HomeMy WebLinkAboutITEM 4A_2508 Anza Trail_MAJOR ALT CLS 3
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: May 7, 2024 NEW BUSINESS
SUBJECT: A REQUEST BY JANE TOWNSEND, LUGA SERKA LLC, FOR
APPROVAL OF A MAJOR ALTERATION TO A CLASS 3 SITE LOCATED
AT 2805 ANZA TRAIL PALM SPRINGS AND ASSOCIATED REVIEW FOR
POTENTIAL RE-DESIGNATION OF A CLASS 3 SITE TO A CLASS 1 OR
2 HISTORIC RESOURCE (APN #510-140-013) (SY).
FROM: Department of Planning Services
SUMMARY
The property owner requests approval to alter a Class 3 site by constructing a new single-
family home to the rear of the property but plans to keep the existing home in its current
condition with no proposed exterior changes or improvements, at this time. The county
records indicate that the existing home was built in 1935 with various updates and exterior
changes made over time. The property was added to the Class 3 list as a potentially
eligible property by staff in 2021.
Pursuant to Municipal Code Section 8.05.130 (Demolition or Alteration to Class 3 and 4
sites), the HSPB will consider whether the site possesses sufficient historic significance
to warrant possible re-designation to Class 1 or Class 2 historic resource and in doing so
may issue a stay on demolition or alteration on the buildings.
The property owner is not seeking historic designation of the site at this time.
RECOMMENDATION:
That the HSPB take no action and allow the processing of building permits for the
construction of a new home to the rear of the property which will be distanced 50 feet
from the existing structure.
BACKGROUND AND SETTING:
The existing rustic home was constructed in 1935 on an internalized lot that was
approximately 1.25 acres. In 2023, a tentative parcel map to subdivide the lot into two
separate parcels was granted with conditions including a 10-foot right-of-way dedication
and the removal of a non-compliant ancillary structure in the setback. The existing home
Historic Site Preservation Board Staff Report: May 7, 2024
HDEMO 2024-0005 – Major Alteration of a Class 3 Site – 2805 Anza Trail
Page 2 of 6
is to remain in its current location on the newly created Parcel 2 (TPM 38536). According
to the building permit research provided in the application, the original north porch of the
existing home was enclosed in the 1990s and various repairs, a small addition, and
mechanical equipment was added. The home utilizes masonry construction methods with
wood framed components. There appears to be a stone wall along the west side of the
lot, a decommissioned stone stacked well on Parcel 1, and an entry gate in the dedicated
right-of-way. Both parcels also contain mature desert landscape plantings.
AERIAL VIEW OF PARCEL. EAST (FRONT) ELEVATION OF EXISTING HOME.
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc…
April 2024 Site inspection by HSPB accompanied by City Staff.
Ownership Status
November 2021 Purchase by the current owner.
ANALYSIS:
Staff analysis is based on the application material and the site visit conducted in April,
2024. The applicant proposes to remove the non-compliant building in the setback, as
required by the subdivision approval, and construct a new detached single-family home
distanced approximately 50 feet from the existing structure. The rustic-style home from
the 1930s will remain with no proposed exterior alterations at this time.
Requests for Major Alteration of Class 3 sites are processed according to Municipal Code
Section 8.05.130.
Historic Site Preservation Board Staff Report: May 7, 2024
HDEMO 2024-0005 – Major Alteration of a Class 3 Site – 2805 Anza Trail
Page 3 of 6
Criteria and Findings for Possible Re-designation of a Class 3 Building.
If the HSPB finds that the site warrants possible re-designation, it may direct and
authorize the processing of an application to re-designate the site as a Class 1 or Class
2 historic resource, which will then be considered by the HSPB and the City Council as
provided in Chapter 8.05 of the Municipal Code. Any demolition/alteration permit shall be
automatically stayed for a period of up to one-hundred twenty (120) days pending a re-
designation decision. In making its review, the HSPB must make the following findings:
1. That the Class 3 or Class 4 building possesses exceptional historic,
architectural, archaeological, cultural or aesthetic significance to
warrant redesignation as a Class 1 or Class 2 historic resource in
accordance with the criteria set forth in Section 8.05.070 above; and
2. That the Class 3 or Class 4 building retains sufficient historical
integrity relative to its original configuration, architectural features, or
character.
If the HSPB cannot affirmatively make these findings, then it shall take no action and refer
the permit to the Director of Planning who shall thereafter approve the application for
submittal to the Building Department for appropriate building permits.
Staff analyzed the site relative to the criteria in 8.05.070 as follows:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
This modest home from the 1930s demonstrates a vernacular method of construction that
is associated with early residential development in Palm Springs, but more information is
needed to determine if it retains exceptional historic significance. Further evaluation is
listed below:
(i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community; or
Based on the information provided in this application, the home is not associated with any
event that rises to a level of significance resulting in a meaningful contribution to the
nation, state, or community. The property does not qualify under Criterion i.
