HomeMy WebLinkAboutITEM_4B - 1801 E Palm Canyon Drive_HDEMO 2024-0011_MAJALT
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: July 2, 2024 NEW BUSINESS
SUBJECT: A REQUEST BY SMOKE TREE RANCH, INC. FOR APPROVAL TO
DEMOLISH THE CLASS 4 SITE LOCATED AT 1801 EAST PALM
CANYON DRIVE, AND ASSOCIATED REVIEW FOR POTENTIAL RE-
DESIGNATION OF A CLASS 4 SITE TO A CLASS 1 OR 2 HISTORIC
RESOURCE (APN 510-020-049) (SY).
FROM: Department of Planning Services
SUMMARY
The owner of the property addressed at 1801 E. Palm Canyon Drive, is requesting
approval to demolish the existing commercial building. The structure was constructed in
1976 for use by Bank of America. Building permit records indicate the following changes
were made to the exterior of the building following its completion: upgrades for
accessibility, replacement of HVAC equipment and roof tiles, and the addition of a new
entrance canopy on the west façade. By virtue of its construction date, this property is
classified as a Class 4 site.
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 a 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 property.
RECOMMENDATION:
That the HSPB take no action and allow the processing of a demolition permit.
BACKGROUND AND SETTING:
According to County records, the entire parcel is approximately 5 acres in size and the
recorded completion year of the building is listed as 1977. Bank of America has occupied
this space until 2023 as the sole occupant. The historic research submitted with the
application lists Howard P. Lapham as the architect of the building. The general concept
behind the massing is derived from other similar commercial buildings nearby but there
is a strong emphasis placed on the scale and presence of the roof form. The site is part
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0011 – Demolition of a Class 4 Site – 1801 E. Palm Canyon Drive
Page 2 of 7
of the Smoke Tree Village shopping complex and has a strong visual presence from East
Palm Canyon Drive. Although the citywide context statements do not extend beyond
1969, this period of architectural design would be characterized under the blanket term
“Late Modern”. There is a general acceptance of a 50-year threshold for assessing
historic significance at the national level, however, if a property is of exceptional
importance, the age of the resource is not a limiting factor.
AERIAL VIEW OF THE SUBJECT BUILDING AND ASSOCIATED PARKING.
WEST ELEVATION OF THE EXISTING PROPERTY, JUNE 2024.
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0011 – Demolition of a Class 4 Site – 1801 E. Palm Canyon Drive
Page 3 of 7
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc…
June 2024 Site inspection by HSPB accompanied by City Staff.
Ownership Status
1977 Purchase by the current owners.
ANALYSIS:
Staff analysis is based on the application materials, site visits and City documents and
records. The historical significance of a property is based on the evaluation of the
designation criteria, and the context that best fits this property:
Context: Architectural Styles & Local Practitioners
Theme: Modern styles of the post-World War II era
Sub-theme: Late Modern
C/3/iv, v
(Architecture)
As a good or excellent example of an architectural style or method of construction
from the relevant period, or as the work of a master builder, designer, artist or
architect.
The resource should exhibit exceptional importance through its association to a period or
be considered an excellent example of a master architect or designer to be considered
for designation.
Requests for demolition of Class 4 sites are processed according to Municipal Code
Section 8.05.130.
Criteria and Findings for Possible Re-designation of a Class 4 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
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0011 – Demolition of a Class 4 Site – 1801 E. Palm Canyon Drive
Page 4 of 7
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:
(i) The resource is associated with events that have made a meaningful
contribution to the nation, state or community; or
No information was provided indicating a significant event with meaningful contribution to
the nation, state, or community occurred at this site.
(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 application submitted, no significant persons who made a meaningful
contribution to national, state or local history is directly associated with this building, thus
the property is not eligible under this criterion.
(iii) The resource reflects or exemplifies a particular period of national,
state or local history; or
While the context sub-theme of “Late Modern” is how the building would be
contextualized, the architectural detailing, mass and scale, and materials that make up
the building are an amalgamation of different styles and interests. This makes it difficult
to evaluate the resource and determine which period or style of architecture it exemplifies.
The volume of the building is bold and exhibits Brutalist qualities, but the facia detail is a
visual form of ornamentation rather than a sculptural articulation. The architect’s interest
in Mayan-themed motifs is seen in his other works but its application here appears
disjointed and does not complement the rest of the design. The execution of the building
is true to the original drawings, but the building does not reflect the period, thus does not
meet criterion iii.
(iv) The resource embodies the distinctive characteristics of a type,
period or method of construction; or
The commercial building was constructed using conventional construction methods and
used readily available building materials. There are no distinctive or exceptional qualities
related to the construction of the building, therefore, it 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
The architect Howard P. Lapham is identified in the citywide historic context statement as
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0011 – Demolition of a Class 4 Site – 1801 E. Palm Canyon Drive
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a local practitioner of significance, and he is credited for designing this building for Bank
of America in the late 1970s. Although better recognized for his residential projects, 1801
E. Palm Canyon Drive is an example of his commercial work. As previously mentioned,
the design of this building fails to express the period and does not appear to possess high
artistic value. An example of a thoughtful and successful integration of the Mayan-inspired
motif is seen at the Cook Residence, also known as “Ichpa Mayapan”, designed by
Lapham in the early 1970s. In comparison, the facia detail at 1801 E. Palm Canyon Drive
feels like a decorative afterthought, as depicted in the images below. Based on the
analysis, this building would not be considered one of the architect’s distinguishable
works, therefore, this criterion is not met.
WEST ELEVATION OF 1801 E PALM CANYON ICHPA MAYAPAN
IMAGE DATE: JUNE 2024. IMAGE SOURCE: ARCHITECTURAL DIGEST, APRIL 2015.
(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 building does not represent a distinguishable entity within a district, therefore, does
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
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0011 – Demolition of a Class 4 Site – 1801 E. Palm Canyon Drive
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time to time.
Generally, the existing building retains much of its integrity apart from the replacement of
the concrete roof tiles to asphalt shingles and the added entry canopy to the west façade.
The staff evaluation of the property’s integrity is as follows:
Location.
The building appears to be in its original location and maintains integrity of location.
Design.
When the bank building was being described to the community, the emphasis was placed
on the “super-width two-level roof” that extended over the walls of the building and the
drive-through windows and waiting lanes. The shingles were a textured concrete material
and, interestingly, the facia panels were intended to be a beige-colored panel. Much of
the focus for this building was the interior space. The emphasis was placed on the
customer experience inside. The concrete roof tile was eventually replaced with asphalt
shingles and a new entry canopy was introduced on the west façade facing the parking
lot. The decorative facia detail covers wraps around the entire building but lacks
meaningful integration. The exaggerated two-level roof form, tiles, stucco exterior finish,
and the Mayan-inspired facia detail result in a large-scale building, but the design lacks
distinction.
Setting.
The commercial property was situated in the Smoke Tree Village complex which remains
consistent. The integration of parking and the drive-through lanes has not changed. The
integrity of sitting is intact.
Materials.
Steel frame construction, stucco wall finishes, and ornamental motifs cast in concrete or
plater were used to construct this building. The original concrete roof tiles have been
replaced as well as the fenestration in various locations. Pathways and concrete planters
have also been removed or altered in key areas for accessibility retrofits.
Workmanship.
The workmanship is conventional and does not demonstrate a period-specific technique
that would be deemed noteworthy.
Feeling.
The aesthetics and sense of place remains intact, but the recent vacancy of the site has
started to make an impact.
Association.
Beyond the building’s association with the original architect, no other specific associations
were established successfully.
