HomeMy WebLinkAboutITEM 2A - 1633 Via Roberto Miguel_HSPB 161
HISTORIC SITE PRESERVATION BOARD
STAFF REPORT
DATE: October 1, 2024 PUBLIC HEARING
SUBJECT: APPLICATION BY LARRY YARCHEVER REPRESENTED BY THE PALM
SPRINGS PRESERVATION FOUNDATION FOR HISTORIC SITE
DESIGNATION OF “THE RATNER RESIDENCE” LOCATED AT 1633 VIA
ROBERTO MIGUEL, CASE HSPB #161 (APN 677-233-003) (SY).
FROM: Department of Planning Services
SUMMARY
This request for Class 1 historic designation was submitted by the current owner of the
property. This single-family home in the El Rancho Vista Estates neighborhood was
designed by Donald Wexler and Richard Harrison for the developer Roy Fey during the
Post-World War II period. The period of significance for this property is 1960.
If designated as a historic resource, the property would be subject to the regulations
outlined in Section 8.05 of the Palm Springs Municipal Code.
RECOMMENDATION:
1. Open the public hearing and receive public testimony.
2. Close the public hearing and adopt Resolution HSPB #161, “A RESOLUTION OF
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM
SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
DESIGNATE “THE RATNER RESIDENCE” LOCATED AT 1633 VIA ROBERTO
MIGUEL, AS A CLASS 1 (LANDMARK) HISTORIC RESOURCE HSPB #161,
SUBJECT TO CONDITIONS (APN #677-233-003).”
BACKGROUND AND SETTING:
El Rancho Vista Estates, also known as the “Barbara Tract”, was the first single-family
subdivision designed by Wexler & Harrison. Between the years of 1940 to 1960, the
permanent population of Palm Springs went from 3,434 to 13,468 people and
approximately 20 new residential tracts were developed to address the increased demand
for housing.1 According to the citywide context statement, this neighborhood was
developed in three phases, but the first two phases were designed by Wexler & Harrison.
The homes were designed in the Mid-century Modern architectural style using a
1 City of Palm Springs Citywide Historic Context Statement “Post-World War II Palm Springs (1945-1969)”, 179.
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 2 of 9
combination of three different floor plans and three different roof forms. These homes
were described as a “beautiful machine for living in the desert” with modern features like
air conditioning and television and telephone cables already installed. A total of 71
properties were designed in the first two phases of development.
AERIAL VIEW OF THE SUBJECT PARCEL.
EAST (FRONT) ELEVATION FROM VIA ROBERTO MIGUEL, 2024.
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 3 of 9
Related Relevant City Actions by HSPB, Planning, Fire, Building, etc.
September, 2024 Site inspection by members of the HSPB and City Staff.
Ownership Status
June, 2020 Purchased by the current owner.
Historic Context Statement “Post-World War II (1945-1969)”
As Palm Springs entered a time of growth and prosperity, tract home development and
multi-family residential development began to emerge rather quickly. In addition, the 1959
Equalization Law allowed for 99-year leases on Tribal land which encouraged
development opportunities including residential development.
Context: Post-World War II Palm Springs (1945-1969)
Theme: Post World War II Single-Family Residential Development (1945-1969)
Registration Requirements: To be eligible under this theme, a property must:
Date from the period of significance; and
Represent an excellent example of an architectural style or method of
construction; or be associated with a significant architect or designer; and
Display most of the character-defining features of the property type or
style; and
Retain the essential aspects of historic integrity.
Context: Architectural Styles & Local Practitioners
Theme: Modern Styles of the Post-World War II Era
Sub-theme: Mid-century Modern
Registration Requirements: To be eligible under this theme as an excellent
example of its architectural style, a property must:
Retain most – though not necessarily all – of the character-defining
features of the style, and continue to exhibit its historic appearance
If important for illustrating a particular architectural style or construction
technique, must retain most of the physical features that constitute that
style or technique.
ANALYSIS:
A historic resources report (“the report”), site visit, and city documents and forms are the
basis of this staff report. Designed by architects Wexler and Harrison, the Ratner
Residence retains many character-defining features associated with the Mid-century
Modern style like the simple geometric building form, expressed post-and-beam
construction, unadorned walls, clerestory windows and the use of concrete blocks. The
site design responds to the desert conditions and the innovative use of glass and concrete
blocks created a unique design identity for the neighborhood.
Historic Preservation activities in Palm Springs are regulated under Municipal Code
Section 8.05 (“Historic Preservation”). The purpose of the Historic Preservation
Ordinance is:
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 4 of 9
“…to stabilize and improve buildings, structures or areas which are
considered to be of historical, architectural, archaeological or ecological
value, to foster civic beauty, to strengthen the local economy and to promote
the use of historic resources for the education and welfare of the citizens.”
Conditions that apply to Class 1 historic sites or resources:
1. It shall meet the definition of a historic site as outlined in Municipal Code Section
8.05.020.
2. An archival file shall be maintained on the property by the City.
3. It may be qualified as ‘historic’ at the federal, state, and/or county level.
4. A marker explaining the historic nature of the site may be installed in a location
viewable from the public way.
5. Compliance with all rules and regulations for Historic Resources and Historic
Districts under Chapter 8.05 of the Municipal Code.
6. If designated, the findings in support of designation shall be stated in a resolution
of the City Council that shall be recorded with the County Recorders’ office within
90 days of the effective date of the Council’s resolution.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the
HSPB shall evaluate the application and make findings in conformance with the following
criteria:
Criteria for the Designation of Class 1 Historic Resources. A site, structure, building or
object may be designated as a Class 1 historic resource, provided both of the following
findings (“a” and “b”) are met:
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
1633 Via Roberto Miguel is a single-family home constructed in the Mid-century Modern
architectural style with much of the exterior features intact. While interiors of privately
owned properties are not subject to historic review, much of the original floor plan,
including the kitchen area, remains. The following is a detailed analysis of the criterion
and integrity findings.
(Criterion i) The resource is associated with events that have made a
meaningful contribution to the nation, state or community;
No meaningful event is associated with this site, thus does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who
made a meaningful contribution to national, state or local history;
The first residents, Benjamin and Lee Ratner, owned the home for two years before they
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 5 of 9
sold to Ronald and Jessie Knox. Based on the research in the Historic Resources Report
(HRR), the Knox family provided valuable photographic documentation of the home
showing its original conditions; however, none of the past owners qualify for this criterion.
(Criterion iii) The resource reflects or exemplifies a particular period of
national, state or local history;
Palm Spring in the Post-World War II was a period of substantial growth in population,
and a time of prosperity and design experimentation. Developers turned to large
residential tract development and often collaborated with designers and architects to give
the homes a design identity and seamlessly integrate and promote new amenities. This
home specifically embodies the concept of design experimentation by embracing the Mid-
century Modern style of architecture to promote the desert lifestyle of that period. It also
reflects the planning and development patterns for mass-produced residential
development. Criterion iii is met.
(Criterion iv) The resource embodies the distinctive characteristics of a
type, period or method of construction;
Unlike the National Register criterion concerning construction, the Palm Springs
evaluation of construction addresses the type (of construction), the period (of
construction) and the method (of construction). According to the report, the concrete
masonry unit (C.M.U) was invented in the 1900s but in 1950s, “Shadowal” and “Hi-Lite”
was introduced and trademarked as a decorative building material. The revised design of
this building material allowed designers to create a variety of distinctive patterns within a
reasonable budget. This home retains the decorative block wall on the front façade and
the use of this building material gives the home a sculptural accent. Based on the use of
this distinctive material for construction, staff finds Criterion iv is met under this analysis.
(Criterion v) The resource presents the work of a master builder, designer,
artist, or architect whose individual genius influenced his age, or that
possesses high artistic value;
Both Donald Wexler and Richard Harrison are well-respected, notable architects that
continue to influence the field of design and architecture through their work at the local
and international level. The Wexler & Harrison partnership lasted from 1953-1962 and the
practice designed many custom homes and residential tracts in Palm Springs. When
designing the El Rancho Vista Estates, their first single-family subdivision project, it was
an example of how to design a mass-produced residential development while providing
a unique sense of style for each home. This specific residence is an example of that
streamlined design process in a residential subdivision. Wexler later experiments with
materials like steel for residential projects and gradually shifts to larger civic and
commercial projects while Harrison becomes more involved in housing development
projects.2 Developers like Roy Fey and the Alexanders challenged the industry and
2 McGrew, Patrick, Donald Wexler: Architect, (Palm Springs Preservation Foundation), 30.
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 6 of 9
designers to think at this suburban scale that eventually permeated throughout Palm
Springs. Staff finds the home reflects the genius of the two architects and the developer
and meets Criterion v for historic significance.
