HomeMy WebLinkAbout25210RESOLUTION NO. 25210
' A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DESIGNATING THE
"OCOTILLO LODGE" LOCATED AT 1111 EAST PALM
CANYON DRIVE, A HISTORIC DISTRICT (HSPB #154 / HD-
11), SUBJECT TO CONDITIONS (APNs 511-035-001
THROUGH 511-035-128).
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, the Ocotillo Lodge Owners Association (OLOA), Represented
by Chattel, Inc., submitted an application seeking historic site designation of the Ocotillo
Lodge located at 1111 E. Palm Canyon Drive; and
C. WHEREAS, in May, 2024, members of the Historic Site Preservation Board
(HSPB) and City staff conducted site inspections of the proposed historic resource; and
D. WHEREAS, on May 7, 2024, a noticed public hearing of the Palm Springs
Historic Site Preservation Board to consider Case HSPB 4154 / HDA 1 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 Ocotillo Lodge a Historic
District; and
F. WHEREAS, on May 23, 2024, a noticed public hearing of the Palm Springs
City Council to consider Case HSPB #154 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 RELATIVE TO THE CRITERIA FOR THE DESIGNATION OF
HISTORIC DISTRICTS.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.090 (C,1), the
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City Council shall evaluate the application and make findings in conformance with the
following criteria: '
1. Criteria and Findings for Designation of Historic Districts. The proposed district
and contributing resources located therein exhibit exceptional historic
significance and meet one or more of the criteria listed below:
The report identifies the exterior of Ocotillo Lodge as a largely intact example of a Mid -
Century Modern hotel, which has since been converted to a condominium complex.
Designed by Palmer and Krisel, the complex exhibits character -defining features of the
Modern Movement through the use of site planning, building form and material selection,
but it also visualizes the development trends of Palm Springs during that period. The
report also references the landscape architect Garrett Eckbo and his contributions to the
project.
(Criterion a) Is associated with events that have made a meaningful contribution
to the nation, state, or community;
No information was provided indicating any significant event was directly associated with
this site. The site does not qualify under Criterion a.
(Criterion b) Is associated with the lives of persons who made a meaningful I
contribution to national, state, or local history;
The report does not call out any individuals associated with the property who made any
meaningful contribution to national, state, or local history. The site does not qualify under
Criterion b.
(Criterion c) Reflects or exemplifies a particular period of national, state, or local
history;
During the post -World War II period in Palm Springs, there was a growing demand for
single-family residential homes and housing for seasonal residents. Local developers like
the Alexander Construction Company developed residential tracts to meet this need, and
the Ocotillo Lodge was constructed, in part, to house potential homebuyers while the
homes were being built. The different unit types designed for the Ocotillo Lodge showcase
the modern aesthetic that would mirror significant features in the homes that would be
constructed in the Twin Palms tract. The units at the Ocotillo Lodge also catered to
differing privacy and livability needs for both short and long-term visitors to the area. Staff
finds the site qualifies as a historic resource under Criterion c by reflecting the local history
of development and design shift in architectural style.
(Criterion d) Embodies the distinctive characteristics of a type, period, or method
of construction, I
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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). Conventional construction methods and
materials were used to develop this complex. The HRR goes into detail regarding the use
of steel I -beams for the lobby building (identified as Building 1A) to create the expansive
wall of concave windows. While the use of the steel beams allowed the glass in the south
elevation to be configured in a unique way and what was known as the "Candlewood
Room" to slightly cantilever over the area containing the swimming pool, the invention
and use of the steel I-beam for structural framing date further back than the 1950s. Staff
finds the method and techniques used were not new to the period; therefore, contrary to
the report, staff does not find the project qualifies for this -criterion.
(Criterion e) Presents the work of a master builder, designer, artist, or architect whose
individual genius influenced his age, or that possesses high artistic value,
Architects Palmer and Krisel are credited for designing the Ocotillo Lodge and the prolific
developers Alexander Construction built the complex. It was also noted in the report that
the influential landscape architect Garrett Eckbo designed the original landscape features
and that certain signature elements were considered physical representations of his
theories. Each of the individuals that came together to design and develop this property
have a level of influence in their respective fields, especially in the local context of Palm
Springs. Their works are celebrated and continue to highly influence the field today.
Ocotillo Lodge is a rare example where these three highly regarded masters collaborated
on a single project, thus staff finds the project qualifies under Criterion e.