Historic Site Preservation Board Staff Report: July 2, 2024
HDEMO 2024-0011 – Demolition of a Class 4 Site – 1801 E. Palm Canyon Drive
Page 7 of 7
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:
While the overall integrity is mostly intact and the building is in good condition, the analysis
concludes that the building is not an excellent or significant example of architectural style
from the late 1970s. The design is not considered Lapham’s best work when compared
to his other projects, therefore, 1801 E. Palm Canyon Drive does not rise to the
significance warranting reclassification. Based on these findings, staff recommends the
HSPB take no action and allow the applicant to proceed with the necessary process for
demolition.
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
1801 E. Palm Canyon
1801 East Palm
Canyon Drive
Smoke Tree, Inc.
Integrity Analysis
1
Table of Contents
Property Profile Page 2
Overview Narrative Page 3
Historic Context Page 4
Smoke Tree Ranch Page 4
Smoke Tree Village Page 5
Bank of America Page 7
Howard Lapham and Richard A. Harrison Page 7
Late Modern Architecture Page 9
Architectural Description Page 9
Alterations Page 10
Building Permits Page 11
Character Defining Features Page 12
City of Palm Springs Designation Criteria Page 12
Historic Resources Assessment Page 14
Integrity Page 15
Evaluation Under Local Designation Ordinances Page 16
Conclusion Page 18
Bibliography Page 19
Appendix 1 – Lapham’s Commercial versus Residential Work Page 20
Appendix 2 – Site Aerial (Google) Page 27
Appendix 3 – Historic Images and Articles Page 28
Appendix 4 – Current Condition Images Page 43
Appendix 5 – Architectural Drawings Page 5
2
Property Profile
Location:
1801 East Palm Canyon Drive
Palm Springs, CA 92262
APN: 510-020-025
Date of completion: November 1976
Building type: Former bank branch and offices Legal
Description:
5.44 ACRES IN M/L POR LOT 7 MB 014/652 SD PALM VALLEY COLONY LANDS
Property Owner:
Smoke Tree, Inc.
Lessee (Former 1976-2023):
Bank of America, Smoke Tree Branch
Developer:
Financial Structures Associates, Inc., an entity controlled by Howard P. Lapham and
Richard A. Harrison
Architect:
Howard P. Lapham and Richard A. Harrison
Contractor:
Baldi Brothers of Beaumont
Architectural style:
Late Modern
The following report on the Class 4 building at 1801 East Palm Canyon Drive in the
City of Palm Springs, California is intended to assess its eligibility for demolition.
As part of the application for a demolition permit, an assessment must be made to
determine if it could otherwise qualify as a City of Palm Springs Class 1 or Class 2
Historic Resource. The conclusions in this report are based on primary and secondary
source research, a review of the relevant historic contexts, and an analysis of eligibility
criteria and integrity thresholds using current professional standards for evaluating
potential historic resources.
3
Overview Narrative
The subject property of this assessment, 1801 East Palm Canyon Drive (APN: 510-020-025)
is a former bank branch and offices of the Bank of America. From 1976 until October 2023,
it served as the bank’s fourth Palm Springs branch. In 2023, the bank declined to exercise
its last 5-year option and vacated, deeming the property functionally obsolete. It has
remained vacant from that time. By virtue of its build date (pre-1978), it is automatically
deemed a Class 4 structure by the City of Palm Springs.
The former bank building was completed in November 1976 and constructed at an estimated
cost of $922,000. The 2-story steel frame and stucco structure was developed by Howard P.
Lapham, a local Coachella Valley architectural designer and builder. It was designed by
Lapham in association with well-known Palm Springs architect Richard A. Harrison, AIA,
under the aegis of Financial Structures Associates. There is no distinctive architectural style
demonstrated by the building, however, it features decorative fascia running around the
overing room of a Mesoamerican inspiration. Lapham had become interested in
Aztec/Mayan culture by this time, and had incorporated such elements in some of his
contemporary work.
The building is sited on part of the property of the Smoke Tree Village, a 1965 shopping
complex, also developed by Lapham and designed by himself and Harrison. However, the
shopping center was designed to emphasize rustic ranch styling with board-and-batten
sheathing, in keeping with its surroundings. In 1967, Lapham designed a bank branch for
the Crocker Bank at the northwestern edge of the shopping center site at 1711 East Palm
Canyon Drive. Although intended as a component of the Smoke Tree Village, Lapham did
not attempt to integrate its design with the main shopping center’s rustic appearance, but
instead created a Late Modern design. Aside from a superficial visual match of roof planes
and materials, the rest of the structure was entirely different in look and feel.
In 1976, Lapham returned, with Richard Harrison, to create a bookend bank on the other
end of the site, at the northeast corner of East Palm Canyon Drive and what is now Smoke
Tree Lane. This was purpose built to serve as the Smoke Tree branch of its tenant, the Bank
of America. This land, like the rest of Smoke Tree Village, was, and continues to be, owned
by Smoke Tree, Inc.
As he had done in 1967, Lapham did not attempt to match the original architecture of Smoke
Tree Village, again creating a structure in Late Modern design. While the work was
competently executed as was to be expected of practitioners Lapham and Harrison, it was
not remarkable. Rather it served its purpose as a standard, functional bank branch.
This type of bank branch structure had become common by the time, not just in Palm
Springs but across the country, with quick utilitarian designs with minimum adornment to
fulfill the need to bring banks ever closer into the neighborhoods they served. Artistry and
permanence were substituted with convenience and cost efficiency. These types of branches
4
were and continue to be considered “disposable,” relatively easily replaceable by newer
versions or superseded by new locations when they grow too small or functionally obsolete.
This proved true with the Smoke Tree branch, which had replaced an earlier branch at 1580
South Palm Canyon that had been built less than 2 years previous in 1973.
This same type of structural obsolescence is not restricted only to bank branches, it is shown
to be a common situation in such other mass-produced commercial enterprises as fast-food
restaurants and convenience stores. Perhaps at its most dramatic, it can also be seen in
casino/hotels in Las Vegas and elsewhere, where even large and grand developments are
regularly razed to make way for the next “bigger and better” design.
The former Bank of America at 1801 East Palm Canyon Drive was competently designed,
but its lifespan was always expected to be finite. It was never intended to last past its
usefulness. As of late 2023, it had completed its run and no longer functions. As it was
specifically designed for a single purpose, its future continued prospects are dim. Like its
1967 companion bank on the other side of the complex, the former Crocker Bank followed
the same fate, and has since been approved by the city for demolition.
Historic Context
1801 Palm Canyon Drive is located on the southwest corner of Frontage Road (parallel
with East Palm Canyon Drive) and Smoke Tree Lane. A 2-story commercial structure,
it was purpose-built in 1976 to serve as the Smoke Tree branch of the Bank of America.
It was one of four Bank of America branches located in Palm Springs at the time. From
1976-2023, the building served its original purpose. However, in October, 2023, Bank
of America closed the branch, determining it to be obsolete. It has since remained
vacant.
The bank was built within the bounds of the Smoke Tree Village shopping center
complex (1965) and was developed by local architectural designer/builder Howard
Lapham, who had developed and designed the original Smoke Tree Village. Lapham,
along with architect Richard A. Harrison, designed the structure. The building is
associated with several contexts in Palm Springs: it is part of Smoke Tree Village, a
commercial development associated with Smoke Tree Ranch and it is an example of
Late Modern architecture.
Smoke Tree Ranch
Smoke Tree Ranch is a 375-acre resort and housing development located at 1850 Smoke
Tree Lane. Smoke Tree Ranch was one of the few subdivisions developed in Palm
Springs during the Great Depression and has history dating back to the 1880s.