(Criterion vi) The resource represents a significant and distinguishable
entity whose components may lack individual distinction, as used in
evaluating applications for designation of historic districts, for parcels on
which more than one entity exists; or
The resource is not within a historic district and does not qualify under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
No information is available on any pre-historic significance of the site.
Analysis of Integrity. (PSMC 8.05.070 (C,1,b). The site, structure, building
or object retains one or more of the following aspects of integrity, as
established in the Secretary of the Interior’s Standards: integrity of design,
materials, workmanship, location, setting, feeling, or association.
The Ratner Residence is evaluated based on the following topics of integrity based on
the Secretary of the Interior’s Standards:
Location.
The home is in its original location on the lot and the building footprint remains intact;
therefore, the integrity of location is met.
Design.
The “mass-produced” approach to housing resulted in a unique design approach where
the architects designed three floor plans and varied the appearance for each home by
selecting different rooflines, decorative block wall designs, and site orientation. The
Ratner Residence is a modest single-family home utilizing the “Bermuda” floor plan with
a gabled roofline. All mechanical equipment and ductwork are internalized, allowing for
the roof to remain clutter free. The site placement of the home created a generous front
lawn which was later reduced with the addition of the swimming pool. The roof is a low-
pitched gable with an extruded eave and downturned flaps on either end along the primary
front façade. The clerestory windows and floor to ceiling fenestration bring light and air
into the living space, and the decorative block wall consists of alternating reliefs on each
masonry unit creating a simple pattern on the primary façade of the home. The
fenestration openings appear original, and the sliding doors and windows on the front
façade appear original. The integrity of design is intact with minor alterations to the home.
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 7 of 9
Setting.
This residential tract was completed in phases and the names and layout of the streets
are still extant. The overall neighborhood is still bounded by Vista Chino to the north and
undeveloped Tribal land to the west. The setting around the home demonstrates the same
conditions as when it was first built. Staff finds the integrity of setting remains.
Materials.
The building consists of wood-frame construction, stucco walls, floor to ceiling glazing
and decorative CMU walls. The exterior is painted white with a dark trim color and the
clerestory windows and sliding doors on the front façade appear original. The wooden
facia and extruded rafter beams on the exterior have been repaired and maintained. The
non-original decorative glazed block columns added under the extruded eave is
reversible. While some fenestration at the rear of the residence has been replaced, staff
finds a majority of the existing materials are intact and in good condition.
Workmanship.
The homes within this development were constructed using conventional methods and
materials with special attention to the decorative masonry walls. Each home is a
combination of different plans and roof forms. Where some homes have underdone
significant exterior changes, the Ratner Residence retains the original floor plan and
exterior details with signs of repairs and minor alterations that are sensitive to the original
design. Staff finds the integrity of workmanship is intact.
Feeling.
The feelings associated with a residential neighborhood and the aesthetic of the Mid-
century Modern style remains unchanged. By retaining the materials, design, and setting
from its period of significance, the building and the site retains its integrity of feeling.
Association.
The property is associated with architects Donald Wexler and Richard Harrison and
developer Roy Fey. The original neighborhood pattern and location of the tract, down to
the street names have not changed. The integrity of association is met.
DEFINING HISTORIC CHARACTERISTICS:
In considering a recommendation for historic resource designation it is important to
distinguish those physical elements that are original or from the period of significance
that, contribute to the resource’s historic significance from alterations, additions or
features that were added at a later time that may be sympathetic to the original character,
but which may create a false sense of historicity. Distinguishing original character-
defining features from non-original elements aids the HSPB when it is tasked with
evaluating future alterations to the historic resource.
On page 24, the report identifies the physical character-defining historic features of this
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 8 of 9
site as follows:
• Site design of the property.
• “Bermuda” floor plan with a gabled roofline.
• Floor-to-ceiling fixed pane and aluminum-framed sliding glass doors with original
hardware.
• Clerestory windows.
• Decorative “Shadowal” concrete block wall and stucco-finished walls.
• Low-pitched gabled roof with turn-down flaps over the primary entrance of the
home, with another volume with a gently sloping roofline to meet the gabled roof.
• Open carport with adjacent storage closet and laundry room.
• Enclosed, open-air patio between the carport and residence.
Non-contributing elements:
• Non-original vinyl-framed windows at the rear of the structure.
• Swimming pool and pool decking in the front yard of the home.
• Concrete block walls enclosing the front-loaded pool.
• Hanging light fixture near the front entrance.
• Decorative glazed clay block column with biomorphic cutouts.
• Glass-block bump out on the west elevation of the home.
• Walls installed between the columns supporting the carport.
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.
NOTIFICATION:
Pursuant to section 8.05.140 of the Municipal Code of Palm Springs, all residents within
five hundred (500) feet of the subject property have been notified and notice was
published in a newspaper of general circulation.
CONCLUSION:
The Ratner Residence meets the definition of a historic resource based on Criterion 3, 4
and 5 of the Palm Springs Historic Preservation Ordinance and meets the necessary
integrity findings to support its historic significance; therefore, staff recommends Class 1
Designation as a historic landmark property.
Historic Site Preservation Board Staff Report October 1, 2024
HSPB-161 – The Ratner Residence
Page 9 of 9
PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer
REVIEWED BY: Christopher Hadwin, Director of Planning Services
Attachments:
A. Vicinity Map
B. Draft Resolution
C. Application, related background materials, photos.
ATTACHMENT A
Department of Planning Services
Vicinity Map
CITY OF PALM SPRINGS
HSPB #161 – The Ratner Residence
1633 Via Roberto Miguel
ATTACHMENT B
RESOLUTION NO. HSPB #161
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
THE RATNER RESIDENCE LOCATED AT 1633 VIA
ROBERTO MIGUEL, A CLASS 1 HISTORIC SITE (HSPB
#161), APN #677-233-003.
THE HISTORIC SITE PRESERVATION BOARD (“HSPB”) 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 City of Palm Springs filed an application pursuant to Article III,
Section 8.05.070 (Procedure and Criteria for Designation of Historic Resources) of the
Palm Springs Municipal Code requesting historic resources designation for “The Merrill
Lynch Building” located at 415 South Palm Canyon. The application included a historic
resources report (“the report”).
C. WHEREAS, on September 19, 23, 24 and 30, 2024, members of the Historic Site
Preservation Board (HSPB) conducted site inspections of the proposed historic resource,
accompanied by City staff; and
D. WHEREAS, on October 1, 2024, a noticed public hearing of the Palm Springs
Historic Site Preservation Board (“HSPB”) to consider Case HSPB #161 was held in
accordance with applicable law; and
E. WHEREAS, the HSPB carefully reviewed and considered all of 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 presented.
THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS
RESOLVES:
SECTION 1: FINDINGS – PART “1”, CRITERIA FOR HISTORIC RESOURCES.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the
HSPB shall evaluate the application and make findings in conformance with the following
criteria:
1. Criteria for the Designation of Class 1 Historic Resources. A site, structure,
building or object may be designated as a Class 1 historic resource,
provided both of the following findings (“a” and “b”) are met:
Resolution No. HSPB #161 – The Ratner Residence
Page 2 of 6
October 1, 2024
a. The site, structure, building, or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
1633 Via Roberto Miguel is a single-family home constructed in the Mid-century Modern
architectural style with much of the exterior features intact. While interiors of privately
owned properties are not subject to historic review, much of the original floor plan,
including the kitchen area, remains. The following is a detailed analysis of the criterion
and integrity findings.
(Criterion i) The resource is associated with events that have made a
meaningful contribution to the nation, state or community;
No meaningful event is associated with this site, thus does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who
made a meaningful contribution to national, state or local history;
The first residents, Benjamin and Lee Ratner, owned the home for two years before they
sold to Ronald and Jessie Knox. Based on the research in the Historic Resources Report
(HRR), the Knox family provided valuable photographic documentation of the home
showing its original conditions; however, none of the past owners qualify for this criterion.
(Criterion iii) The resource reflects or exemplifies a particular period of
national, state or local history;
Palm Spring in the Post-World War II was a period of substantial growth in
population, and a time of prosperity and design experimentation. Developers
turned to large residential tract development and often collaborated with designers
and architects to give the homes a design identity and seamlessly integrate and
promote new amenities. This home specifically embodies the concept of design
experimentation by embracing the Mid-century Modern style of architecture to
promote the desert lifestyle of that period. It also reflects the planning and
development patterns for mass-produced residential development. Criterion iii is
met.
(Criterion iv) The resource embodies the distinctive characteristics of a
type, period or method of construction;
Unlike the National Register criterion concerning construction, the Palm Springs
evaluation of construction addresses the type (of construction), the period (of
construction) and the method (of construction). According to the report, the
concrete masonry unit (C.M.U) was invented in the 1900s but in 1950s, “Shadowal”
and “Hi-Lite” was introduced and trademarked as a decorative building material.
