920’s when picturesque revival
architectural styles were popular, not only in Palm Springs but nationwide. The property reflects
the rustic, unpretentious type of winter home that developer H.W. Otis envisioned for the Araby
Item 2B - 142
Resolution No. HSPB 129 – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
Page 3 of 10
January 4, 2022
tract. For these reasons, staff concurs that the site qualifies as a historic resource under
Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a type,
period or method of construction;
The report explains on page 4 6 that the Giannini residence is an excellent example of a
vernacular rock house. Its method of construction, that of poured-in-place concrete with hand-
cut local rock cladding is distinctive and rather rare. Most modest residential structures from
that period were of conventional wood frame and stucco construction . It reflects the period of
construction in Palm Springs during the 1920’s when simple rustic picturesque style homes, built
primarily for occupancy during the pleasant winter months were popular. Thus the Giannini
residence embodies the distinctive characteristics of a type, period and method of construction
and as such, staff concurs that the home qualifies as a historic site under Criterion iv.
(Criterion v) 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 architect and builder of the Giannini residence are not known. Although the report on page
46 does not find the dwelling eligible under Criterion v, staff would asser t that the home’s
picturesque Craftsman style reflects the skilled and artistic hands of master craftsmen and as
such could be considered eligible under Criterion v for its high artistic value.
(Criterion vi) 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 report does not assert that the Giannini residence qualifies under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
No information has been provided in the historic resources report on any pre -historic significance
of the site.
Analysis of Integrity. (PSMC 8.05.070 (C,1,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.
Beginning on page 43 of the report is an evaluation of HSPB 129-A; relative to the seven aspects
or qualities of historic 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 report concludes that the site retains a high degree of integrity and is further
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Resolution No. HSPB 129 – “The Araby Rock Houses” 2350, 2500, 2501, 2540 and 2550 S Araby Drive
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analyzed below:
1. Location:
HSPB 129-A – the Giannini residence - remains at its original location and thus retains integrity
of location.
2. Design:
The Giannini residence is configured as a rectangle in plan with a simple gable roof, broad
covered front porch and is clad in hand-cut stone that appears to have been quarried locally. A
large carport on the east and an addition off the back, to the south have altere d the design but
are visually distinguishable from the original dwelling. The primary facades remain unaltered
and convey integrity of design.
3. Setting:
The report notes that the setting of the Giannini residence has changed significantly over time
as the subdivision has been built up and developed with a variety of dwelling styles. It concludes
that the property has lost integrity of setting.
4. Materials:
The Giannini residence was built of poured-in-place concrete clad in hand-cut fieldstone that
appears to have been quarried locally. The majority of its original material structure and cladding
remain. The addition on the back of the house, although clad in a different color and type of
stone, maintains consistency in type of material while differentiating the addition from the original
structure. Thus the home retains material integrity.
5. Workmanship:
The original workmanship seen in the meticulously laid hand-cut fieldstone is that of highly skilled
stone masons and craftsmen. The home retains a high degree of integrity of workmanship.
6. Feeling:
The property clearly expresses the aesthetic and feeling of residential development in Palm
Springs during the 1920’s and 30’s. It reflects the period in Palm Springs history during which
its image as a rustic village comprised mostly of simple vernacular buildings was established.
The feeling of a relaxed rustic desert village is imbued in the Giannini residence.
7. Association:
The residence retains its association with the early period in Palm Springs development when
small hand-crafted structures built mostly of local materials in a rustic vernacular style w ere
common. It thus retains integrity of association.
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Conclusion: HSPB 129-A, the Giannini residence, is eligible for designation as a Class 1
historic resource.
SECTION 3B - FINDINGS OF HISTORIC SIGNIFICANCE AND INTEGRITY - HSPB #129-B –
2500 S. Araby, HSPB 129-C – 2501 S. Araby, HSPB 129-D – 2540 S. Araby and HSPB 129-E
– 2550 S. Araby Drive.
Evaluation of these four dwellings, collectively known as the “Hopi Village” or “Araby Rock
Houses” are evaluated in the report beginning on page 48. Although each of the dwellings are
uniquely different in plan and massing and are sited on separate parcels, th ere are certain
historic characteristics that all four possess that allow them to be evaluated together.