Originally named for the characteristic trees that dot the landscape, Smoke Tree
Ranch was principally developed by L. Mac Blankenhorn.
In 1936, Fred and Maziebelle Markham (operating as the Mardo Corporation) bought
Smoke Tree Ranch. With the help of local educator and real estate investor Raymond
Cree, Marhkan subdivide the ranch into parcels for single-family residences. Maziebelle
Markham regarded the Ranch as an expanded version of a well- run home with
houseguests.
Guests were accepted by invitation only. There was no advertising. Ranch buildings
were shielded from the highway and detached guest cottages provided maximum
privacy for the patrons who consisted primarily of wealthy industrialists. According
5
to a 1977 interview with Smoke Tree’s Vice President Brad Poncher, Disney’s “studio set
designers were responsible for the design of some of the ranch's guest cottages.”
Celebrities were purposefully discouraged.
The Smoke Tree way of life, for guest ranch patrons as well as homeowners simple
without the need to impress, as “most who have come here have been every place, seen
everything and done most things.” The gated community also provided hotel-like
amenities, including meals in the ranch house restaurant, a pool, tennis courts, and maid
service; “care of property by a capable all-year organization and innumerable services the
lack of which makes the ownership of a resort property a burden.” In 1945, the
Markhams sold the entire Ranch operation to its homeowners, who retained
ownership of their individual homes and home sites.
Of the approximately 400 acres, 375 acres were devoted to the home sites for the
Colonists and twenty acres for the guest ranch. The remaining land was leased for the
present-day Smoke Tree Village Shopping Center at the corner of East Palm Canyon
Drive and La Verne Way, and for the stables at the southern end of the property. Smoke
Tree Ranch purposefully maintained a rustic atmosphere. Homes were required to be
one story and sit apart on large lots with no large lawns or non-native shade trees. They
were to be built in a traditional Ranch style with a pitched shingle roof. Streets were
intentionally left as dirt roads groomed by a sprinkler wagon and scraper. There were
no street signs, and instead roads were indicated with rock markers. The compound was
originally encircled by barbed-wire fencing.
In his book The Frontier of Leisure, historian Lawrence Culver identifies Smoke Tree
Ranch as looking unlike much of Palm Springs architecture of the time and instead
reflecting the Ranch style architecture in California and across America. “They were
clear examples of the ranch house – the domestic architectural style that would carpet
the San Fernando Valley after World War II,” writes Culver, “and appear in every
community in the United States in the 1950s and 1960s.”
Smoke Tree Village
To take advantage of the burgeoning tourist and residential population in the south end of
the city, in 1965 Smoke Tree Inc., embarked on the construction of a $1 million
commercial center to be known as Smoke Tree Village. As described in Palm Springs Life,
the corporation was “made up of a group of long-time, permanent residents of the desert;
all successful businessmen which have pooled their ideas and acumen to make this
shopping center the first in the area actually attuned to the needs of desert -oriented
families.” Beginning with 15 acres of prime Smoke Tree Ranch land bordering Highway
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111 east of Sunset Way, the center originally featured a gourmet market, drug store, and
specialty shops.
The Howard Lapham and Richard A. Harrison-designed complex opened in
November 1965. The center was designed to capture the “small-town atmosphere of
leisurely shopping and browsing” associated with the “unique Village atmosphere” of
Palm Springs. The complex was designed to combine the convenience of the modern-
day shopping center with the “small town aura of warmth and congeniality.” The
stores were leased primarily to “Palm Springs old timers” rather than chain stores or
outside purveyors.
The board-and-batten architecture was designed to reflect the ranch-style architecture of
Smoke Tree Ranch. A series of shake-roof buildings connected by covered, post-and-beam
pathways, and connecting lush areas of Japanese-style landscaping, the complex was
designed to encourage leisurely strolling. The original freestanding, Union Oil Service
station was also designed with board-and-batten to blend harmoniously with the center
architecture. A special interior feature of the complex was the carpeting used throughout
the stores, which was even planned for use in the supermarket.
The design of Smoke Tree Village also featured a community center with a meeting area for
private clubs and local organizations. By 1966, the complex housed Ethel’s Hideaway
Restaurant, the new location of the former Palm Springs restaurant and lounge owned by
Ethel Harutun. Original stores included Smoke Tree Village Interiors, Personality Barber
Shop, Bryant Hale Galleries, Galeria Artistica, Her Majesty’s Gallery Antiques, and
Dorothy De Castro Ladies’ Hawaiian Clothes.
Planning and expansion of the center continued in the 1970s. In 1971, plans for a Smoke
Tree Hilton, a two story “Jamaican Ranch Style” hotel, were developed by Howard
Lapham for a 26-acre parcel of land east of the shopping center; however, these plans
were later withdrawn. The following year the new “Business and Professional Center at
Smoke Tree (Wendell Veith, 1972),” was completed and existing Village buildings were
remodeled to provide access to the business center. According to news articles, the
Village also included a Von’s supermarket, Union Oil Station, and a Downey Savings and
Loan building added in 1973.
By 1975, Smoke Tree, Inc. requested re-designation of the shopping center by the
Planning Commission from “neighborhood” to “community.” Downtown village
merchants protested the requested change in designation which would allow “junior
department stores” (100,000 square feet maximum) to locate there. In its reporting of the
matter, the Desert Sun suggested community dissatisfaction with the newer buildings
at Smoke Tree Village as no longer having “ranch-type” décor but taking on “another
style of architecture…the box-like construction that was described as “typical Palm
Springs.” Ultimately, the expansion request was denied by the Planning Commission.
However, in 1976, permission for the construction of the Bank of America was granted.
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Bank of America
Founded in 1904, by Amadeo Pietro Giannini, the Bank of Italy in San Francisco
would grow into Bank of America with the establishment of that recognizable name
in Los Angeles in 1922 with Giannini as a minority investor. The two banks merged
in 1928 and consolidated with other bank holdings to create what would become the
largest banking institution in the country. Just one year later, a branch of Bank of
America would open in Palm Springs and figured in the commercial and residential
development of the town as a prominent financial institution. By the 1930s, the bank
had 453 banking offices in California with aggregate resources of over $1.4 billion.
The subject property was the fourth Bank of America branch in Palm Springs. At the
time it was being constructed, there were also new branches being built in North Palm
Springs, Palm Desert, and Indio.
Howard P. Lapham, Designer and Richard A. Harrison, AIA
Howard P. Lapham (1914-2008)
Howard Percy Lapham was born in Oklahoma City, Oklahoma on May 11, 1914. In
1933, at the height of the depression, Howard Lapham married Charlotte Light. That
same year, Lapham took a job in the “make up department” of the Oklahoma Publishing
Co. In this role, Lapham would have gained experience in graphic design in the paste- up
assembly of pages for printing. In 1938, both the marriage and the publishing career
ended and Lapham began working as a carpenter. On his World War II Draft Card,
Lapham listed his employment as working on his own as “a building contractor.” It is not
currently known if Lapham served in the military or obtained any higher education after
the war. According to architect Hugh Kaptur, Lapham spent some time building in Hawaii
prior to settling in Palm Springs.
In 1954, Lapham moved to Palm Springs. Lapham’s early design work in Palm Springs
focused on modest Mid-Century Modern commercial buildings and apartment hotels
such as the Desert Star (1956, 1611 South Calle Palo Fierro), Tranquilla Villa (1956, 291
Camino Monte Vista), and the Skylark (1956, 1466 North Palm Canyon Drive). Lapham
was also responsible for the expressive Mid-Century Modern remodel of Palm Springs’
Chi Chi Club Starlite Room in 1959. Lapham often employed the part-time services of
young designers and draftsmen in his practice including Hugh Kaptur (b.1931) and the
Romanian-born Harlan (Harlamb) H. Georgescu (1908-1977).