The revised design of this building material allowed designers to create a variety
of distinctive patterns within a reasonable budget. This home retains the decorative
block wall on the front façade and the use of this building material gives the home
a sculptural accent. Based on the use of this distinctive material for construction,
staff finds Criterion iv is met under this analysis.
Resolution No. HSPB #161 – The Ratner Residence
Page 3 of 6
October 1, 2024
(Criterion v) The resource presents the work of a master builder, designer,
artist, or architect whose individual genius influenced his age, or that
possesses high artistic value;
Both Donald Wexler and Richard Harrison are well-respected, notable architects
that continue to influence the field of design and architecture through their work at
the local and international level. The Wexler & Harrison partnership lasted from
1953-1962 and the practice designed many custom homes and residential tracts
in Palm Springs. When designing the El Rancho Vista Estates, their first single-
family subdivision project, it was an example of how to design a mass-produced
residential development while providing a unique sense of style for each home.
This specific residence is an example of that streamlined design process in a
residential subdivision. Wexler later experiments with materials like steel for
residential projects and gradually shifts to larger civic and commercial projects
while Harrison becomes more involved in housing development projects.
Developers like Roy Fey and the Alexanders challenged the industry and
designers to think at this suburban scale that eventually permeated throughout
Palm Springs. Staff finds the home reflects the genius of the two architects and the
developer and meets Criterion v for historic significance.
(Criterion vi) The resource represents a significant and distinguishable
entity whose components may lack individual distinction, as used in
evaluating applications for designation of historic districts, for parcels on
which more than one entity exists; or
The resource is not within a historic district and does not qualify under Criterion vi.
(Criterion vii) The resource has yielded or may be likely to yield information
important to national, state or local history or prehistory.
No information is available on any pre-historic significance of the site.
SECTION 2: PART “B” ANALYSIS OF HISTORIC INTEGRITY.
Analysis of Integrity. (PSMC 8.05.070 (C,1,b). The site, structure, building or
object retains one or more of the following aspects of integrity, as established in
the Secretary of the Interior’s Standards: integrity of design, materials,
workmanship, location, setting, feeling, or association.
The Ratner Residence is evaluated based on the following topics of integrity based on
the Secretary of the Interior’s Standards:
Location.
The home is in its original location on the lot and the building footprint remains intact;
therefore, the integrity of location is met.
Resolution No. HSPB #161 – The Ratner Residence
Page 4 of 6
October 1, 2024
Design.
The “mass-produced” approach to housing resulted in a unique design approach where
the architects designed three floor plans and varied the appearance for each home by
selecting different rooflines, decorative block wall designs, and site orientation. The
Ratner Residence is a modest single-family home utilizing the “Bermuda” floor plan with
a gabled roofline. All mechanical equipment and ductwork are internalized, allowing for
the roof to remain clutter free. The site placement of the home created a generous front
lawn which was later reduced with the addition of the swimming pool. The roof is a low-
pitched gable with an extruded eave and downturned flaps on either end along the
primary front façade. The clerestory windows and floor to ceiling fenestration bring light
and air into the living space, and the decorative block wall consists of alternating reliefs
on each masonry unit creating a simple pattern on the primary façade of the home. The
fenestration openings appear original, and the sliding doors and windows on the front
façade appear original. The integrity of design is intact with minor alterations.
Setting.
This residential tract was completed in phases and the names and layout of the streets
are still extant. The overall neighborhood is still bounded by Vista Chino to the north and
undeveloped Tribal land to the west. The setting around the home demonstrates the same
conditions as when it was first built. Staff finds the integrity of setting remains.
Materials.
The building consists of wood-frame construction, stucco walls, floor to ceiling glazing
and decorative CMU walls. The exterior is painted white with a dark trim color and the
clerestory windows and sliding doors on the front façade appear original. The wooden
facia and extruded rafter beams on the exterior have been repaired and maintained. The
non-original decorative glazed block columns added under the extruded eave is
reversible. While some fenestration at the rear of the residence has been replaced, staff
finds a majority of the existing materials are intact and in good condition.
Workmanship.
The homes within this development were constructed using conventional methods and
materials with special attention to the decorative masonry walls. Each home is a
combination of different plans and roof forms. Where some homes have underdone
significant exterior changes, the Ratner Residence retains the original floor plan and
exterior details with signs of repairs and minor alterations that are sensitive to the original
design. Staff finds the integrity of workmanship is intact.
Feeling.
The feelings associated with a residential neighborhood and the aesthetic of the Mid-
century Modern style remains unchanged. By retaining the materials, design, and setting
from its period of significance, the building and the site retains its integrity of feeling.
Association.
The property is associated with architects Donald Wexler and Richard Harrison and
developer Roy Fey. The original neighborhood pattern and location of the tract, down to
the street names have not changed. The integrity of association is met.
Resolution No. HSPB #161 – The Ratner Residence
Page 5 of 6
October 1, 2024
SECTION 3: DEFINING HISTORIC CHARACTERISTICS
In considering a recommendation for historic resource designation it is important to
distinguish those physical elements that are original or from the period of significance that
contribute to the resource’s historic significance from alterations, additions or features
that were added at a later time that may be sympathetic to the original character, but
which may create a false sense of historicity. Distinguishing original character-defining
features from non-original elements aids the HSPB when it is tasked with evaluating
future alterations to the historic resource.
Character-defining features of the resource are as follows:
• Site design of the property.
• “Bermuda” floor plan with a gabled roofline.
• Floor-to-ceiling fixed pane and aluminum-framed sliding glass doors with original
hardware.
• Clerestory windows.
• Decorative “Shadowal” concrete block wall and stucco-finished walls.
• Low-pitched gabled roof with turn-down flaps over the primary entrance of the
home, with another volume with a gently sloping roofline to meet the gabled roof.
• Open carport with adjacent storage closet and laundry room.
• Enclosed, open-air patio between the carport and residence.
Non-contributing elements:
• Non-original vinyl-framed windows at the rear of the structure.
• Swimming pool and pool decking in the front yard of the home.
• Concrete block walls enclosing the front-loaded pool.
• Hanging light fixture near the front entrance.
• Decorative glazed clay block column with biomorphic cutouts.
• Glass-block bump out on the west elevation of the home.
• Walls installed between the columns supporting the carport.
SECTION 4: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designation is not subject to the California Environmental
Quality Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct
or reasonably foreseeable indirect physical change in the environment) and 15060(c)(3)
(the activity is not a project as defined in Section 15378) of the CEQA Guidelines,
California Code of Regulations, Title 14, Chapter 3, because it has no potential for
resulting in physical changes to the environment, directly or indirectly.
SECTION 5: CONDITIONS THAT APPLY TO CLASS 1 HISTORIC SITES.
According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1
Historic Resource:
Resolution No. HSPB #161 – The Ratner Residence
Page 6 of 6
October 1, 2024
1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code
Section 8.05.020.
2. An archival file on the property shall be maintained by the City.
3. It may be qualified as ‘historic’ at the federal, state, and/or county level.
4. The structure/site may not be modified nor objects removed without following the
procedures outlined in Municipal Code Section 8.05.110 “Demolition or Alteration
of Class 1 and Class 2 Historic Resources – Certificate of Appropriateness”.
5. A marker explaining the historic nature of the site may be installed at the site in a
location viewable from the public way.
6. Compliance with all rules and regulations for Historic Sites and Historic Districts
under Chapter 8.05 of the Municipal Code shall be required.
7. The site shall not be further subdivided.
8. The City Clerk shall submit the Council Resolution to the County recorder for
recordation within 90 days of the effective date of the Council’s resolution.
Based upon the foregoing, the Historic Site Preservation Board recommends that the City
Council designate The Ratner Residence located at 1633 Via Roberto Miguel, a Class 1
Historic Resource (HSPB #161).
ADOPTED THIS FIRST DAY OF OCTOBER 2024.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Christopher Hadwin
Director of Planning Services
ATTACHMENT C
Harper Goff Illustration
Prepared by
STEVEN KEYLON
For the
PALM SPRINGS PRESERVATION FOUNDATION
Final November 21, 2023
THE RATNER
RESIDENCE - 1960
Wexler and Harrison, AIA
Architects
1633 Via Roberto Miguel
Palm Springs, CA 92262
1
590ivrings, CA 92262
A C K N O W L E D G E M E N T S
The author would like to thank
the following individuals and organizations for
their professional expertise and/or editing assistance:
Gary Wexler; Barbara Marshall; Frank Lopez, Palm Springs Art Museum Architecture & Design Center
Archives, Erik Rosenow.