(Criterion t) 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 structures and features within the proposed boundaries of the district may not
independently possess historic distinction, however, as a collective the proposed district
embodies the development history of Palm Springs and how existing structures were
adapted for the population growth of full-time residents and the architectural trends that
appealed to the people during that time. Thus, the proposed district also qualifies under
Criterion f.
(Criterion g) Has yielded ormaybe likely to yield information important to national,
state or local history or prehistory.
No information has been provided on any pre -historic significance of the site.
SECTION 2: PART "C" ANALYSIS OF HISTORIC INTEGRITY.
' Analysis of Integrity. (PSMC 8.05.090 (C,2). The site, structure,
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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 report concludes that the site retains a high
degree of integrity and is further analyzed below:
1. Location:
The buildings, the configuration of parking, and open community spaces remain in their
historic location, therefore, the proposed district retains its integrity of location.
2. Design:
The one and two-story structures are arranged on the site creating a hierarchy of buildings
which seem to respond to the adjacent street conditions: the two-story building facing
East Palm Canyon Drive and the clusters of one-story units face the neighborhood roads.
Vehicular circulation, including parking, is concentrated to the periphery of the site and
the internal circulation consists of concrete pathways encouraging pedestrian use.
The one-story units were arranged in two different clusters around the central open space '
containing the keyhole -shaped pool. The report identifies the one-story clusters as "villa
bungalows" and "courtyard bungalows". The "villa bungalows" comprise of 25 units and
are arranged in a grid pattern, while the "courtyard bungalows" consist of 56 units that are
clustered in a checkered pattern. The layout of the buildings allows for each unit to have
their own private patio space and access to walkways that ultimately connect back to the
central community space. The buildings all utilize a similar architectural language that
exhibit modernism principles by using simple geometric forms, flat roots, exposed wooden
beams, square concrete block walls, large expanses of glass walls, ribbon and/or
clerestory windows, and simple line details with no ornamentation.
No original landscape files were found but the report confirms Garrett Eckbo's
involvement in the project and credits the landscaping features around the main pool and
the geometry of curves and angles found in the paving to him based on an interview with
the architect. Other examples of his work help support this claim.
The building forms, the use of simple details and largely the site design are critical
components of the design that largely remain; therefore, staff finds the design integrity is
intact.
3. Setting.
According to the historic resources report, the property was constructed with an intent to ,
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house potential buyers of single-family homes that were being built in the adjacent Twin
' Palms tract just north of the property. As seen in the historic aerial images from 1965 and
1972 (Attachment B of the HRR), the lots directly east and west of the property along E.
Palm Canyon Drive were vacant. Currently those areas are zoned with differing degrees
of residential and commercial uses but the original setting between Ocotillo Lodge and
the Twin Palms subdivision remains intact.
4. Materials:
The building materials consist of smooth plaster or stucco finished walls, T1-11 siding,
masonry block walls, extruded wooden beams and fascia details, aluminum -framed
windows and doors, and concrete pathways. It appears that some original exterior
material was replaced and there are areas of deterioration that need to be addressed but
a majority of the original material remains. The overall integrity of materials is intact.
5. Workmanship:
Conventional construction methods and building materials were used for this
development. Readily available materials such as concrete blocks were used to reinforce
clean lines and the extrusion of blocks on the screen walls created a decorative pattern
to highlight certain areas. Various repairs and changes have been made to individual
units over time, however, the overall aesthetic was respected and changes that are less
sympathetic appear reversable. The use of concrete square blocks down to the fascia
details demonstrates a level of attention to detail and workmanship by the original
designers. Staff finds enough integrity of workmanship remains on site.
6. Feeling.
The original design focused on the pedestrian experience by leaving the vehicles behind
and immersing the visitors/residents into a network of walkable concreate paths. Each
unit retains private courtyard spaces, and the main swimming pool retains its focal
presence on the site 'as a space for community gathering. The feeling of leisure desert
retreat remains on the site because all the private and communal spaces remain in their
original configuration; therefore, staff finds the integrity of feeling remains intact.
7. Association:
The existing condition of the property maintains a physically recognizable association
with the post World War II development in Palm Springs and the major design
components of the site design and individual buildings are closely associated with the
architects Palmer, Krisel and Eckbo. The integrity of association remains intact.
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
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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.
The following is a list of character -defining features identified by the City Council:
Character -defining features listed below and more clearly referenced in Exhibit A:
• Site design and building cluster configurations on the lot around the central focal
point of the main swimming pool shaped like a keyhole
• Internal network of concrete pathways including the curved and angular
geometry of the pavement credited to Garrett Eckbo
• Parking and vehicular circulation configuration around the perimeter of the
property.