Lapham was also involved in planning efforts in Palm Springs. In 1963, plans for a
shopping center fronting Highway 111 on land owned by Smoke Tree Ranch were
developed by Howard Lapham and Associates with Palm Springs architect Richard A.
Harrison. By 1965, the new Smoke Tree Village shopping center was well under
construction and it opened in November of that year. The one-story, wood, post-and-
beam shopping center was designed around a series of small courtyards to resemble a
bazaar, and was intended as a new extension of the “village” atmosphere of downtown
Palm Springs. Latent Asian influences can also be seen in the design of Smoke Tree
Village, and include the expressed post-and-beam outriggers, pavilion plan, modified
8
Polynesian roofline and Japanese-inspired landscaping featuring a wood bridge in one
of the courtyards. Smoke Tree Village was anchored by a market and drug store, but
designed to house upscale boutiques of resort wear and exotic gourmet food options —
the purveyors of which were long-time Palm Springs residents.
From the 1960s and into the early 1980s, Lapham built a thriving residential practice,
designing many upscale homes in Thunderbird Country Club and Thunderbird Heights in
the down-valley city of Rancho Mirage. A characteristic feature of Lapham’s residential
designs was the use of an unusually large structural module, resulting in a scale not
typically associated with early Mid-century Modern design. One of his best-known
residential projects, the Cook Residence (1970, also known as Ichpa Mayapan)
incorporated indigenous Mesoamerican motifs into its design. Several of Lapham’s
projects were published in Architectural Digest, including the Morrow Residence (1961,
Palm Desert), and the Kiewit Residence (1960, Thunderbird Country Club).
As the co-designer of Smoke Tree Village, Lapham was tasked with the design of the new
free-standing buildings added to the complex. The first of these additional structures
was Crocker-Citizens National Bank, which occupied the highly-visible northwest corner
of the shopping center. In his design for the bank, Lapham eschewed the board-and-batten
design of Smoke Tree Village in favor of a more substantial steel -and-concrete block
design using a 16-foot module. He employed the same roofline as the original Village
buildings and continued the Japanese-style landscaping used at the site. In 1976,
Lapham designed the Bank of America branch for Smoke Tree Village at 1801 East
Palm Canyon Drive. Here, Lapham used a modified version of the Smoke Tree Village
roofline but incorporated indigenous motifs similar to those found in the Cook
Residence.
Lapham’s pursuits during the 1970s turned distinctively toward development the Desert
Sun characterized Howard Lapham as a “local developer-designer.” His projects from
this period were primarily commercial buildings. By December of 1976, Lapham was
developing a 52-room hotel. The following year Lapham made headlines as a
designer/developer for his association with the design of Tahquitz Village Square – a
major shopping center venture on Indian trust land in Section 14. He also developed
Las Palmas Plaza in 1978, a 3.5-acre site at 555 E. Tachevah Drive.
Throughout his life, Lapham remained active in local affairs. In 1989, he was appointed
as one of six non-tribal members to the Agua Caliente Development Authority. He died in
Palm Springs in 2008 at the age of 93. He was living at the time in the Smoke Tree
Inn apartments.
Richard A. Harrison, AIA (1924-1995)
Richard Arnett Harrison, AIA was born in Los Angeles. Harrison studied aeronautical
engineering in the Navy and went on to study architecture at the University of
Southern California. Harrison worked for William F. Cody from July 1951 to February
1953, where he worked with his soon-to-be partner Donald Wexler. Wexler and
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Harrison formed a partnership and went on to build custom homes and several tract
home developments in Palm Springs. They dissolved their partnership amicably by
1961, as Harrison preferred to concentrate on residential projects and Wexler was
interested in civic projects.
Late Modern Architecture
Architects who would be central to the development of Modernism in Palm Springs
arrived in the city during the 1930s, launching a fertile and innovative era. Though not
all clients wanted Modern design, the commitment of these architects to Modern concepts
helped lay the foundation among private and civic clients and the growth of Modern
design in ensuing decades. The environmental and economic conditions in Palm Springs
were conducive to innovative architecture in custom and tract homes, along with
commercial projects.
Late Modern is a term used to describe the evolution of Modern architecture from the
mid-1950s through the 1970s. The style became widespread in the 1970s, and was
typically applied to commercial and institutional buildings. Unlike the straightforward,
functionalist simplicity of the International Style and Mid-century Modernism, in general, Late
Modern buildings exhibit a more deliberate sculptural quality, with bold geometrical volumes,
uniform surfaces such as glass skin or concrete, and a sometimes exaggerated expression
of structure and systems. Other styles that developed during t his period include
Brutalism and New Formalism that have separate and distinct characteristics. Significant
architects who produced Late Modern works include Marcel Breuer, Philip Johnson,
Cesar Pelli, Renzo Piano and Richard Rogers and John Portman. Regionally, significant
architects who worked in the style include Pereira and Luckman (William Pereira and
Charles Luckman), A.C. Martin, John Lautner, and the desert’s own Hugh Kaptur.
Character-defining features of the Late Modernism include bold geometric volumes,
large expanses of unrelieved wall surfaces, uniform cladding materials including glass,
concrete or masonry veneer, exaggerated expression of structure and systems, hooded
or deeply set windows and little or no applied ornament.
Architectural Description
The former Bank of America building is located at 1801 East Palm Canyon Drive, on the
southwest corner of East Palm Canyon Drive and Smoke Tree Lane in the City of Palm
Springs. The building is flanked to the west, east, and south by a surface parking lot in
asphaltic concrete. The parking lot is separated from the street by landscaped parkways. The
building itself is surrounded by concrete sidewalks and planters with raised concrete
masonry unit plants in front of the north and west facades.
The two-story building is Late Modern in style. It has a rectangular plan and is of frame
and stucco construction. The exterior wall surfaces are veneered in textured cement
plaster. The building has a low-pitched hipped roof with wide boxed eaves and a
battered (sloped) parapet concealing a rooftop mechanical well. The roof stretches
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outwards beyond the walls creating a wide overhanging canopy shading the primary
floor from the sun. It also provides a cover for the drive -through teller lanes located
on the bank’s east side and is supported by thick square posts. Underneath, the plaster
soffit has recessed canister lights. Running along the eave is a plaster decorative fascia,
featuring a Mesoamerican design. Running along the top portions of the façade, directly
underneath the overhanging canopy eaves, is a continuous band of dark brown/bronze tiles.
The primary entrance is asymmetrically located on the north façade and consists of
aluminum-framed glass doors with transom in a recessed opening with concrete paving. A
secondary entrance on the west façade, which appears to have been a later (1991) addition,
is highlighted by an extension of the overhanging canopy and supported by a pair of thick
square columns. The entry consists of aluminum-framed glass doors with fixed sidelights and
transom light. Further, there are additional entrances at the southwest corner of the west façade
and in the center of the south façade. These have bronzed aluminum framing, transom lights
and side lights. The window configurations vary across the façade. On the west façade there is
a trio of narrow vertical fixed windows inset into the wall with no frames. On the east side where
the teller lanes for drive-through there is a band of six square fixed windows inset into the wall.
A drive-up teller window is also located on the east façade.