C L A S S 1 H I S T O R I C R E S O U R C E
N O M I N A T I O N
TABLE of CONTENTS
INTRODUCTION: PAGE 2
EXECUTIVE SUMMARY: PAGE 2
CLASS 1 HISTORIC RESOURCE DESIGNATION APPLICATION FORM: PAGE 3
CHAIN OF TITLE: PAGE 6
BACKGROUND/HISTORIC CONTEXT: PAGE 27
EVALUATION: PAGE 31
STATEMENT OF SIGNIFICANCE AND INTEGRITY ANALYSIS: PAGE 33
APPENDIXES
I Owner’s Letter of Support: Page 36
II Assessor’s Map: Page 37
III Building Permits: Page 38
IV Shadowal, Hi-Lite, and Screen Block: Page 40
V Harper Goff Brochure: Page 53
VI Contemporary Photographs: Page 56
VII Grant Deed: Page 68
VIII El Rancho Vista Estates Potential Historic District: Page 69
2
I N T R O D U C T I O N
The Palm Springs Preservation Foundation (PSPF) is a non-profit organization whose mission is “to educate and
promote public awareness of the importance of preserving the historical resources and architecture of the City
of Palm Springs and the Coachella Valley area.” In January 2023, the PSPF board of directors assigned the task
of writing the Ratner Residence Class 1 Historic Resource nomination to Steven Keylon.
E X E C U T I V E S U M M A R Y
The Ratner Residence is a residential tract home in the El Rancho Vista Estates neighborhood of Palm Springs.
The house was one of about seventy designed by architects Donald Wexler and Richard Harrison for builder
Roy Fey and was built in 1960. The structure is a prime example of one of their elegant Midcentury Modern
designs. It exhibits numerous character-defining features that place it within the historical context of the Post-
World War II Palm Springs (1945-1969) period, specifically under the theme of Post-World War II Single-Family
Residential Development (1945-1969)
.
3
4
5
6
Summary
The Ratner Residence was designed for developer Roy Fey in 1960 by master architects Donald Wexler and
Richard Harrison. As one of about seventy Wexler and Harrison mass-produced tract houses built in the El
Rancho Vista Estates neighborhood, the residence is important as a highly intact contributor to the El Rancho
Vista Estates housing tract, which has been identified on the Palm Springs Citywide Survey as a potential Historic
District.
Location
The Ratner Residence is at 1633 Via Roberto Miguel, Palm Springs, California, 92262.
CHAIN OF TITLE
Primary sources show the chain of ownership for the Ratner Residence (LOT 14 MB 039/057 BARBARA
TR UNIT 1 Lot 14 Subdivision Name BARBARA TR UNIT 1 Lot Type Lot Rec Map Type Map Book Map Plat
B 039 Map Plat P 057):
04-28-1960 El Rancho Vista Estates, Inc, to Benjamin M. Ratner and Lee Ratner, husband and
wife as joint tenants.
10-29-1962 Benjamin M. Ratner and Lee Ratner, husband and wife, to Ronald P. Knox and
Jessie Louise Knox, husband and wife.
03-16-1970 American Savings and Loan Association to Gerald G. Burg and Barbara A. Burg,
husband and wife.
01-27-1978 Lt. Col. Gerald G. Burg, quitclaim deed to Barbara Conaway Burg.
06-02-1983 Franklin M. Phillips and Barbara A. Phillips, husband and wife, to Thomas
Winstanley and Mary Winstanley, husband and wife and Ann Winstanley, an
unmarried woman, all as joint tenants.
04-02-1986 Thomas Winstanley and Mary Winstanley, husband and wife, and Ann
Winstanley, an unmarried woman, to Douglas Darden, a single man.
06-02-1988 Douglas Darden, a single man, to Douglas A. Darden and Judith M. Darden,
husband and wife, as community property.
09-12-1989 Douglas A. Darden and Judith M. Darden, husband and wife, to Theodore C.
Sandborg and Barbara C. Sandborg, husband and wife, as joint tenants.
07-07-2003 Theodore C. Sandborg and Barbara C. Sandborg, husband and wife, to Theodore
Christian Sandorg and Barbara Curry Sandborg, Co-Trustees of the Sandborg
Family Trust, dated January 02, 2001.
7
06-07-2007 Theodore C. Sandborg, a widower, to The Sandborg Family Trust, dated January
02, 2001, Sole Trustee/Successor Trustee.
08-07-2007 Kerry Jo McBride, Successor Trustee, of the Sandborg Family Trust, dated
January 02, 2001, to John O. Woitas and Renee H. Woitas, husband and wife as
joint tenants.
03-04-2010 John O. Woitas and Renee H. Woitas, husband and wife as joint tenants, to
Peter James Moore, an unmarried man.
11-23-2012 Peter James Moore, an unmarried man, to Moore-Marchant Investments, L.L.C.
11-14-2013 Moore-Marchant Investments, L.L.C., to Crystal S. Strode, a single woman, and
Kevin G. McCandless, a single man, as joint tenants.
04-30-2020 Crystal S. Strode, a single woman, and Kevin G. McCandless, a single man, to
Caitlin G. Freeman, Trustee of The Living Trust of Desert Silence Family Trust,
dated June 22, 2020.
02-28-2023 Catilin G. Freeman, Trustee of The Living Trust of the Desert Silence Family
Trust, to Larry C. Yarchever, Trustee of The Living Trust of the Desert Silence
Family Trust.
8
When this photo ran in the “Desert Sun” on August 16, 1960, the caption read “CHECKING FROM THE GROUND UP is a
literal approach for Roy Fey, owner-builder, and Dick Ranspot, sales manager, who are shown inspecting the site preparation for
the El Rancho Vista Estates model home now under construction at the corner of North Palm Canyon Drive and Hermosa Drive.
Opening for the model is planned for September 15. The model will be identical with El Rancho Vista Estates homes now being
sold for $19,950. with $950 down. The houses feature three bedrooms, two baths, wall-to-wall carpeting, closed kitchens and
family room, refrigerated cooling, and forced air heat. The present furnished model for the project may be seen daily at 3200
Vista Chino. (Waltz Photo).”
EL RANCHO VISTA ESTATES
THE DEVELOPER – ROY FEY
The prolific developer of El Rancho Vista Estates, Roy Fey (1915-2000), has been credited with creating over
1,200 homes in the Coachella Valley.
Roy Fey was born October 12, 1915, in Chicago to Samuel (born in Russia, 1888-1973) and Pearl (born in
Ukraine, 1891-1948) Fey. Roy was the middle child of three – sister Celia (1908-1967) and brother Albert
(1907-1989) rounded out the family. Samuel and Pearl immigrated to the United States in 1910, settling in
Chicago, where Samuel worked as a baker.
9
Roy Fey majored in accounting at Northwestern University, where he was president of the Alpha Gamma Pi
accounting fraternity. In college, he met Ethel Winograd, a journalism major, and in 1939, they were married in
Chicago. They would have two children, Robert “Bob” (1942-2022) and Barbara (b. 1945).
He graduated in 1942, became a certified public accountant, and was elected to the American Institute of
Certified Public Accountants. He began earning more than “$100 per week at 22 (good money in those days).”1
After establishing his own accounting firm, Fey became a leader in Chicago’s construction industry by developing
two home construction companies. At the same time, he started the manufacture of Brentwood Trailers, with
two factories in Chicago and Chambersburg, Pennsylvania. They were soon making over 3,000 house trailers a
year.
Simultaneously, he began to build his reputation as a man with great social conscience by serving as treasurer
and a board of directors member at Chicago’s Temple Menorah, in addition to being active in various other
community affairs.
In the middle 1950s, Fey was planning the construction of a third Brentwood Trailers 45,000 square-foot
manufacturing facility, this time in Banning. In 1956, Fey built the Desert Skies Apartment Hotel, designed by
architectural designer Claude Powell, his first project in the desert. However, this project led him to many
others for which he developed the reputation of being one of the best-known builders in the Coachella Valley.
In a 1957 profile in the Desert Sun, writer Bill Rashall observed,
Now in any man’s language, trailers are certainly a long way from the accounting business, and by the
way, he is a certified public accountant. He has erected more than 1,500 homes in Chicago, and presently
under construction are 150 homes in West Chicago. And that isn’t all—
He is also the owner of a women’s wear business in Chicago and in the manufacture of leather and suede
cloths for both men and women. And that isn’t all either. He is the owner of the American Condensor
Corporation selling those products to manufacturers of television sets and to the U.S. Government.
And wade through just a bit more if you please. He is the owner of the Desert Skies apartment hotel
here in Palm Springs and he also plans to erect a swanky bowling alley in Palm Springs.
“It’s a sport which I like very much,” he said. He also loves to fence with foils.
