HomeMy WebLinkAbout24982RESOLUTION NO. 24982
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 OF THE CITY OF PALM SPRINGS DOES HEREBY 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 sites 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.
Resolution No. 24982
Page 2
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS
FOLLOWS:
SECTION 1: FINDINGS — EVALUATION OF HISTORIC SIGNIFICANCE AND
INTFGRITY_
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a and
b), the 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 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,
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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 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,
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, 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.
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(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 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 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:
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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 were 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, there 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;
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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, the City Council finds 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 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 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
natural 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
Resolution No. 24982
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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.
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 129-13, 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:
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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.
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, 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 windowpanes, 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:
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• 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:
• 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 the 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.
Resolution No. 24982
Page 10
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:
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.
Resolution No. 24982
Page 11
PASSED, APPROVED, AND ADOPTED BY THE PALM SPRINGS CITY
COUNCIL THIS loth DAY OF FEBRUARY 2022.
ATTEST:
Anthony Meji City C rk
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )
CITY OF PALM SPRINGS)
� � r, " �f,
Justi Clifton, City Y6nager
CERTIFICATION
ss.
I, ANTHONY MEJIA, City Clerk of the City of Palm Springs, hereby certify that Resolution
No. 24978 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 this loth day of February 2022, by the
following vote:
AYES: Councilmembers Holstege, Kors, Woods, Mayor Pro Tern Garner, and
Mayor Middleton
NOES: None
ABSENT: None
ABSTAIN: None
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of Palm Springs, California, this t L day of Fe ,
14
Anthony Mejia,�'City Otekrk
City of Palm Springs, California