Alterations
1801 East Palm Canyon Drive has been altered since its original construction. Palm
Springs city building records contain a group of permits as well as various plans, from both the
original 1976 construction as well as later work. However, some of the permits from microfiche as
well as the plans are not legible enough to make out complete information. However, it can be
determined by what is legible that:
In May, 1990, there appears to have been a fire in the south end of the building and parts of the
southern section needed rebuilding. Whether this was rebuilt exactly to original plans is not clear.
In 1991, alteration to both interior and exterior took place. The most notable exterior alteration
was the addition of a new entrance oriented to the parking lot adjacent to the west side of the
building. Although the original main entrance on the building’s north (Palm Canyon Drive)
façade was retained, the new parking lot facing entrance became the main point of access for the
bank. This entrance, which was made of double aluminum-framed doors, transom window and
side lights, was cut into a formerly blank wall. The roofline was extended outwards to create a
600 sq. ft. canopy anchored by two thick square pillars. This new work was designed to match
the existing structure in both look and materials, using the same type of roof, stucco plaster,
bronze/brown tiles and Mesoamerican fascia as exhibited on the rest of the building.
Additionally, in 1991, an 849 sq. ft. section of the covered walkway section of the south façade was
enclosed and made into interior space.
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The City of Palm Springs Building & Safety records yield the following
documentation. Note: One microfilmed permit could not be read and is not included.
Date Permit
No.
Work Architect Contractor
3-08-1976 B-9760 Construction of 2-story
frame and stucco bank
building with tile roof
Howard P.
Lapham and
Richard Harrison
(Names not on
permit)
Baldi Brothers
3-17-1976 P-4242 Plumbing Hansen Plumbing
3-17-1976 A-4044 Sewer Hansen Plumbing
3-19-1976 A-8207 Electrical A. Arts Lighting
5-18-1976 M-3870 Air conditioning Utility Air
Conditioning
6-4-1976 A-4147 Sewer Bank of America
6-06-1977 B-0740 330-ft, 6’ concrete block
wall on south side
Baldi Brothers
12-16-1989 B-17063 Computer data network
system
Fluor Daniel Transpac Electric
5-22-1990 D-18058 Fire damage repair WMM Associates Kottman Construction
Co.
10-26-1990 B-19246 Remodel interior, new
exterior doors, new toilet
partitions, janitor sink
room, new conference
room
WMM Architect
Associates
Kottman Construction
Co.
12-20-1990 B-19479 Steel frame canopy (600
sq. ft) on west façade,
enclose covered
walkway on south façade
(849 sq. ft)
WMM Architect
Associates
Kottman Construction
Co.
5-25-2005 C-13056 Interior remodel David Fridlund Deb Construction
2-22-2006 C-15137 Reroofing. Asphalt
shingles replacing tile on
raised portion of roof
Bligh Pacific
6-06-2006 C-16424 Interior remodel Paul Morford RMC
2-05-2007 C-18135 4 rooftop HVAC
replacements
Joseph Montagna
(Engineer)
Summer Systems
5-07-2008 C-21398 Electrical for 2 new signs Coast Sign Co.
4-23-2015 2015-
1323
16 new exterior light
standards, 35 new
building/canopy lights
Goodman Electrical
9-03-2015 2015-
3069
Bandit barrier for teller
line
John Armstrong
6-4-2020 2020-
1489
ADA compliance for
walks/signage
Full Circle
Construction
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Character-defining Features
Every historic building is unique, with its own identity and its own distinctive character.
Character-defining features are those visual aspects and physical features or elements,
constructed during the property’s period of significance that give the building historic
character and contribute to the integrity of the property. Character defining features
identify the building as an example of a specific building type, usually related to the
building’s function; they can exemplify the use of specific materials or methods of
construction, or embody an historical period or architectural style; and they can convey
the sense of time and place in buildings associated with significant events or people.
A building’s character-defining features can include but are not limited to its setting and
site; shape and massing; roof and related features, such as chimneys or skylights;
projections, such as balconies or porches; recesses or voids, such as galleries or arcades;
windows and doors and their openings, pattern, and proportions; materials, with their
distinguishing textures, finishes, colors, and craftsmanship; and interior features,
materials, finishes, spaces and spatial relationships. In general, retaining character-
defining features retains the integrity of an historic property; i.e., contributes to
retaining the property’s eligibility as an historic resource. Removal or alternation of one
feature does not necessarily change the eligibility of an historic resource. Significant
impacts on an historic resource result from major change or many incremental changes
over time.
The former Bank of America, Smoke Tree Branch, has been subject to certain alternations
since its original construction; however, its plan, form, size, massing, windows and
exterior articulation have remained largely intact Extant exterior character -defining
features are:
• Steel frame and stucco construction
• Low pitched hipped roof profile with steeply raised central section
• Masonry raised planters at north, west and south façades
• Decorative Mesoamerican fascia panels
• Brown/bronze glazed ceramic tile band running across upper portion of façade on all sides
• Thick square pillars and pilasters with stucco and tile sheathing
• Row of six square inset windows on east (drive-through teller) façade
• Row of three narrow vertical inset windows on west façade
• Entrance portico on west façade added in 1991
City of Palm Springs Designation Criteria
This evaluation is for potential eligibility for listing as a City of Palm Springs Class 1 Historic
Site. The City of Palm Springs has adopted historic preservation regulations and
established procedures for identifying, designating, and preserving historic landmarks or
points of interest that were the site of a historic event, that are connected with the life of
an important person, or that contain a building, structure, or other object that is
architecturally significant, representative of a type, period or particular method of
construction, or is associated with a significant builder, architect, designer or artist. (City
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Municipal Code, Section 8.05.010). The Historic Preservation Ordinance defines the
criteria for designating historic resources in the City:
(a) Historic Site: A historic site is any real property such as a building; a structure,
including but not limited to archways, tiled areas, and similar architectural
elements; an archaeological excavation or object that is unique or significant
because of its location, design, setting, materials, workmanship or aesthetic affect
and:
(1) That is associated with events that have made a meaningful contribution to
the nation, state, or community;
(2) That is associated with lives of persons who made meaningful contributions
to national, state, or local history; or
(3) That reflects or exemplifies a particular period of national, state, or local
history; or
(4) That embodies the distinctive characteristics of a type, period, or method of
construction; or
(5) That represents the work of a master builder, designer, artist, or architect
whose individual genius influenced his age; or that possesses high artistic
value; or
(6) That represents a significant and distinguishable entity whose components
may lack individual distinction; or
(7) That has yielded or may be likely to yield information important to national,
state, or local history or prehistory.
Designations are made by the City Council by categorizing nominated sites and districts
into one of the following classifications and such other categories may be designated by
resolution:
Class I: Structure/site qualified tor city designation; may be qualified at the federal, state
and/or county level. Archival file will be maintained. Structure/site may not be modified
nor objects removed without the approval of the city council; usage may be limited by
the city council to the extent that it may impair the integrity of the site. Site will be
plaqued. (Intended for use when the structure or site still exists as it did during the
historical period or is restorable.)
Class 2: Site qualified for city designation; may be qualified at the federal, state and/or
county level. Archival file will be maintained. Site is eligible for plaquing. (Intended for
use when the site is not occupied by a modern structure or use which is different than
that of the historical period or if structure is unstable, nonconforming, unrestorable or the
like).
Class 3: Structure/site was constructed before 1969, or a year to be determined by the
city council, or construction date cannot be confirmed. Eligible for a six-month stay of
demolition. Action of the HSPB may include recommendation to reclassify. All structures
built prior to the subject date would be automatically so classified.