1 “Bill Rashall Unedited,” Desert Sun, March 2, 1957, 4.
10
When I asked him how much he has invested in this Desert Skies apartment hotel, a plush hostelry if
you want to know he answered about $500,000 and then added: “I’d like to correct that amount. I just
spent $8,000 more for a total of $508,000,” and he smiled.
“I’m thinking of liquidating all of my affairs back East and investing right here in California,” said Fey. “My
wife and I have been coming to California for 16 years now and and we are delighted with all Palm Springs
has to offer.”2
Rashall described Fey at the time as “mild-mannered, soft of voice and with a smile constantly playing around
the corners of his eyes and mouth, one would never believe on first meeting Roy Fey that he had that drive,
that aggressive push usually associated with young men who make their mark early in life.”3
In 1957, Fey told the Desert Sun “I’m sold right down to the marrow of my bones on this Palm Springs.”4 After
building the Desert Skies, Fey’s first subdivision was at Caballeros Estates. Announcing the “new $1 million
resort home tract” in November 1959, the Desert Sun reported that architects Donald Wexler and Richard
Harrison and decorator Tony Dalu had been hired to design twenty -seven speculative custom homes in the
new tract.
At the same time, perhaps inspired by the success of the Alexanders, Fey was busy with work on the “Barbara
Tract,” his first foray into large-scale tract subdivision. It would become known as El Rancho Vista Estates, and
the firm Wexler and Harrison would also design the homes. It would also be their entry into the design of a
tract development.
2 Ibid.
3 Ibid.
4 Ibid.
11
An advertisement that ran in the “Desert Sun” showed the three floor plans, as well as the various roof lines which lent vari ety
to the tract houses.
12
This 1965 aerial photograph shows the proximity of El Rancho Vista Estates to the open desert surrounding the airport.
Courtesy Geospatial Collection, UCSB Library, University of California, Santa Barbara .
THE TRACT - EL RANCHO VISTA ESTATES, 1960
Situated in the northeastern corner of Palm Springs, the Barbara Tract (soon to be known as El Rancho Vista
Estates) was nearly isolated from the rest of the city at the time of development. Historical aerial photos taken
before ground was broken show acres and acres of open desert surrounding the airport, with the beginnings of
the developer Noel Clarke’s Desert Park Estates tract adjacent to the Ranch Club, directly northwest of the
Barbara Tract across Vista Chino.
This tract comprised ninety-two parcels, with boundaries encompassing Vista Chino to the north, Chia Road
to the south, North Gene Autry Trail to the east, and Avenida Fey to the west. The area was developed in
three consecutive phases, progressing north to south. Barbara Tract Unit 1 (February 23, 1960) was a thirty-
two-parcel tract, followed by the thirty-eight-parcel Unit 2 (filed July 13, 1960) and finally Unit 3 (July 19, 1960),
which had twenty-two parcels. Each parcel was, at a minimum, at least 10,000 square feet (100 feet by 100 feet),
13
but because of the meandering street layout, some lots were larger and more irregular. The tract would have
only one through road, Via Roberto Miguel, which gently curved from Vista Chino southward and eventually
connected to Chia Road at the south. The rest of the tract was created using cul-de-sacs in varying lengths,
crossing Via Roberto Miguel, or sprouting from it. The longest of these was Avenida Fey Norte, named for the
developer.
Newspaper ads showcased the “Bermuda” and “Capri” floorplans and some of the various rooflines available to give the tract
houses an individual character. G – Gabled; B = Butterfly; F = Flat; S = Slant.
14
The “Casablanca” floorplan.
15
Recognizing the potential of the Alexander Construction Company's innovative approach and economies of
scale to “mass-produced” modern architecture in housing developments, Fey enlisted the services of the local
architecture firm Wexler and Harrison to design the residences in El Rancho Vista Estates. This subdivision
marked the inaugural venture into single-family tract residential development for Fey and Wexler and Harrison.5
In line with the Alexander's projects, the architects created three different floor plans, consisting of three-
bedroom, two-bathroom layouts, complete with family rooms. The plans were named the “Bermuda,” the
“Casablanca,” and the “Capri.” And, like the Alexanders, a variety would be achieved by how houses were sited
on the lots, but most importantly, by using a diverse range of roofline styles. These roofline styles inc luded
gable, butterfly, slant, and flat roofs, collectively contributing to an engaging and dynamic architectural rhythm
throughout the neighborhood. The same roofline could look drastically different by shifting how houses were
sited on lots. Additionally, variations in concrete block and shadow block patterns were skillfully employed to
imbue each house's unique and distinctive appearance. Wexler and Harrison were always eager to experiment
with new building materials, and at El Rancho Vista Estates, they used newly developed Shadowal and Hi -Lite
decorative concrete blocks, as well as creating unique patterns of their own by using standard concrete blocks
in novel ways. (See “Shadowal and Shadow Block” section in the Appendixes, on page 39 for further detail).
Presumably because Fey came from Chicago, where the weather was more of a concern, the houses were fully
insulated, rather than the typical open post-and-beam houses Wexler and Harrison had been designing,
MARKETING
Fey hired famed artist and Disney Imagineer Harper Goff to create a marketing plan for the new tract .6 Goff
created whimsical and engaging illustrations, which were used in newspaper and magazine advertising, and a
handsome brochure. Fey made sure to use his impressive track record as a developer in the Chicago area as a
sales feature, stating, “Roy Fey has constructed your El Rancho Vista Estates home with scrupulous attention
5 Fey’s earlier tract with Wexler and Harrison, Caballeros Estates (1959), had homes that were individually designed. So did We xler
and Harrison’s earlier Sunmor tract for Sands Realty (1955).
6Biography of Harper Goff (March 16, 1911 – March 3, 1993). Harper Goff, originally known as Ralph Harper Goff, was a multi-
talented American artist, musician, and actor. He left an indelible mark on the worlds of art, film, and entertainment, mainl y through
his association with The Walt Disney Company, where he made significant contributions to major films and the planning of Disney
theme parks. Additionally, during World War II, he played a crucial role as an advisor to the U.S. Army in camouflage. Born i n Fort
Collins, Colorado, his early passion for art led him to study at the Chouinard Art Institute in Los Angeles and began working as an
illustrator in New York. Following the war, Goff returned to California and embarked on a career as a set designer at Warner Bros. He
was responsible for crafting the memorable sets in films like "Sergeant York," "Charge of the Light Brigade," and "Captain Bl ood."
Goff was also a lifelong enthusiast of model trains, and it was during a visit to a London model -making shop in 1951, he crossed
paths with Walt Disney, leading to a collaboration that would span several decades. Notably, he played a pivotal role in shap ing the
visual identity of Disney's groundbreaking live-action film, "20,000 Leagues Under the Sea," where he art-directed the exterior of the
iconic Nautilus submarine and designed sets for every compartment within it. In subsequent years, Goff continued to make his mark
in the film industry, creating the submarine "Proteus" for the film "Fantastic Voyage" and contributing to the highly acclaim ed "Willy
Wonka & the Chocolate Factory." Goff also significantly contributed to the early renderings and concept art for Disney's original
theme park, Disneyland. In recognition of his lifetime of accomplishments, Harper Goff was posthumously named a Disney Legend.
He passed away at the age of 81 at his home in Palm Springs.
16
to details of quality utilizing his hard-won experience in building over 8,000 homes of superior worth. Each
home is designed with the desert in mind. As a beautiful machine for living on the desert, your El Rancho Vista
home will provide unparalleled leisure and comfort. Truly a home to bring pride of ownership and prestige to
the community.” The advertising copy went on to extol the many virtues of the fairly remote and open site he
had chosen, while boasting of its close proximity to conveniences: “In a setting of desert and mountain
magnificence, less than five minutes from the very heart of glamorous Palm Springs, Roy Fey has planned a new
life for you. Starting with 100 x 100 ft. view lots, he first added curbs, sidewalks, and gutters. The sewers are in
and paid for. Each home has been painstakingly oriented on its lot to welcome winter sun and shun summer
heat. Next were added costly luxury features to ensure your comfort, such as Chrysler Refrigerated Air
Conditioning, 4-inch rockwool insulation, complete fencing for privacy, and the highest quality building materials.
No other community offers so much gracious and dramatic desert living.”
The highest quality architecture and site planning were described th is way: “Roy Fey and his Architectural firm
have gone to great expense to make sure that the exciting homes that they have designed for you are placed
properly on the large 100 x 100 ft. plus lots so that you are assured of maximum privacy as well as climate -wise
use of your space. The relation of your bedrooms, window walls, and leisure areas to sun and shadow patterns
is called orientation and El Rancho Vista Estates are the first to eliminate hit-and-miss plot planning and employ
careful study in this vital field.”
