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HomeMy WebLinkAbout24990RESOLUTION NO. 24990 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING "THE WILLIAM PURCELL RESIDENCE" LOCATED AT 252 EAST OCOTILLO DRIVE, A CLASS 2 HISTORIC SITE, (HSPB #141), APN# 508-292-013. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY FIND 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, Charles and Patricia Stumpf, owners, submitted an application to the City seeking historic site designation of the William Purcell Residence located at 252 East Ocotillo Avenue; and C. WHEREAS, in November 2021, members of the Historic Site Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and D. WHEREAS, on December 7, 2021, a noticed public hearing of the Palm Springs Historic Site Preservation Board to consider Case HSPB #141 was held in accordance with applicable law; and E. 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 Class 2 (Historic Merit) historic designation of the Purcell Residence; and F. WHEREAS, on February 24, 2022, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #141 was held in accordance with applicable law; and G. 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 DOES HEREBY RESOLVE AS FOLLOWS: 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: Resolution No. 24990 Page 2 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 Purcell residence exhibits exceptional historic significance because of its association with Prairie School architect William Gray Purcell and is noteworthy as one of the earliest examples of Modernist architecture in a residence in Palm Springs. (Criterion 1) 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 1. (Criterion 2) The resource is associated with the lives of persons who made a meaningful contribution to national, state or local history; The report discusses Purcell's contribution to the American Prairie School of Architecture. Beginning early in his career after graduating with an architectural degree from Cornell University in 1903, Purcell developed a strong interest in establishing a progressive, uniquely American style of architecture, much along the lines of other notable architects from the period such as Louis Sullivan and Frank Lloyd Wright. Most notably, during Purcell's association with fellow architects George Elmslie and George Feick Jr, from the early 1900's through 1920, they developed, refined and further articulated their theories on an organic, uniquely American style of architecture. Purcell & Elmslie became one of the most commissioned firms among the Prairie School architects at the time. Among their most notable works were a series of small-town banks designed and constructed throughout the Midwest. It was through both their commercial and institutional work that Purcell & Elmslie created a group of buildings that were direct statements about their beliefs in Organic Architecture, earning them a place in history on the development of a uniquely American style of architecture alongside Frank Lloyd Wright, Louis Sullivan and others. For these reasons, the site qualifies as a historic resource under Criterion 2. (Criterion 3) The resource reflects or exemplifies a particular period of national, state or local history; As noted in the report and the accompanying DPR forms, the Purcell residence is one of the earliest residential structures in Palm Springs designed in the Modernist style of architecture. The simple cubic geometry of the home, the absence of revival -style decorative features or elements, and visual emphasis on horizontality preceded what commonly is referred to as the Mid-century Modern" period by a decade. Palm Springs, which enjoyed a period of significant growth and development between the Resolution No. 24990 Page 3 wars became a place where property owners and developers were willing to "cast off' the conventional revivalist styles popular from the 1900's through the 1920's and experiment with new forms of architectural expression and design. Buildings such as the Oasis Hotel (1925), the Kocher Samson Building (1935) the Cork & Bottle Building (1936), and the Purcell Residence (1934) all represent the beginning of a period of transition in architectural taste that blossomed in the post -World War II period. For these reasons, the City Council concludes that the site qualifies as a historic resource under Criterion 3. (Criterion 4) The resource embodies the distinctive characteristics of a type, period or method of construction; The Purcell residence is constructed of concrete masonry units with accent panels comprised of horizontally placed tongue and groove wood boards and "battens" that create a strong horizontal appearance to the home. Most modest dwellings built in the thirties in Palm Springs were built of stucco over wood frame construction. The use of concrete block masonry units was not new to Palm Springs, since many commercial and institutional buildings were being built using board -formed poured -in -place concrete, however it was rather unusual to see concrete masonry units used in residential construction. In a letter from Purcell to Bailey dated February 11, 1934, Purcell writes, "l lean a little toward masonry with the blocks showing on the inside behind the stove, sink, etc., as being more sanitary and more in the spirit of the cabin sense of this building which we wish to retain. Thus, it appears Purcell chose the method of construction using concrete masonry units both for its durability, aesthetics, and ease of maintenance and cleaning. Judging from the discussion of costs in the correspondence between Purcell and Bailey, the comparative cost of building in concrete versus wood was negligible enough that he chose the more durable concrete block material. Although the Purcell residence is unique in its use of concrete masonry units for a residential structure, its construction method is not particularly distinctive or unique. Thus, the City Council finds that it is not eligible as a historic resource relative to Criterion 4. (Criterion 5) The resource presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age, or that possesses high artistic value; William Gray Purcell is recognized as one of the most prominent architects in the early twentieth century who were instrumental in defining and developing what has become known as the American Organic or Prairie School of Architecture. His commissions done in collaboration with George