HomeMy WebLinkAbout25099RESOLUTION NO. 25099
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DESIGNATING "THE
HUTCHENS RESIDENCE" LOCATED AT 1177 EAST
MESQUITE AVENUE, A CLASS 2 HISTORIC SITE, (HSPB
#144), APN# 508-380-022.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS 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, David Howard and An Ly, submitted an application seeking historic
site designation of the Hutchens Residence located at 1177 E. Mesquite Avenue; and
C. WHEREAS, in January, 2023, members of the Historic Site Preservation Board
(HSPB) and City staff conducted site inspections of the proposed historic resource; and
D. WHEREAS, on February 7, 2023, a noticed public hearing of the Palm Springs
Historic Site Preservation Board to consider Case HSPB #144 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 that the Council designate the Hutchens Residence a Class 2 (Historic Merit)
historic resource; and
F. WHEREAS, on March 23, 2023, a noticed public hearing of the Palm Springs City
Council to consider Case HSPB #144 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 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:
Resolution No. 25099
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 I
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 home's original design exhibits modernist principles through the use of simple
forms and materials using large expanses of glass, a low, flat, thin roof plane that
visually emphasizes the horizontality of the home, and an open carport. Certain
alterations have diminished or eliminated important historic characteristics like the
infill of the courtyard and carport and changes to the front yard landscape and
hardscape. Although many of the original characteristics of the home remain, City
Council finds the various alterations reduce the historic integrity and significance
of the resource.
(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;
As referenced in the report, the first owners of the home were Cecil C. Hutchens
and Charlotte C. Hutchens. The Hutchens purchased the home in 1953 while it
was still under construction and customized the home according to their needs,
prior to moving into the home in 1954. Cecil worked for influential individuals in the
community and the family were active members of the local community but their
association does not rise to the level of meaningful contribution to national, state
or local history. City Council finds the site 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;
The Hutchens Residence was constructed in the post -World War II period in local
history when young architects were experimenting with modernist principals when
designing new residential architecture in Palm Springs. Combining modern and
new technologies in building materials with the desert climate created a new
aesthetic. Identified as one of the focal points of Mid-century Modern architecture,
the residential homes constructed during this time contribute greatly to this identity.
The Hutchens Residence retains some of the qualities from that period such as
the simple rectilinear form of construction and use of floor -to -ceiling height glass, ,
but alterations noted above diminished the home's ability to stand as an
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outstanding example from the mid-century period. Although the report asserts the
' home exemplifies the mid-20ths century period, City Council finds that because of
alterations made over time, the home reflects changes made over time rather than
a single distinctive period, therefore, City Council finds the site does not qualify
under Criterion iii.
(Criterion iv) The resource embodies the distinctive characteristics of a
type, period or method of construction;
Unlike the National Register criterion concerning construction, the Palm Springs
evaluation of construction addresses the type (of construction), the period (of
construction) and the method (of construction). This criterion in the local ordinance
does not evaluate design themes, certain periods in architecture, or styles of
architecture as outlined in the report. While the exposed wooden beams and glass
in residential construction provided a new aesthetic, the home was built using
conventional methods of construction. City Council finds the building's type, period
and method of construction method are not distinctive and thus the building does
not qualify 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 in the report, the Hutchens Residence was designed by architects Donald
Wexler and Richard Harrison as one of their early residential commissions. The
partnership between Wexler and Harrison was formed in 1952 and their office
designed projects that ranged from residential to commercial to civic uses. The
firm's design style reveals a strong interest in engineering and simple design
expression. Their work as architects not only influenced local architects and
designers of their time, but it continues to influence contemporary designers today
as Palm Springs celebrates the Desert Modern style of architecture. As the work
of master architects from a time early on in their prolific career, City Council finds
the home qualifies 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
No information has been provided that the resource 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.
1 No information has been provided on any pre -historic significance of the site.
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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 49 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 existing degree of historic integrity is
analyzed below:
1. Location:
The Hutchens residence remains in its original location of construction, therefore, retains
its integrity of location.
2. Design:
The flat roofed home has a series of clerestory windows near the front entry and the
enclosed carport and an expansive use of glass on the front and rear elevations create
the appearance of transparency. The repetitive pattern created by the exposed beams
and rafters became a strong aesthetic feature, and the design of the non -bearing walls
throughout the site formed the visual horizontality of the home. Small alcoves and a
courtyard were incorporated into what appears to be the original layout. Although the infill
of the original courtyard was done early on, this alteration changed the experience of the
structure within the site, and enclosing the carport changed the perceived massing of the
home. The summary of changes to the home that impact its design are as follows:
additions, infill, driveway, hedges and gates that obscure the original open feel of the front
of the home and these alterations impair the design integrity of the home. Thus, the home
has a marginal degree of design integrity.