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Class 4: All buildings that are not a Class 1 or Class 2 historic resource or a Class 3
building, but which were either constructed before January 1, 1978, or whose age
cannot be determined, are hereby defined by this ordinance as Class 4 buildings and
no formal action by the HSPB or City Council is required. All Class 3 and 4 buildings
are subject to the regulations contained in Article IV of this chapter. Any Class 3 or 4
building may be designated as a Class 1 or Class 2 historic resource, subject to the
procedures set forth in Section 8.05.070.
Integrity
In order to be eligible for historic designation, standard preservation practice also requires
an analysis of a building’s historic integrity to convey its significance and is defined as “the
authenticity of a property’s historic identity, evidenced by the survival of physical
characteristics that existed during the property’s historic period.”
The National Register recognizes seven aspects or qualities that comprise integrity, which are
also referenced in the City’s local ordinance: location, design, setting, materials,
workmanship, feeling, and association. These qualities are defined as follows:
• Location is the place where the historic property was constructed or the place
where the historic event took place.
• Design is the combination of elements that create the form, plan, space
structure and style of a property.
• Setting is the physical environment of a historic property.
• Materials are the physical elements that were combined or deposited during a
particular period of time and in a particular pattern or configuration to form a
historic property.
• Workmanship is the physical evidence of the crafts of a particular culture or
people during any given period in history or prehistory.
• Feeling is a property's expression of the aesthetic or historic sense of a particular
period of time.
• Association is the direct link between an important historic event or person and
a historic property.
Historic Resource Assessment
The former Bank of America, Smoke Tree Branch, building at 1801 East Palm Canyon Drive
has not been identified in a previous survey of Palm Springs. It is evaluated here for
potential eligibility as a Cit of Palm Springs Class 1 Historic Site. The evaluation includes
an analysis of the building’s historic integrity to determine whether it retains sufficient
character-defining features to convey any potential historic significance; and an analysis of
potential significance under each of the City’s criteria for designation.
15
Integrity
As noted above, the National Park Service defines seven aspects of integrity for historic
resources, which are also referenced in the local ordinance. The integrity of the former
Bank of America, Smoke Tree Branch, building is evaluated below based on these seven
aspects:
• Location: 1801 East Palm Canyon Drive remains in its original location
and therefore retains integrity of location.
• Design: The building has undergone certain alterations since its completion in
November, 1976, most notably the addition of an entrance on the building’s
west side that includes a 600 sq. ft. canopy. This was made using the same style
and materials found on the original structure. This addition changed the
building’s plan, massing, proposition and roofline and expanded the original
square footage. Additionally, there was a fire in May 1990 that
damaged/destroyed a portion of the south façade. While it cannot be
completely confirmed due to illegible documentation, it appears this section
was rebuilt to align with the original appearance. Despite these alterations, the
former Bank of America, Smoke Tree Branch building has retained the
majority of the features that characterized its original design by Howard
Lapham and Richard A. Harrison, including the massing, proportion, pattern
of windows and doors, and texture of materials. Therefore, it does retain integrity
of design.
• Setting: 1801 East Palm Canyon Drive remains a free-standing structure on
the greater Smoke Tree Village property, surrounded by a shared surface parking
lot. The building retains integrity of setting.
• Materials: Aside from a change in roof cladding from asphalt tile to asphalt
shakes, the remaining historic materials have been retained. Therefore, the
building does retain integrity of materials.
• Workmanship: In order to retain integrity of workmanship, a building must
retain the period construction materials and techniques that originally
comprised the building. although it had a new entranced added on its west
façade in 1991, the materials and design matched the original construction
Therefore, the former Bank of America, Smoke Tree Branch, building does retain
the physical evidence of period construction techniques as designed by
Lapham and Harrison. Therefore, it does retain integrity of workmanship.
• Feeling: Feeling is a property’s expression of the aesthetic or historic sense of a
particular period of time. It results from the presence of physical features that,
taken together, convey the property’s historic character. The former Bank of
America, Smoke Tree Branch, building has been altered. However, it retains
much of its overall form to adequately convey the aesthetic or historic sense of a
1970s bank building. Therefore, the property retains integrity of feeling.
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• Association: Association is the direct link between an important historic event or
person and a historic property. Like feeling, association requires the presence of
physical features that convey a property’s historic character. The former Bank of
America, Smoke Tree Branch, building is no longer serving its original function
and is abandoned, it still generally conveys its association as a 1970s bank building
in Smoke Tree Village. It therefore retains integrity of association.
Evaluation under Local Designation Criteria
Criterion 1 (association with events)
Based on a review of the development history of 1801 East Palm Canyon Drive, there
is no evidence that the property is associated with events that have made a meaningful
contribution to the nation, state or community. There it is not eligible under Criterion
1.
Criterion 2 (associated with lives of important persons
There is no evidence that 1801 East Palm Canyon Drive is associated with lives of
persons who made meaningful contributions to national, state or local history.
Therefore, it is not eligible under Criterion 2.
Criterion 3 (reflects or exemplifies particular period of history)
As discussed in the historic context section above, the former Bank of America, Smoke Tree
Branch, building is associated with the following post-World War II contexts:
• the development of financial institutions after World War II;
• commercial development associated with Smoke Tree Ranch; and
• 1970s commercial growth in Palm Springs.
Commercial buildings eligible under this criterion cannot simply have been constructed
during the post-World War II era; they must represent an important association with a
historic context from the period. According to guidance from the National Park Service,
in order to be considered eligible for designation for representing a period of history
[emphasis added]:
“…A property must be associated with one or more events important
in the defined historic context. The event or trends, however, must
clearly be important within the associated context: settlement, in the case
of the town, or development of a maritime economy, in the case of the
port city. Moreover, the property must have an important association
with the event or historic trends, and it must retain historic integrity…Mere
association with historic events or trends is not enough, in and of itself, to
qualify under [this criterion]; the property’s specific association must be
considered important as well.”
17
Although the former Bank of America, Smoke Tree Branch, building is associated with
several contexts important in the development of Palm Springs in the post-World War II
era, the building itself does not represent an important association with these
development patterns. Being constructed during a specific period of development and
representing a particular property type are not enough to justify eligibility under this
criterion. The former Bank of America, Smoke Tree Branch, building does reflect the
growth of the financial industry after World War II; however, when it was constructed
in 1976, the branch at 1801 East Palm Canyon was Palm Springs’ fourth Bank of America
branch office and only one of more than 1,000 across the State of California. Therefore,
the Smoke Tree branch does not represent an important association with the growth of
Bank of America, as it was merely one of a number of branches that opened in the 1970s.
Smoke Tree Village is associated with the adjacent Smoke Tree Ranch, a former dude
ranch and a significant residential development in Palm Springs. However, Palm Springs in
the 1970s was no longer a sleepy western town; it had already shifted to being a
modern city. Dude ranches and wild west references were already part of the city’s
history and are not representative of the development of this era.
1801 East Palm Canyon Drive reflects the continued postwar commercial growth in
Palm Springs as an example of commercial development serving the southern portion of
the city and is located in Smoke Tree Village, which was conceived in 1965 in order to
capitalize on the city’s growth in the 1960s. The construction of Smoke Tree Village and
the bank building was part of the continued southward commercial growth of the city in
the 1960s and 1970s. However, neither the Village nor the bank building was a catalyst
for commercial development in this area; both followed already-existing development
trends. Therefore, the former Bank of America, Smoke Tree Branch, building does not
exemplify this period in the city’s history.
There is no specific evidence that 1801 East Palm Canyon Drive reflects or exemplifies
a particular period of national, state or local history. Therefore, it is not eligible under
Criterion 3.