• One and two-story horizontal massing and simple geometric forms
• Grid -like layout or clustered units arranged around the swimming pool and
articulated by four -unit bungalows
• Keyhole -shaped pool within the open community space south of the lobby
building
• Painted masonry block screen walls with articulation on the north (front) and
south (rear) elevations of the lobby building (identified as Building 1A in the HRR)
• Distinctive semi -circular plan and concave windows in the "Candlewood Room" '
(identified as the south portion of Building 1A in the HRR)
• Monumental porte cochere entry with restored Ocotillo Lodge signage (excluding
the square notched archway in the porte cochere)
• Flat roofs that have wide overhanging eaves and cantilevered canopies
• Fascia details that hide the electrical conduit
• Expressed post -and -beam construction using wood and steel members
• Interior/exterior connections expressed through glass walls, the continuation of
exposed beams and tongue -and -groove ceiling details to the exterior
• Integration of private patios and semi -private decks for each unit
• Unadorned smooth plaster or stucco -finished wall surfaces
• Square concrete block walls in a stack bond pattern
• Flush -mounted aluminum -framed ribbon windows, clerestory windows, and glass
sliding doors that span from floor to ceiling
• "Sun flap" of suspended concrete panels shading concave curtain wall
• T1-11 wood siding on storage spaces and patio dividers for second floor units
• Exposed pebble aggregate concrete stair treads in steel pipe column stairwells
leading to the second floor units
• Glass walls incorporating sliding glass doors
• Glass walls with double glass doors at porte cochere wall of lobby
• Landscape design features around the main pool by Garrett Eckbo and tall
Washingtonia palms throughout the complex ,
• Curved cabana and restroom structure with trellis south of the keyhole -shaped
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' pool designed by Garrett Eckbo (removed)
Non-contributing elements:
• Pool fencing installed around the keyhole -shaped swimming pool
Metal security gates at various entry points to the site
• Metal screen security doors in front of entry doors on the units facing East Twin
Palms Drive
• Metal mesh screening on stair railings
• Metal fence along the curved strip of grass where the original curved cabana/trellis
was located south of the keyhole -shaped pool
• Glass blocks in original clerestory openings
• Roof -mounted mechanical equipment and accompanying ductwork
• Sunshine Bar (identified as Building 5 in the HRR) added in 1973 and detached
barbecue added in 1994
• One-story conference room (identified as Building 4 in the HRR) east of the
Sunshine bar (Building 5)
• Two non -original spas located northwest and directly east of the keyhole shaped
swimming pool
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 HISTORIC SITES:
According to Section 8.05 of the Municipal Code, the following General Conditions shall
apply to Historic Districts:
1. It shall meet the definition of a historic district 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 8.05.120 "Demolition or Alteration
or New Construction within a Historic District — 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
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recordation within 90 days of the effective date of the Council's resolution.
The following Specific Conditions of Approval shall apply to the Ocotillo Lodge Historic '
District:
1. Design Guidelines. The property owners in the proposed historic district shall
submit design guidelines as outlined in Section 8.05 for review and approval by
the City's HPO.
2. Review of future Certificates of Appropriateness CC of A"). Alterations to buildings,
structure, objects, and other character -defining and contributing resources within
the historic district and described in Sections 2 and 3 are to be evaluated pursuant
to PSMC Section 8.05.120 (E), including consistency with the Design Guidelines.
Based upon the foregoing, the City Council designates "Ocotillo Lodge" located at 1111
East Palm Canyon Drive, a Historic District HSPB #154 / HD-11.
ADOPTED THIS 23RD DAY OF MAY 2024.
ATTEST:
Arendree, City Clerk
AW
colt C. Stiles, City Manager '
C
Resolution No. 25210
Page 9 of 9
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )
CITY OF PALM SPRINGS)
CERTIFICATION
ss.
I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 25210 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 May 23, 2024, by the following
vote:
AYES:
Councilmembers Garner, Holstege, Middleton, and Mayor Bernstein
NOES:
None
ABSENT:
Mayor Pro Tern deHarte
ABSTAIN:
None
IN WITNESS WHEREOF, I have hereutntQ set my hand and affixed the official seal of the
City of Palm Springs, California, this day of June 2024.
Xj1A el?�
Bre da Pree, MMC, CERA, City Clerk
City of Palm Springs