The advertising used bullet points to convey the many features of the El Rancho Vista Estates homes:
• Inviting entrées
• 3 & 4 Bedrooms, 2 & 3 Baths
• Large 14 x 23 Living Room
• Family Room and Patio
• 9 different front elevations featuring molded design concrete block facades.
• Five-foot plastered climate control overhangs.
• Wall-to-wall carpeting in living rooms, bedrooms, and halls.
• Tile floors in kitchen and family room.
• Utilities underground from pole to house.
• Sunken Roman Tub and Shower in master bath.
• All baths with tiled shower area. Showers enclosed.
• T.V. and telephone cables installed.
• Extra-large two-car carport. Separate laundry room.
• KITCHEN HIGH-LIGHTS
• Oven, range, and hood in matched colors.
• Birch cabinets.
• Garbage Disposal.
• Pass-thru bar seating four between Kitchen and Family Room.
17
To further entice would-be homebuyers, the homes could be equipped with swimming pools starting at $3,500,
which included “high-capacity filter and heater, and 2 feet of paved marginal patio surrounding the pool. All of
this can be included in your mortgage. Also, smart native stone or block fireplaces can be added to your living
room for low cost, starting at $500.” As an added incentive, Fey advertised that “the proud purchaser of a home
in El Rancho Vista Estates, is, if qualified, automatically and at no charge, entitled to a (golfing) membership in
the world-famous Palm Springs Ranch Club. He will be living less than two minutes away from this club’s
unmatched facilities for outdoor recreation, including the tennis club, Olympic swimming pool, riding stables,
restaurant, and shops. Schools, churches, and supermarkets are nearby. Discover the delights of country club
living surrounded by clean air, desert beauty, and relaxed people at play.”
A model home was built off-site at the corner of North Palm Canyon and Hermosa Drives in 1960.
By 1961, four-bedroom, three-bath houses were also being offered.
LATER PHASES
After Fey built around seventy of the Wexler and Harrison-designed houses, Fey teamed up with Joe Koch to
form Fey and Koch Construction. They pivoted from the Wexler and Harrison-designed houses. By late 1961,
they built cheaper, more traditional homes in El Rancho Vista Estates, advertised as the only F.H.A. houses
available in Palm Springs. The two- ($16,975) and three-bedroom ($19,775) two-bathroom houses had gabled,
pitched roofs over simple, rectangular forms with a symmetrical, recessed front door entry. Variety was achieved
with minor variations in detailing on the rather spare facades. About twenty-one homes were built before Fey’s
involvement with El Rancho Vista Estates was through.
Most of the remaining lots were developed between 1978 and 1980 in a quasi-Spanish ranch house design.
“Los Angeles Times” advertisement, March 11, 1962, showing the style of the second phase, non-Wexler and Harrison homes.
18
A 1965 aerial photo shows both the 1960-1961 Wexler and Harrison-designed houses, as well as the non-Wexler and Harrison
houses from 1961-62, grouped more toward the bottom of the photo. Courtesy Geospatial Collection, UCSB Library, University
of California, Santa Barbara.
19
The model home for the El Rancho Vista Estates tract was at 3200 East Vista Chino (the address has since changed to 3390 E.
Paseo Barbara). From the “Desert Sun,” May 7, 1960).
20
THE ARCHITECTS – WEXLER AND HARRISON
Wexler and Harrison Architects (1952-1961) was established following the completion of their apprenticeship
with architect William Cody. They secured office space on the second floor of the Town & Country Center
located at 174 North Palm Canyon Drive. As a result, they were tasked with designing a building for E.F.
Hutton at the Town & Country Center in 1955. One of the firm's earliest significant projects was the Palm
Springs Spa and Bathhouse, situated at the prominent intersection of Tahquitz-McCallum Way and Indian
Canyon Drive. Over the years, Wexler and Harrison Architects would take on various projects, including
residences, residential communities, educational facilities, financial institutions, and office spaces.
Through mutual agreement, the partners decided to go their separate ways, and their partnership ended
amicably in 1961.
Richard A. Harrison (1921-1993) received his education at U.S.C. He and his wife raised three children in
Palm Springs at their residence in Deepwell Estates. Harrison was deeply involved in housing and development
projects and established his own office in 1961, located at 577 Sunny Dunes, a building designed by How ard
Lapham. Harrison's notable solo projects are the Patencio Building, Seven Lakes Country Club development,
Frances Stevens Park and Art Center modifications, Bermuda Dunes Cooperative Apartments, and the Julius
Corsini School in Desert Hot Springs.
Donald Wexler (1926-2015) completed his education at the University of Minnesota. After graduating, he
moved to Los Angeles and gained experience working for Richard Neutra, whose influence is evident in
Wexler's architectural style. He and his wife raised three children in their Palm Springs residence, which
Wexler himself designed on East Verbena Drive. Wexler is renowned for his pioneering use of steel in
residential architecture. His designs for public buildings, including the striking Palm Springs Airport, served as
inspirational and practical models for other municipalities. His Steel Development House Number 2 is listed
on the National Register of Historic Places.
Both Richard Harrison and Donald Wexler have received stars on the Palm Springs Walk of Stars in
recognition of their outstanding contributions to architecture. These stars represent just one of many
accolades and honors they received for their exceptional work in the architectural profession.
THE ARCHITECTURE OF THE RATNER RESIDENCE
The Ratner Residence used Wexler and Harrison’s “Bermuda” floorplan. The Bermuda was a three-bedroom,
two-bathroom home with a large living room and separate family room. The house was sited so that it was
pushed back toward the rear of the parcel, creating a very large front yard space. An entry door was placed in
the middle of the primary facade, opening onto a large living room and relatively small kitchen. The living
room featured floor-to-ceiling walls of both fixed panes and aluminum-framed sliding glass doors on two walls.
The kitchen opened onto the family room with a counter-height bar. More sliding glass doors opened from
21
the family room into an enclosed, open-air patio, which led to the open carport. One could access a locked
storage closet and a laundry room from the carport.
A hallway, accessed from either the living room or family room, led to the three bedrooms. The primary
bedroom had a private bathroom, while the other two bedrooms used a shared bathroom accessed from the
hallway.
The roofline on the Ratner Residence is the “G” (for gabled) roofline. A long, gently gabled roof covers most
of the structure, while a gently upsloping volume meets it on one side. On each end of the gabled roof are
downturned flaps. This feature would be adapted and used by architect Richard Harrison multiple times on
commercial structures, usually as a repeated motif.
Most walls were either stucco, some punched with aluminum-framed sliding windows or floor-to-ceiling walls
of fixed pane or aluminum-framed sliding glass doors. On the primary facade, a long feature wall was designed
with Shadowal block, each block embossed with a single recessed and angled portion (Shadowal also produced
a block with two angled indentations), creating a pattern of opposing triangles in a regular rhythm.
A private enclosed yard was created at the front of the house using large plywood panels, staggered to make
alternating indentations. This fence was painted the same off-white as the house. The color palette for the
home was originally off-white paint, with a light blue front door as an accent. A poured concrete path runs
parallel to the house, from the front door to the driveway. A relatively small opening along the house’s
foundation was left open for planting along the length of the pathway.
Initially, the house was landscaped simply, with a large grass panel within the fence enclosure. From early
aerials and the few historical images available, it is unclear whether the existing mature palm trees or olive
trees are from when the house was built in 1960, though it is likely.
CHANGES OVER TIME
There have been remarkably few changes to the Ratner Residence since it was built. In 1970, the swimming
pool was added at the front of the house. In 1973, an eighty-foot long, six-foot-high concrete block wall was
built in the rear yard along the north side of the parcel. The following year, another 110-foot concrete block
wall replaced the plywood fence in about the same location. The only other permitted change was a re-roof in
1979.
At the rear of the house, a few of the original aluminum-framed windows have been replaced with vinyl-
framed windows, and a glass block section was added to the exterior wall in the shower of one of the
bathrooms at the rear of the house.
At the front of the house, a narrow column of vintage glazed ceramic blocks was added, each one pierced
with a biomorphic shape. This reversible decorative feature runs from the ground to the bottom of the gable
roof’s downturned left-hand flap.
22
This 1965 aerial photograph shows the configuration of the plywood fence enclosing the grassy front yard area. Courtesy
Geospatial Collection, UCSB Library, University of California, Santa Barbara.
23
The top photograph shows how architect Richard Harrison adapted the long gabled roofline with downturned flaps into
a long single roofline with multiple downturned flaps. This example is from a commercial structure on Arenas Road. The
bottom photograph is a gabled roofline at El Rancho Vista Estates.