Criterion 4 (embodies characteristics of a type, period, or method of construction)
The former Bank of America, Smoke Tree Branch, building is an example of Late Modern
commercial architecture, constructed of steel and stucco. The style and method of
construction are common in Palm Springs during the post-World War II period. Palm
Springs boasts an extraordinary collection of custom bank designs by noted architects
which were also, by their size, position, and design, de facto civic landmarks. Notable
examples in the 1950s were the first Coachella Valley Savings & Loan (1956, 383 S. Palm
Canyon Drive) and Santa Fe Federal Savings & Loan (1960, 300 S. Palm Canyon Drive;
HSPB-54), both by Williams, Williams & Williams; and City National Bank (1959, 588 S.
Palm Canyon Drive; HSPB-52) by the Los Angeles firm of Victor Gruen Associates.
W h i l e it does retain a majority of its character-defining features and/or distinctive
characteristics of the property type, period, or method of construction, as well as integrity
of design, materials, or workmanship which are required in order for a property to convey
18
its architectural significance, the former Bank of America, Smoke Tree Branch, building is
not an outstanding example of bank architecture in Palm Springs and is not of the caliber
of other designated examples of the type. Therefore, it is not eligible under Criterion 4.
Criterion 5 (work of master)
1801 East Palm Canyon Drive is the joint work of designer Howard P. Lapham and
architect Richard A. Harrison. Both are considered well-regarded local practitioners
who designed numerous notable buildings in the city and throughout the Coachella
Valley, individually, under separate partnerships, and together. Harrison is of particular
note owing to his associations with William Cody and Donald Wexler. However, the
former Bank of America, Smoke Tree Branch, building is not considered a notable design
in either of the careers of Lapham and Harrison, being a competent but undistinguished
utilitarian structure. There it is not eligible under Criterion 5.
Criterion 6 (district)
The former Bank of America, Smoke Tree Branch, building is part of the 1960s Smoke
Tree Village, shopping center developed by Howard Lapham and designed by Lapham
and Richard A. Harrison. However, while it is technically a component of the complex, its
design intentionally distances itself from the rustic board-and-batten imagery of the original
Smoke Tree Village in favor of Late Modern design, further enhanced by Mesoamerican
references. Lapham had done the same in 1967 with the nearby former Crocker Bank at 1711 East
Palm Canyon Drive, which he also produced as Late Modern, in notable contrast to the main
shopping center. These banks, along with the former Bob’s Big Boy at 1901 East Palm Canyon
Drive (Howard Lapham. 1976), drew criticism locally at the time for not harmonizing with the
feeling and look of the Smoke Tree Village. Because of its intentional architectural separation,
the former Bank of America branch building would not be considered a contributor to
any potential Smoke Tree Village historic district, should one be identified.
Criterion 7 (likely to yield information)
Criterion 7 applies to archeological resources and is outside the scope of this study.
Conclusion
The former Bank of America, Smoke Tree Branch, building at 1801 East Palm Canyon
Road is not eligible for designation as a City of Palm Springs Class 1 Historic Site. This
conclusion is based on a review of the relevant historic contexts, an evaluation of the
building’s potential significance under local designation criteria, and an analysis of its
historic integrity. The building is Late Modern in style, designed by Palm Springs
designer Howard Lapham and architect Richard A. Harrison, and is associated with
post-World War II growth in general and the development of Smoke Tree Village
specifically. While it does retain its overall integrity, it does not meet eligibility standards
for designation under any of the seven criteria required to be met for local historic
resource designation.
19
BIBLIOGRAPHY
“The City Has Lost an Icon,” Desert Sun, April 22, 2008.
City of Palm Springs, Department of Building and Safety Permit Files
Conrad, Tracy: “Swanky Banks,” Desert Magazine. February, 2014.
“Developer Blasts Architectural Panel,” Desert Sun, September 8, 1977.
Historic Resources Group: Historic Resources Assessment, 1711 E. Palm Canyon
Drive, Palm Springs. August 14, 2017.
Howard Lapham File, Palm Springs Art Museum.
Palm Springs City Directories, Palm Springs Public Library. Palm Springs Historical
Society, Photo Archive Online.
Palm Springs Preservation Foundation, “Howard Lapham Architectural Designer,”
PowerPoint presentation.
Patrick McGrew Collection, Palm Springs Art Museum.
“Smoke Tree Station Okay – Moved a Little,” Desert Sun, May 16, 1963.
“Smoke Tree Village – New!” Desert Sun, July 2, 1965.
“Smoke Tree Village,” Palm Springs Life, November 1965, 41-46
“Smoke Tree Village Advertisement,” Palm Springs Life, Annual Pictorial, 1965, 29.
“Smoke Tree Village Advertisement,” Palm Springs Life, November 1965, 67.
U.S. Department of the Interior. National Register Bulletin 15: How to Apply the National
Register Criteria for Evaluation. Washington, DC.: National Park Service, as revised
2002.
U.S. Department of the Interior. National Register Bulletin 16A: How to Complete the
National Registration Form. Washington, DC.: National Park Service, 1997.
National Registration Form. Washington, DC.: National Park Service, 1997.
20
APPENDIX 1: Lapham’s Commercial versus Residential work
Lapham’s Commercial Versus Residential Work and the
Bank of America
Competent but unremarkable
Howard P. Lapham was an architectural designer, developer and land planner who
had a distinguished career spanning more than half a century. Although he is credited
with works across the United States from Georgia to Nebraska, Oklahoma, and the
Hawaiian Islands, his greatest impact was in Palm Springs and the Coachella Valley,
which was his home from 1954 until his death at 92 in 2008.
During his time in the desert, Lapham demonstrated his ability to create a wide range
of architectural designs from service stations, hotels, apartments, bank branches,
shopping centers, retail stores, offices, bus stations, club houses, restaurants,
warehouses, and even tennis courts. While this work was competently done,
Lapham’s commercial endeavors rarely rose to architectural artistry. Rather, they
focused on functionality, providing his clients with structures that served their
intended purpose, skillfully built, and completed within the specified budget
restrictions. This is not to say Lapham’s commercial oeuvre was devoid of
architectural merit, but the emphasis was on practicality rather than artistry. Today,
there is a justifiably growing appreciation for Lapham’s work, however, this is for his
outstanding residential designs, which are on an entirely different stylistic level than
his competent but largely unremarkable commercial work.
A failure to integrate
The former Bank of America, Smoke Tree Branch (1976) at 1801 East Palm Canyon
Drive, exemplifies a decent but undistinguished design by Lapham. This is not
intended as a criticism as it met the client’s expectations but it would not rank among
the designer’s finest works from an architectural standpoint, even in terms of his
many commercial projects.
21
As the image shows, Lapham’s design emphasized horizontality, an appropriate
approach for desert modernism. However, the verticality of the central pavilion-style
roof makes a stark and stylistically awkward contrast. While it was intended to
reference the similar rooflines of the adjacent Smoke Tree Village Shopping Center, it
unintendedly drew more comparisons to the standard style of roofline found on Pizza
Hut restaurants, which began appearing nationwide in the late 1960s.
Structurally built of standard steel frame and cement veneer construction, Lapham,
surprisingly, based on many of his other commercial designs, employed very few
windows, with large glazing mostly restricted to entrance surrounds. A trio of narrow
vertical windows on the west façade (a Lapham favorite) as well as a band of six square
windows running along the east façade were the only windows other than at the three
entrances. This lack of glazing left the interior decidedly dark, especially on the second
level, which was completely devoid of any exterior lighting.