(Criterion i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community;
The report does not list any events associated with the four rock houses that contributed to the
nation, state or community. Thus they do not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history;
The report did not identify any historically significant individuals associated with any of the rock
houses, thus they do not qualify as historic resources under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of national,
state or local history;
On page 49, the report notes that the four rock houses that comprise the Hopi Village reflect the
period between the wars (1919 to 1941) during which seasonal residents constructed modest
homes sited in bucolic settings meant to help residents escape the pressures of urban life. They
embody a rustic characteristic with a romantic aesthetic that appealed to an artistic subset of
settlers who came to Palm Springs during the 1920’s and 30’s and evoked indigenous building
traditions of the native cultures of the American Southwest. The artistic work of many of these
early settlers contributed to a growing national awareness of the picturesque natural beauty of
the Palm Springs area. The natural setting and rustic character of the four rock houses, although
atypical, reflect a unique and rare subset of residential development from the 1920’s and 30’s in
Palm Springs. For these reasons, staff concurs that the four Araby Rock Houses (aka “Hopi
Village”) individually qualify as historic resources under Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a type,
period or method of construction;
The report asserts beginning on page 49 that rustic hand-laid, locally quarried rock of the four
rock houses embody a particularly unique and rare type and method of construction. The rock
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work of the four Hopi Village houses is significantly more rustic and rough compared to the more
precise masonry work of the Giannini residence. The rough -cut, unmodified local stone, and
integration of the dwellings with the natural rocky hillside terrain are recognized as a “signature”
style of much of R. Lee Miller’s work during this period and can be seen in other structures in
and around Palm Springs the construction of which is credited to Miller. As such, staff concurs
that the four Araby Rock Houses (aka “Hopi Village”) individually qualify as a historic sites under
Criterion iv.
(Criterion v) 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;
As noted on page 50 of the report, the design and construction of the four rock houses is credited
to R. Lee Miller whose rustic residential designs were hailed as unique and artistic embodiments
of the Palm Springs spirit during the 1920’s and 30’s. Miller was the designer and builder of
other romanticized dwellings such as the Andreas Canyon Club houses, the Goodlow residence,
and others. Beginning on page 32, the report chronicles the career and contributions of Miller
to the local built environment. Miller was seen as a “pioneer village builder” in Palm Springs
whose hand-crafted and sometimes whimsical designs are recognizable to this day.
Page 34 of the report explains how Miller would often find a way to weave native stone into his
projects, even if the primary mode of construction was adobe or frame and stucco. His constant
use of rock spoke to his affinity for native desert materials. Although the report does not make
a connection, staff would assert that Miller’s artistic integration of natu ral stone into the design
of his homes may have influenced or inspired the use of natural stone in many homes and
commercial buildings in Palm Springs from the mid -twentieth century period. The four Araby
Rock Houses each present the work of master builder and craftsman, R. Lee Miller and possess
high artistic value. The four homes individually are eligible under Criterion v.
(Criterion vi) 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 report does not assert that the Araby Rock Houses qualify under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
No information has been provided in the historic resources report on any pre -historic significance
of the sites.
Analysis of Integrity. (PSMC 8.05.070 (C,1,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.
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The report notes on page 52 that due to lack of accessibility and visibility of the four rock houses,
they were unable to assess their historic integrity. Staff observed the dwellings during the site
visit and assessed their historic integrity as follows:
1. Location:
HSPB 129-B, through E – the Araby Rock Houses, each remain in their original location and
thus all four retain integrity of location.
2. Design:
Three of the Araby Rock Houses (2500, 2501 and 2550 S. Araby Drive) are rectilinear with
irregular footprints and with flat roofs. The fourth at 2540 is a one-story cylindrical stone structure
with a low conical shaped roof clad in two-piece barrel clay tile. In comparing the aerial photos
in the report beginning on page 12 from 1940 and the present, none of the dwellings appear to
have been significantly modified or added onto.