Elmslie are recognized as notable examples of the Prairie School and can be found in more than twenty states. Purcell's career achievements qualify him as a "master architect". Determining whether a particular architect or designer's "genius influenced his age"; is a more difficult measure. Resolution No. 24990 Page 4 Certainly, the collective body of architectural work categorized as being of the Prairie School has continued to influence architects and designers for decades. Purcell & Elmslie are recognized amongst the most prolific of the Prairie School architects, second only to Frank Lloyd Wright in the sheer number of commissions. Throughout his career, and especially during the last thirty years of his career, Purcell promoted his theories of an organic and "uniquely American" style of architecture. As principal contributing editor, he authored over sixty articles to the architectural journal "Northwest Architect" espousing his philosophy and design theory. As such, the City Council finds that through his designs and writings, Purcell influenced other architects and peers and as such the Purcell residence can be deemed a notable example of the work of a master architect whose genius continues to influence other architects and designers. (Criterion 6) The resource represents a significant and distinguishable entity whose components may lack individual distinction, as used in evaluating applications for designation of historic districts, for parcels on which more than one entity exists; or The report does not assert that the Purcell residence qualifies under Criterion 6. (Criterion 7) The resource has yielded or maybe 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. The Purcell residence is evaluated in terms of its historic integrity as follows: 1. Location: The Purcell residence remains in the same location that it was constructed, thus it retains integrity of location. 2. Design: Some material changes to the exterior have occurred over time. A. A unique tongue and groove horizontal board and batten siding was used in several parts of the home. The current owner reports this siding had been removed Resolution No. 24990 Page 5 by a previous owner and plywood installed in its place. The current owner had stucco installed as a more weather -tight surface. B. The exposed concrete masonry units have been covered in stucco on the outside and with drywall on the inside. C. The height of the eave over the front door was raised slightly in the 1980's. D. The louvered eaves designed to bring in natural ventilation have been covered in stucco. Although these modifications do not adversely impact the overall massing, they visually obscure the horizontally placed board and batten siding and the exposed masonry units. The City Council finds that these modifications impair the design integrity of the home. The Board would encourage current or future owners to remove the stucco cladding and restore the wood elements to improve the design integrity of the home. 3. Setting: At the time of construction, the Purcell residence was one of the first homes built in the vicinity and the area was mostly open desert. Today the neighborhood is fully built out. Thus, integrity of setting has been lost. 4. Materials: The changes noted above obscure the home's simple wood and concrete block construction. Although the basic material composition comprising the construction of the home remans, they have been covered with drywall and stucco. Removing the stucco and restoring the wood elements would enhance the material integrity of the home. The City Council finds that the buildings' material integrity is impaired. 5. Workmanship: The home is of average workmanship common for the era of the 1930's and retains integrity of workmanship. 6. Feeling: The Purcell residence retains its feeling as a modest home from the 1930's. 7. Association: The dwelling at 252 East Ocotillo Avenue is most notably associated with architect William Purcell. Those who are familiar with the work of Purcell will likely be able to recognize this association. In summary, the home has a fair degree of historic integrity, however the City Council finds that it lacks sufficient integrity to qualify as a Class 1 (Landmark) historic site. Removing the stucco, restoring the wood siding and louvered eaves, and restoring the Resolution No. 24990 Page 6 garage would improve the historic integrity of the home. 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 the historic resource. Character -defining features of the home are as follows: • Flat -roofed one-story structure with varying roof / parapet heights. • Emphasis on horizontality. • Thin fascia profile, projecting eaves (originally exposed wood with ventilation louvers). • Varied cubic massing that steps up toward the center volume of the house. • Steel sash windows including corner windows. • The low garden wall in the front yard, close to the house. Non-contributing elements: • The stucco exterior finish. • The front windows of the garage (originally garage doors). • The wood front door. • The raised eave above the front door. • The additions on the back of the home from the 1980's. • The landscape. SECTION 4: 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. SECTION 5: CONDITIONS THAT APPLY TO CLASS 2 HISTORIC SITES. According to Section 8.05 of the Municipal Code, the following shall apply to a Class 2 Historic Resource: Resolution No. 24990 Page 7 1. It shall meet the definition of a Class 2 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 site shall not be further subdivided. 8. 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: Based upon the foregoing, the City Council hereby designates "The William Purcell residence" located at 252 East Ocotillo Avenue, a Class 2 (Historic Merit) Historic Resource (Case HSPB #141). PASSED, APPROVED AND ADOPTED BY THE PALM SPRINGS CITY COUNCIL THIS 24T" DAY OF FEBRUARY 2022 JUSTW CLIFTON CITY MANAGER ATTEST: MONIQUE 0. LOMELI, CMC INTERIM CI'TY CLERK Resolution No. 24990 Page 8 STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) CITY OF PALM SPRINGS) CERTIFICATION ss. I, MONIQUE LOMELI, Interim City Clerk of the City of Palm Springs, hereby certify that Resolution No. 24990 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 February 24, 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 24th day of February 2022. C4-�X Monique Lo eli, Interim City Clerk City of Palm Springs, California