3. Setting:
The original setting of Deep Well Estates tract was open, undeveloped desert. While the
area continues to exist as a residential neighborhood, the desert setting has been lost to
the development of single-family homes in all directions. Hedges, privacy walls and non-
native trees have also diminished the open, natural feel of the desert. Although desert
landscape exists around the front of the home similar to that seen in the early photos, the
large square slabs of concrete separated by concrete strips with exposed aggregate
diminishes the historic character of the front of home. The integrity of setting no longer
exists.
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4. Materials:
' One of the more notable uses of material is the slumpstone exterior block walls that
extend into the interior of the home. While the slumpstone wall remain intact, the
horizontal, dark grey wood panels on the exterior are not original features. The clerestory
windows are another feature that accentuate the horizontality of the home. The home is
of conventional standard materials, most of which are still intact and has material integrity.
5. Workmanship:
The home is of average workmanship common for the era of the 1950's. The use of
standard materials, the thin fascia detail and the overhangs appear original to the home.
6. Feeling:
Despite alterations noted above, the building generally retains its feeling as a custom-
built single-family home built in the Desert Modern style of architecture.
7. Association:
There have been various exterior changes that have been made to the home over time
but the resource generally retains its integrity of association with the mid-century
Modern Movement and Desert Modernism through its use of simple form, materials, the
low horizontality in its massing.
Criteria for the Designation of 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 in subsection (c)(1)(a) above. A
Class 2 historic resource shall not be required to meet the findings for
integrity as described in subsection (C)(1)(b) above.
The Hutchens Residence is a well -maintained home with many surviving characteristics
reminiscent of the Mid-century Modern Movement; however, the analysis shows that
impactful alterations have reduced the home's historic integrity. While the associations
with master architects and architectural movements lend itself to a historic connection,
City Council finds the alterations made to key features of the home are substantial
enough to diminish the historic integrity of the site.
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
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features from non -original elements aids the HSPB when it is tasked with evaluating
future alterations to the historic resource.
Page 31 of the report identifies the physical character -defining historic features of this site
as follows:
Character -defining features of the resource are as follows:
• Flat roofed one-story structure.
• Original slumpstone block walls including the characteristic in which the
slumpstone wall at the carport does not extend up to the roof, but rather stops
short to reveal the wood posts that are actually doing the work of supporting the
roof.
• Original slumpstone fireplace and barbeque that visually extends the slumpstone
material from inside to outside and visually separates areas of the back yard.
This projection of a wall plane from inside to out at the front entry is also a
character -defining feature.
• Thin horizontal fascia.
• Exposed beams in the overhangs surrounding perimeter of house.
• Large expanses of glass and clerestory windows.
Non-contributing elements:
• Privacy wall, hedge and gate at the front of the property facing Mesquite Avenue.
• Enclosed carport with garage doors.
• Enclosed courtyard for the maid's quarters in 1954.'
• Addition to south of the master bedroom in 1956.2
• Drywall finish over original insulation board ceiling.
• Rooftop mechanical equipment including solar panels.
• Hardscape pavers located in the front yard of the property.
• The swimming pool and landscaping.
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.
The courtyard was filled in to make room for a maid's quarters by the first resident, prior to moving into
the home. Despite this alteration being an early change, the courtyard was as a significant feature that
was part of the design intent. The complete enclosure of this space reduces the design integrity of this
home.
z The small addition made to the home in 1956 was not part of the original floorplan but was done in a
manner that is subordinate to the original design and located on a non -primary fagade. While the element
is not a contributing feature, it is not one that reduces design integrity.
Resolution No. 25099
Page 7
SECTION 5: CITY COUNCIL DETERMINATION
' Based upon the foregoing, the City Council hereby designates "The Hutchens Residence"
located at 1177 East Mesquite Avenue, a Class 2 (Historic Merit) Historic Resource (Case
HSPB #144).
ADOPTED THIS 23RD DAY OF MARCH, 2023.
ATTES
Brenda Pree
City Clerk
Scott Stiles
City Manager
CERTIFICATION
' STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 25099 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 March 23, 2023, by the following
vote:
AYES: Councilmembers deHarte, Holstege, Mayor Pro Tern Bernstein and Mayor
Garner
NOES: None
ABSENT: None
RECUSED: Councilmember Middleton
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of Palm Springs, California, this 0—r' day of Ajxd , ,2oZ3
' Brenda Pree, MMC, CERA, City Clerk
City of Palm Springs, California