The roof on the cylindrical dwelling at 2540 S. Araby was replaced in 2013. The clay tiles on the
original roof were laid in a fan-shape, whereas the tile on the new roof was laid in pie-shaped
segments with low, “ridge caps” laid in a spoke-like arrangement which changes slightly the
overall appearance of the roof. Aside from this, despite the deteriorated state of the other three
rock houses, they each appear to have good integrity of design.
3. Setting:
Consistent with the report analysis of setting for 2540 S Araby, the other three rock houses also
retain integrity of setting.
4. Materials:
Also consistent with the report analysis of material for 2540, the other three rock houses retain
good material integrity.
5. Workmanship:
Each of the four Araby Rock Houses retain the integrity of workmanship as seen in features and
details such as the hand-laid rock walls, log lintels and vigas.
6. Feeling:
As was noted for HSPB 129-B (2540 S Araby) the other three rock house are also particularly
strong with regard to feeling; expressing the specific aesthetic sense of local artist / builder R.
Lee Miller and the indigenous building patterns of Puebloan tribes from the American Southwest.
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7. Association:
The report notes that the individual Araby Rock Houses are clearly recognizable as vernacular
rustic structures from the 1920’s and 30’s and for those familiar with the work of R. Lee Miller,
their intact, albeit deteriorated condition, reflect the artistic hand of this notable local craftsman.
Conclusion: the four Araby Rock Houses at 2500, 25 01, 2540 and 2550 S. Araby Drive are
eligible for designation as Class 1 (Landmark) historic resources.
SECTION 4: DEFINING HISTORIC CHARACTERISTICS
HSPB 129-A, 2350 S Araby (the Giannini residence) character-defining features:
• Arts and Crafts era architectural style featuring stone walls, gable roof, eaves with
exposed rafter tails, patterned window panes, large covered front porch with tapered
stone columns.
• Elevations comprised of rough cut and/or natural stone that appears to be quarried from
the sites.
• One story in height.
• Gabled roof with overhanging eaves and rafter tails or parapets.
• Small, recessed window openings.
Non-contributing features:
• The pool, landscaping, addition on the south side of the home and the Frey-designed
carport.
HSPB #129-B through E – 2500, 2501, 2540 and 2550 S Araby - the “Hopi Village” houses:
Page 29 of the report lists the common character-defining features of the rock houses, which
are:
• Elevations clad fully with natural rustic cut stone.
• One story in height.
• Flat roofs with low parapets. (Low conical-shaped roof with two-piece clay barrel tiles laid
in a fan-like or radial pattern on 2540 S. Araby; see further discussion below).)
• Small, recessed windows with muntins (with some round-shaped windows on 2540 S.
Araby).
• Handmade decorative elements.
• Hand-hewn wood vigas.
• Natural, rugged landscape.
Other specific character-defining or contributing features:
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• The accessory buildings at 2540 S. Araby including the pool, the rustic wind wall with its
steel sash window frames, the “barn”, the shed, the perimeter rock walls and barbeque.
• Two-piece clay tile roof laid in a fan-like pattern on the round stone house. As noted
earlier the current tile roof, replaced in 2013 does not reflect the fan-like patter of the
original roof tiles. The current roof would not be considered character-defining, however
if it were to be replaced in the future with a two -piece tile roof laid in a fan-like pattern, it
could be considered as character-defining.
Non-contributing features:
• The terrace at 2540 S Araby, adjacent to the house, the patio adjacent to the barn, the
various fences, and objects (concrete blocks, etc.).
SECTION 5: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.
According to Section 8.05 of the Municipal Code, the following shall apply to Class 1 Historic
Resources:
1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section
8.05.020.
2. An archival file on the property shall be maintained 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.
SECTION 6: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designations are 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 HSPB hereby recommends that the City Council designate “the
Araby Rock Houses, located at 2350, 2500, 2501, 2540 and 2550 South Araby Drive, as Class
1 (Landmark) Historic Resources (Case HSPB #129) as follows:
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2350 S. Araby – HSPB 129-A. (the Giannini residence)
2500 S. Araby – HSPB 129-B.
2501 S. Araby – HSPB 129-C.
2540 S. Araby – HSPB 129-D.
2550 S. Araby – HSPB 129-E.
ADOPTED THIS FOURTH DAY OF JANUARY 2022.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Flinn Fagg, AICP
Development Services Director
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