(ii) The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history; or
Based on the list of past owners provided in the application, the home does not qualify as
a historic site under Criterion ii.
(iii) The resource reflects or exemplifies a particular period of national,
state or local history; or
Historic Site Preservation Board Staff Report: May 7, 2024
HDEMO 2024-0005 – Major Alteration of a Class 3 Site – 2805 Anza Trail
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This home reflects residential development in the early phases of Palm Springs history.
Few properties from this era constructed in this manner remain but it is not clear if the
existing home is an exceptional representation of this period, thus more investigation
would be required to evaluate the resource to determine if Criterion iii is met.
(iv) The resource embodies the distinctive characteristics of a type,
period or method of construction; or
Basic methods of masonry construction was used to construct this home. There are no
distinctive construction methods or building materials utilized, thus does not qualify under
Criterion iv.
(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
Building records do not indicate a specific builder, but the application implies that Charles
Voss from San Diego built the house for himself in the 1930s. There is no additional
information that Charles Voss was a master builder or designer that influenced his time,
therefore, does not qualify under Criterion v.
(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 properties do not qualify under Criterion vi.
(vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
There is no known information relative to the pre-historic period for this property.
Evaluation of Historic Integrity.
Historic Integrity is evaluated based on seven qualities: location, design, setting,
materials, workmanship, feeling and association in accordance with guidelines of 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.
Staff evaluated the property’s integrity as follows:
Location.
The home appears to be in its original location on the lot.
Historic Site Preservation Board Staff Report: May 7, 2024
HDEMO 2024-0005 – Major Alteration of a Class 3 Site – 2805 Anza Trail
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Design.
The vernacular design of the home does not adhere to a specific style or movement of
design, however, changes and additions to the home were done in a manner that matched
the existing use of masonry construction. This aesthetic remains intact.
Setting.
The current development standards allow for increased density through subdivisions and
lot splits, which many of the surrounding properties have pursued. The setting and pattern
of development has changed from its historic setting.
Materials.
The home was built using rocks, concrete and what appears to be salvaged building
materials. The roof was replaced and additions and changes to the exterior of the home
were done in a haphazard way. While the stone walls of the home appear to have
remained relatively intact, other areas have been changed over time.
Workmanship.
Basic construction methods were used to build this home and does not exhibit noteworthy
or exceptional workmanship.
Feeling.
The feeling of an early residential development on natural desert landscape is seen on
the site but the approved subdivision will result in increased density and changes the
overall feeling of the site from how it looks today.
Association.
Based on the information provided in the application, the home is not associated with any
significant figures or events.
ENVIRONMENTAL ASSESSMENT
Although the proposed demolition is considered a project pursuant to the guidelines of
the California Environmental Quality Act (“CEQA”), the possible action of the HSPB to
initiate a re-designation application and to place a stay of demolition/alteration on the
property is not subject to review under 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 Section 15060(c)(3) (the activity is not a project as defined in Section
15378) of the CEQA Guidelines, California Code of Regulations, Title 15, Chapter 3,
because it has no potential for resulting in physical changes to the environment, directly
or indirectly.
CONCLUSION:
The existing home is original to the site and represents a form of residential development
from the 1930s, but staff finds the proposed scope of work will not negatively impact the
existing home. Staff recommends that the HSPB take no action and allow the applicant
Historic Site Preservation Board Staff Report: May 7, 2024
HDEMO 2024-0005 – Major Alteration of a Class 3 Site – 2805 Anza Trail
Page 6 of 6
to construct a new detached single-family home with the understanding that any major
alterations to the 1930s structure would require HSPB review for possible reclassification.
PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer
REVIEWED BY: David Newell, Assistant Director of Planning Services
Attachments:
A. Vicinity Map
B. Application and related material
ATTACHMENT A
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
2805 Anza Trail
ATTACHMENT B
To: Historical Site Preservation Board
Statement of Justification to allow a major alteration to Class 3 eligible structure
This letter is to request approval to build a new single-family home on the large lot (32,000+ sq ft) at
2805 Anza Trail, next to an old house that was probably built in the late 1930s or early 1940s and has
been designated as Class 3 Eligible. I do not plan to demolish or alter the old house. Furthermore, the
house I am planning to build will be located about 50 feet away from the old house.
The only alteration to the site that I am planning is the building of a new house at the back of the large lot
and the required demolition of a non-conforming old garage in the SW corner of the lot. This demolition
is required as a Condition of Approval for Parcel Map #38536 which was approved by City Council Dec.