24
Character-Defining Features of the Ratner Residence
Contributing Elements
The Ratner Residence is an exceptional example of a Midcentury Modern residential tract structure. It exhibits
numerous extant character-defining features from its period of significance (1960), including:
• “Bermuda” floor plan
• Shadowal concrete block and stucco walls
• Floor-to-ceiling fixed pane and aluminum-framed sliding glass doors
• Gabled roofline with turned-down flaps over the primary portion of the home, with another volume
with a gently sloping roofline to meet the gabled roof
• Clerestory windows
• Open carport with adjacent storage closet
• Enclosed, open-air patio between carport and residence
Non-Contributing Elements
• Non-original vinyl-framed windows at the rear of the structure
• Swimming pool
• Concrete block walls enclosing the front-loaded pool
• Light over the front door
• Decorative glazed clay block column with biomorphic cutouts
ORIGINAL OWNERS OF RATNER RESIDENCE
The first owners of the Ratner Residence were Benjamin Maximilian Ratner (1901-1981) and his wife Lee
(1902-1991). Benjamin Ratner was born to Jacob and Ettie Ratner in Newark, New Jersey. He attended the
New Jersey School of Law, graduating in 1924. Ratner would practice law until he retired around 1970 and
was a New Jersey Bar Association member. He married Lee Weiner, and the couple had two sons, George
and Edward. The Ratners were members of the Millburn B’nai B’rith and lived in Irvington, New Jersey. Very
little biographical information could be found on the Ratner family. They owned the home relatively briefly,
from 1960 to 1962.
25
Jessie Knox was a stewardess for T.W.A. Courtesy Stephanie Knox Levesque.
SUBSEQUENT LONGTIME OWNERS
After the Ratners sold the house, only a few people lived there for over a few years.
RONALD AND JESSIE KNOX (1962-1970)
The Ratners sold the house to Ronald and Jessie Knox on October 29, 1962. Ronald Palmer Knox was born
in Dayton, Ohio, on January 24, 1935, to Herbert and Velma Knox. After college, he was a Petty Officer in the
Navy, stationed at the Long Beach Naval Station. He then embarked on a long career in ticketing sales for
Trans World Airlines (T.W.A.). On April 24, 1962, Knox married Jessie Louise Jones, born in Hopkins,
Kentucky, on April 11, 1938.
Jones was a stewardess for T.W.A. According to daughter Stephanie, “Mom was a very social person, travel
was in her blood. Dad was sociable, too, had an easygoing personality, a dry sense of humor, and enjoyed get-
togethers with people. He went to college in California and had an art background. I believe that was why he
was interested in architecture.”7 The couple lived briefly in Topanga Canyon in Los Angeles after marriage, but
when T.W.A. transferred Ronald Knox to the Palm Springs Airport, they bought the house in El Rancho Vista
Estates. While living there, the couple would have three children: Andrew, born in 1963; Tracy, born in 1965;
and Stephanie, born in 1967. When Knox was transferred to Derry, New Hampshire, in 1970, they sold the
house to Gerald and Barbara Burg.
7 Telephone interview with Stephanie Knox Levesque, May 17, 2023.
26
Kodacolor photographs from the 1960s show original details of the Ratner Residence. The top photo shows the original off-white
paint with light blue accent door, Shadowal concrete block, and the original light fixture. The other photos show the white-
painted plywood fence and original landscape in the front yard. Photographs courtesy Stephanie Knox Levesque.
27
GERALD AND BARBARA BURG (1970-1978)
Gerald Glen Burg was born around 1931 in Washington state. Very little biographical information could be
found about the Burgs. He married Barbara A. Conoway in 1953 in Washington. The Burgs added the
swimming pool and concrete block walls before selling the house at the time of their divorce in 1978.
The only other long-term owners were Kevin McCandless and Crystal Strode, who owned the house from
2013-2020.
Other Sources Consulted
• Historic Resources Group. City of Palm Springs Citywide Historic Context Statement & Survey Findings.
Pasadena, 2015 (Final Draft, December 2018).
• Architectural Resources Group. City of Palm Springs Historic Resources Survey. San Francisco, 2004.
• Historic Site Preservation Board. Inventory of Historic Structures. Palm Springs, 2001.
• www.newspapers.com (Desert Sun and Los Angeles Times).
• City of Palm Springs (Planning and Building Departments).
• Ancestry.com.
• Palm Springs Historical Society.
• Riverside County Assessor’s Office.
BACKGROUND/HISTORIC CONTEXT
From the Historic Resources Group’s Citywide Survey:
The relatively short history of Palm Springs can be organized into several distinct periods, as defined by the
Historic Resources Group’s Citywide Historic Context Statement & Survey Findings. These include the following:
• Native American Settlement to 1969
• Early Development (1884-1918)
• Palm Springs between the Wars (1919-1941)
• Palm Springs During World War II (1939-1945)
• Post-World War II Palm Springs (1945-1969)
POST-WORLD WAR II PALM SPRINGS (1945-1969)
This context explores the post-World War II boom and related development that left Palm Springs with
what many consider the largest and finest concentration of mid -twentieth century modern architecture in the
United States. Hollywood film stars and Eastern industrialists were joined in the postwar decades by ever-
increasing numbers of tourists. The growing prosperity of the postwar years and the rise of the car culture
created a leisured, mobile middle class that sought, in Palm Springs, the “good life” that had previously been
28
available only to the wealthy. This surge of visitors and seasonal residents - by 1951 the city’s winter population
swelled to almost 30,000 from a permanent population of 7,660 – coincided with the peak of modernism’s
popularity.
The population growth accelerated in the 1950s, bringing a demand for civic necessities such as schools, libraries,
museums, a city hall and police headquarters, as well as offices, stores, and housing. Palm Springs' growth as a
tourist destination brought a demand for inns, resorts, and tourist attractions. Tourism also introduced a
demand for affordable second homes for a growing middle class; the construction and financing methods for
building such mass-produced housing tracts were already developing in suburban areas of larger cities, including
nearby Los Angeles, and found a ready market in Palm Springs. Though Palm Springs was a smaller municipality,
this economic climate provided many opportunities for locally based architects, as well as several Los Angeles
architects, to explore and develop a wide range of architectural types and ideas, sometimes influenced by
sophisticated global design trends. These conditions and the architects' talents lead to the development of an
exceptional group of modern buildings which later came to be identified as “Palm Springs Modernism” or “The
Palm Springs School.”
The desert climate and casual lifestyle all but demanded unconventional design, and clients were more accepting
of, even sought out, a more adventurous style in the resort atmosphere of Palm Springs than they would have
in their primary residences. In the two decades after the war, Palm Springs was transformed with new
commercial and institutional buildings, custom homes, and many housing tracts.
THEME: POST-WORLD WAR II SINGLE-FAMILY RESIDENTIAL DEVELOPMENT (1945-1969)
Postwar Residential Architecture in Palm Springs (1945-1969)
The exuberance and optimism from the war victory, the population explosion, and the creation of automobile-
centric suburbia in the building boom that followed meant great changes for the way Americans lived in the
post-World War II era. Southern California was at the forefront of this new era, and its tradition of
experimentation in architecture placed it in an ideal position to lead the exploration of suburban residential
architecture after World War II. This sub-theme explores the important role of architecture in the development
of Palm Springs after the war, and discusses buildings that are important as examples of particular architectural
styles or as the work of significant architects or designers. Following precedents started in the 1930s, the decade
of the 1940s further reinforced the prominence of modern architecture in defining the growth of Palm Springs
after World War II. This paralleled the trend throughout California; as prosperity returned with the war, and
as the peacetime return of soldiers brought a demand for new development, a young generation of architects
exposed to modernism in their training or travels before and during the war wanted to put those ideas into
practice. This new generation of architects combined a concern for landscape and site relationships, the use of
natural materials, and innovative building technologies to create a new regional architecture. This was also a
period of exuberance and optimism that was directly reflected in the architecture. According to historian Kevin
29
Starr, the theory that domestic architecture would not take up where it had left off before the war was
fundamental.
In the 1950s, with the town's expansive growth, Palm Springs architects were able to explore a wide range of
residential architectural ideas with willing clients interested in modern design. These respond in various ways
to the demands of the location: controlling the sun's heat, respecting the natural landscape, and creating homes
of pleasure and recreation. Palm Springs’ residential architecture of this period included affordable, mass-
produced housing, along with custom homes designed with siz able budgets. The distinctive solutions of several
local architects show a high quality of concept and execution that matches the quality of the more widely
publicized Los Angeles Modern architects of the same period.
Donald Wexler and Richard Harrison formed a partnership in 1952 after meeting at the office of William Cody,
where both worked. Wexler, a graduate of the University of Minnesota architecture school, had worked for
Richard Neutra in Los Angeles before moving to Palm Springs. Wexler and Harrison's early house designs show
the influence of both Neutra and Cody, but also the beginning of a distinctive approach to design. Wexler's
interest in engineering led to simple designs expressing their wood post -and-beam and steel frame structure.