Lapham attempted to enliven the design with a few decorative elements including a
band of brown/bronze ceramic tiles running around the upper portions of the façade.
Most notably, he added a band of Mayan-inspired tiles running around the structure’s
facia, both on the main roofline as well as that atop the upper vertical roof. Lapham
had been interested in Mesoamerican architecture for some time, and had used it as
the inspiration for what may be his most celebrated design, Ichpa Mayapan, the
Maxine Cook residence in Thunderbird Heights (1970). At Ichpa Mayapan, Lapham
had masterfully woven ancient Aztec/Mayan elements into a Midcentury Modern
design to great effect.
However, unlike Ichpa Mayapan, the Aztec tiles appear as an afterthought,
superficially added to try and provide some visual interest to an otherwise banal
façade. The Mayan tiles make absolutely no reference to anything else either directly
on the design itself or any of the surrounding structures at Smoke Tree Village.
The lack of connection to Smoke Tree Village is the most critical failure of Lapham ’s
design for the Bank of America, which is particularly ironic as Lapham, along with
Richard Harrison, were the Village’s original designers. When it was completed in
November 1965, the Smoke Tree Village was highly praised for its architecture and its
appropriate references to the rustic old west feel so carefully cultivated by the Smoke
Tree Ranch, upon whose land the shopping center was built. Lapham and Harrison
had done an excellent job of marrying old west themes with more modern Japanese
styling such as post and beam outriggers. Lapham was a dedicated and skilled
modernist, yet he proved with Smoke Tree Village that he could successfully work in
more traditional styles, while harmoniously introducing modern elements.
While it was always intended for Smoke Tree Village to add new structures over time,
it was expected these structures would incorporate the rustic feel of the original.
However, in 1967, Lapham demonstrated an interest in moving in a different
direction with his design of the Crocker-Citizens National Bank, located at 1711 East
Palm Canyon Drive, on the northwestern corner of the Village property. Other than
the pavilion (Polynesian) type roof, there was virtually no connection between the
original Village architecture and the bank. As a result, this design drew heavy criticism
in some circles for what was deemed an inappropriate addition to the Village.
Lapham was not swayed by such detractors and went even further with the 1976 Bank
of America, reducing any reference to the Village design to the roof slope, not even
using the same materials, which he had at least done with Crocker-Citizens. Further,
the Mayan tiles took the design in a completely different direction, making it a distinct
stylistic outlier with the rest of the Village complex. As with the Crocker-Citizens
design, Lapham’s Bank of America, drew the ire of a number of citizens, who did not
appreciate its departure from the feel of its surrounding area.
22
Therefore, although it was competently designed to function in the purpose for which
it was built, Lapham’s design of the Bank of America is considered a failure for failing
to integrate appropriately into its surroundings.
A master of residential design
While, Lapham’s commercial design work was competent but not generally
remarkable, his residential work has proven to be exceptional. Apparently free from
the restraints commercial work generally entailed, Lapham’s residential designs were
bold and exciting, filled with light and soaring expanses, integrating beautifully with
their surroundings, and taking advantage of the stunning views beyond whenever
possible. Lapham was particularly noted for his work in Rancho Mirage/Thunderbird
Heights, where he did his most recognized work. However, he also produced designs
in Palm Springs including tract house developments such as Orchid Tree Lane Estates
(1966) as well as the South Hills Villas in West Covina. Lapham was one of the first
Palm Springs area designers to be featured in The Architectural Digest, an honor
achieved multiple times at the height of his residential work in the 1960s.
The following is a small sample of some of Lapham’s residential designs:
Ichpa Mayapan – Thunderbird Heights (1970)
(Via Architectural Digest)
23
(Via Architectural Digest)
24
650 East Tachevah Drive (1965)
(Via Palm Springs Life)
(Via Dwell)
25
Hyatt Von Dehn Residence - Thunderbird (1960) (Demolished)
(Via Maynard Parker Collection, Huntington Library)
26
Movie Colony Residence (1958)
(Via AirBnB)
1515 Manzanita Avenue (1958)
(Via Zillow)
27
APPENDIX 2: SITE MAP
1801 Palm Canyon Drive on the southwest corner of
East Palm Canyon Drive and Smoke Tree Lane.
(Via Google Earth)
28
APPENDIX 3 : HISTORIC IMAGES AND ARTICLES
Rendering of original Smoke Tree Village design (Howard Lapham and Richard A. Harrison. 1965)
as featured in Palm Springs Life Annual Pictorial Edition, 1965, 29.
29
Roofline for the Smoke Tree Village shopping center was
the design inspiration for the roofline of the Bank of America.
(Palm Springs Life, November 1965)
30
Open courtyard from Smoke Tree Village with Japanese landscaping
and wood bridge. The courtyard has subsequently been altered.
(Palm Springs Life, November 1965)
31
Lapham’s 1967 design for the Crocker Bank at 1711 East Palm Canyon Drive.
Compare with Smoke Tree Village and Bank of America.
(Desert Sun. December 7, 1967)
32
(Desert Sun. September 21, 1975)
33
1801 East Palm Canyon Drive as it appeared
in renderings shown in the Desert Sun.
(Desert Sun. December 12, 1975)
34
1801 East Palm Canyon Drive under construction.
(Desert Sun, September 14, 1976)
35
Planning Commissioners debated about the loss of “village” theme architecture
at Smoke Tree Village at the time of the Bank of America’s planned construction.
(Desert Sun. December 12, 1975)
36
(Desert Sun. March 24, 1976)
37
(Desert Sun. August 21, 1976)
38
(Desert Sun. November 17, 1976)
39
(Desert Sun. November 17, 1976)
40
(Desert Sun. November 17, 1976)
41
Municipal leaders cut the ribbon for the official opening
of the Smoke Tree branch of the Bank of America.
From left, George Weill of the Chamber of Commerce; Adrian Rosen, Chamber president;
Jerry Fitzwater, vice president and manager of the Palm Springs Bank of America;
Shauna Gilberti, Miss Palm Springs; Tom Finch, assistant manager
of the Smoke Tree Branch; Russ Beirich, councilman;
and William H. Baughn, senior vice president, Bank of America.
(Desert Sun. November 26, 1976)
42
Designer Howard Lapham and Ethyl Hautun at the opening
of Smoke Tree Village in November of 1965.
(Patrick McGrew Collection, Palm Springs Art Museum)
43
APPENDIX 4: CURRENT CONDITION PHOTOGRAPHS (As of June 5, 2024)
North façade of 1801 East Palm Canyon Drive
showing exit of drive-through teller on west side. Original main entrance at right.
44
Closer view of original primary entrance on north façade of 1801 East Palm Canyon Drive.
45
Looking south along west façade. Note new primary entrance canopy added in 1991.
46
Detail of west entrance for 1801 East Plam Canyon Drive showing details
of Mesoamerican style fascia and bronze-brown ceramic tile strip.
47
Detail of entrance on west façade.
48
West façade of 1801 East Palm Canyon Drive showing principal (canopied) entrance
and secondary entrance on south. Note triple vertical windows.
49
Secondary entrance on south corner of west façade of 1801 East Palm Canyon Drive.
50
Southwest corner of 1801 East Palm Canyon Drive
showing secondary entrance on south façade.
51
East façade of 1801 East Palm Canyon Drive showing
drive-through teller entrance covered by roof overhang.
52
Detail of east façade showing band of matching square inset windows.
53
Former drive-up teller window and ATM location.
54
North façade showing exit for drive-through teller. Note masonry planter.
55
APPENDIX 5: ARCHITECTURAL DRAWINGS
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