14, 2023. I have submitted a permit request for this required demolition and for a building permit for the
house but understand neither can be approved until the HSPB rules on the matter.
While the old house does have some rock outer walls, much of the rock is only “facing” attached to
framed interior walls. Furthermore, there have been numerous changes to the old house over the years, all
made without building permits because there are no previous building permits on record for this location,
thus reducing its historical integrity. (See screen shot of Palm Springs permit search showing ‘no
results.’)
Alterations over time
An analysis of the historical integrity of the building shows that many alterations have been made over the
years, including the following:
1. An original north porch was enclosed with windows and made into a living room at some point
prior to 1992.
2. An internal fireplace was also added, possibly at the same time the porch was enclosed.
3. A shade cloth roof was added to the west end of the building in 2006 using 2x4s.
4. A relatively new hot water heater has been attached to the south side of the building.
5. A swamp cooler is on the roof of the building. It was once in a window on the north side of the
building.
6. The roof has been repaired multiple times over the years and uses contemporary roofing materials.
7. Supports for the front, east facing roof have been changed over the years and appear to be in very
poor condition now.
8. A wooden fence was erected on the south side of the house to create privacy for an outdoor
shower.
9. Many of the rock walls have been patched with concrete over the years to fill holes.
10. An external shed at the SW corner of the house appears to have been added to the footprint of the
house at some point prior to 1992. (See floor plan of existing structure attached in “Other Files”)
No known architect or builder
There is no known architect or builder of the old house. According to the long-term tenant in the house,
Susan Salk, Charles Voss, an economics teacher from San Diego, built the house himself.
The land was originally owned in 1935 by H.W. and Dora Otis who granted easements on the land for
power and water lines. From another record it appears that H.W. Otis was developing the Araby Tract and
may have first sold the lot to a Thornton R. and Mildred L. Rhodes. (See copies of old records attached
under “Other Files.”) H.W. Otis was a developer in the area but shortly after selling 2805 Anza Trail to
the Rhodes couple, he suffered a stroke and left the Palm Springs area.
The Araby Tract was started in 1925 by Otis and was marketed as “Our Occidental Araby at Palm
Springs.” There were 138 intended parcels which was supposed to be “artistic and charming” and
protected by “sensible racial and building restrictions.” Development was slow and Otis’ vision never
came to fruition. (Source: Palm Springs Citywide Historic Context Statement and Survey Findings)
I have also traced some of the more recent owners but not all of them. Robert and Janet Hinz and later
their daughter Cindy Hinz owned the property from the early 1970s until it was sold to Ann Marie Osan in
2019. I purchased the property from Ms. Osan in November 2021.
Request
It is my hope that the HSPB will agree that no action is necessary at this site since no alteration or
demolition will be done on the old house. My plan is to build a new home on the property, about 50 feet
away from the old house, and to protect the old house during construction. Once my new home is built, I
hope to repair the old house if allowed by HSPB and the city. It is rustic, quaint and charming and I hope
to be able to preserve it.
I therefore request that HSPB take “no action” at this time and allow the normal processing of the
necessary approvals and permits to build a new single-family home on the large lot at 2805 Anza Trail,
away from the old house.
Respectfully submitted,
Jane Townsend, Director Luga Serka LLC
Owner of 2805 Anza Trail
Response to PSMC 8.05.070.C
The structure at 2805 Anza Trail does not exhibit exceptional historic significance and does not meet any
of the criteria below:
(i) The resource is associated with events that have made a meaningful contribution to the nation, state or
community. There have been NO meaningful events or contributions at this site that I could
uncover in my research.
(ii) The resource is associated with the lives of persons who made a meaningful contribution to national,
state or local history. The site is NOT associated with any persons of note.
(iii) The resource reflects or exemplifies a particular period of national, state or local history. While the
house appears to resemble the historical rock homes in the area, much of the rock is merely facing
“stuck on” to several wood framed walls. The only solid rock walls are the low walls on three sides
of the house and the rock fireplace wall inside the house.
(iv) The resource embodies the distinctive characteristics of a type, period or method of construction.
The house is not a true “rock house” like several in the area. Most of the rock walls are merely
faced with rock and the house has been added to and altered in many ways over the years.
(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. The house was self-built by a man
who lived there and who was NOT a master builder, designer, artist or architect. From what I have
learned he was an economics teacher in San Diego.
(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. The house has no significant or distinguishable components.
(vii) The resource has yielded or may be likely to yield information important to national, state or local
history or prehistory. It is highly unlikely that the old house will yield important information to
local, state or national history or prehistory since it has been severely modified and altered over the
years.
Photos of old house at 2805 Anza Trail
Front of house that faces east Front of house
North side of house Northwest corner
East side with recent shade roof South side with recent fence, hot water heater