This is seen in three particular houses: for developer Sam Martin Zalud, Wexler and Harrison designed two
houses as part of a small planned neighborhood around a communal park, named Lilliana Gardens. The floor
plans of these two houses were the same, featuring a central open atrium next to the living room; the two
houses were differentiated by their front walls, one faced in rubble stone, and one with slump block, which
William Cody often used. At the same time, Wexler built a house (1955, 1272 E. Verbena Drive) for his family.
It is also wood post-and-beam, but smaller and simpler, and designed to be expanded as his family grew.
Sub-theme: Single-Family Residential Development (1945-1969)
The postwar boom, a prosperity beyond imagination, combined with surging population growth and the
democratization of privilege, would change Palm Springs forever.
In the immediate post-World War II era, California in general experienced a period of unprecedented growth.
Many individuals who came west to participate in the war effort, including former military personnel, decided
to settle permanently. Between 1940 and 1950, California’s population increased by 53 percent, which was
partially accounted for by the 850,000 veterans who took up residence after the war. As a result, the
construction of residential properties became a major focus of development in the post-World War II era. The
immediate and widespread need for housing inspired a variety of responses. For communities that were largely
built out, land previously considered “unbuildable” became more attractive. For newer communities, large new
tracts were developed.
Development in Palm Springs during this period reflected these wider trends. The permanent population of
Palm Springs rose 292 percent between 1940 and 1960, from 3,434 to 13,468 people. Charting the local
population shows this steep growth lasted in Palm Springs for decades after the war. Even as full-time residency
30
increased in Palm Springs, the seasonal visitor population outpaced these increases. Whereas seasonal visitation
in 1940 was estimated to be 100,000 people, by 1953 it was 250,000, and 500,000 by 1960.
In Palm Springs, postwar single-family residential development followed several patterns. First, expansion/tract
development occurred eastward, and then southward into the flat exposed parcels of the desert floor with the
creation of homes for middle class and upper middle class residents. Second, empty parcels within existing
developments were subject to in-fill development. Third, previously “unbuildable” parcels in the foothills were
now economically viable for the development of luxury homes. Fourth, after 1959, new laws permitted the lease
and development of the checkerboard of open parcels owned by the Agua Caliente Band of Cahuilla Indians.
This offered developers a wide variety of opportunities previously denied within the city.
Immediately after the war, between 1945 and 1949, some twenty new tracts were recorded in and around Palm
Springs. The developers involved in these ventures tended to be early citizens of the city who saw potential in
Palm Springs. An example of this was the Chino Mesa Estates tract (1945) developed by Ernest Off (1901-1993).
Off had been instrumental in prewar housing development in the city. After leaving Palm Springs in 1937 and
moving to Brentwood and Beverly Hills, he returned to purchase and develop the 22½ acres north of Las Palmas
for the development of high-end homes. The home sites were marketed as “Exclusive, Restricted, Sheltered”
and noted for their proximity to Las Palmas Estates.
Prior to World War II, Palm Springs had been a tourist and vacation home destination for the wealthy. Postwar
prosperity brought a new group of tourists and second home-owners to the city: the upper middle and middle
classes. This gradual democratization of Palm Springs would irrevocably change the city during the 1950s and
1960s, first with expansive single-family residential development and ultimately through the creation of
innovative forms of multi-family residential development and ownership options. The creation of new tracts and
subdivisions also resulted in a less concentrated, more scattered development pattern.
A more practical, yet important factor in residential development in Palm Springs and the entire southwest was
the accessibility of air conditioning. Although individual residential air conditioning units were available as early
as 1939, widespread acquisition and use was delayed by the war. In 1947, British scholar S.F. Markham wrote,
“the greatest contribution to civilization in this century may well be air conditioning – and America leads the
way.” In the 1950s, residential air conditioning became another way to keep up with the Joneses. More than
one million units were sold in 1953 alone. For communities like Palm Springs, air conditioning meant the
“season” could be extended and year-round living was practically viable for the first time.
During the 1950s, residential development in Palm Springs continued to expand eastward and southward. Like
other locations in Southern California, it was a period in which large developers dominated the scene; among
them were William Grant, Noel B. Clarke, A. R. Simon, George and Robert Alexander, Roy Fey, and Jack
Meiselman. However, a series of small developers still flourished. Examples included Roy W. Burton’s Burton
Tract (1957); auto salesman-turned-real estate developer Sam Janis who subdivided Janis’ Hilltop Estates (1958);
31
and David M. Benjamin (1894-1987), who developed the El Mirador Park tract (1946) and Mountain View Estates
(1956).
By the close of the 1950s great changes were afoot for Palm Springs residential development. New communities
to the south and east including Palm Desert, Indian Wells, and Rancho Mirage were beginning to encroach on
Palm Springs as the chic desert destination for home ownership. Another important factor was the 1959
Equalization Law signed by President Eisenhower that equalized allotted Indian lands, thereby setting the stage
for development of Reservation lands within the City of Palm Springs. The Equalization Act was intended to
provide for a reasonable degree of equalization of the value of allotments made to tribal members and was
enacted in response to litigation in Federal court in Segundo et al. v. United States et al.468 The tribe and tribe
members (allottees) could now realize profits from their lands and developed the 99-year lease. This allowed
for longer agreements, encouraging development that had previously been hindered by short -term leases. For
developers, this represented new opportunities for projects throughout the city. From large (Canyon Country
Club) to small (Smoke Canyon Estates), residential projects on leased land were often attractive for their
location and lower sales prices (made possible because the purchase of land was not involved). With increased
demand, economic prosperity, air conditioning, and availability of new land for development, Palm Springs
became home to a number of custom and tract home developments by prominent Southern California
developers and wealthy speculators. From early on, many of these subdivisions emphasized architecture and/or
the glamour associated with Palm Springs.
EVALUATION:
CRITERION 1 – Significant Events - The resource is associated with events that have made a
meaningful contribution to the nation, state or community: The Ratner Residence is not affiliated with
significant events and does not qualify under Criterion 1.
CRITERION 2 – Significant Persons - The resource is associated with the lives of persons who made a
meaningful contribution to national, state or local history: The Ratner Residence is not affiliated with
significant persons and does not qualify under Criterion 2.
ARCHITECTURE (Criteria 3 – 6)
CRITERION 3 - The resource reflects or exemplifies a particular period of national, state or local
history: The Ratner Residence, completed in 1960, exhibits many stylistic markers that place it directly in the
historic context of the “Post-World War II Palm Springs” period; of the theme of Postwar Residential
Architecture in Palm Springs (1945-1969), and the sub-theme Single-Family Residential Development (1945-
1969). The structure is a fine example of the mass-produced, architect-designed, single-family residences built
in large tracts by developers throughout the Coachella Valley in this period. Before World War II, Palm Springs
primarily attracted affluent tourists and vacation home buyers. However, after the war, a surge in prosperity
led to a different demographic of visitors and second home purchasers: the upper middle class and middle class
32
individuals. This shift toward a broader and more diverse group of residents impacted Palm Springs in the 1950s
and 1960s. Initially, it manifested through the extensive construction of single-family homes, eventually evolving
into introducing innovative multi-family residential developments and ownership choices.
Furthermore, the development of new neighborhoods and subdivisions contributed to a more dispersed and
less concentrated urban growth pattern in the city. This growth was further enhanced with the widespread
availability of more affordable central air conditioning, making the homes inhabitable year -round. Roy Fey’s El
Rancho Vista Estates used mass-production building techniques to provide stylish architect-designed residences
with affordable, luxurious amenities. The highly intact Ratner Residence may be considered an essential
component of the historical trends that have come to define Palm Springs’ image as a center of important
modern architecture, i.e., a historical movement that exemplifies a particular period of the national, state, or
local history. The structure qualifies for listing as a Class 1 Historic Resource on the local registry
under Criterion 3.
CRITERION 4 - The resource embodies the distinctive characteristics of a type, period, or method of
construction: The Ratner Residence is a highly intact contributing resource to the potential El Rancho Vista
Estates Historic District, which Historic Resources Group identified in their 2015 Citywide Survey. As a fine
example of the use of mass-production building processes for postwar tract housing, the Ratner Residence is
noteworthy for its type or method of construction. It qualifies for listing as a Class 1 Historic Resource
on the local registry under Criterion 4.
Criterion 5: (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).
As designed by master architects Donald Wexler and Richard Harrison, the Ratner Residence possesses a
mastery of the modernist design principles employed by the partners, using the most straightforward and
humble materials. Extensive use of glass, both fixed and sliding/opening, protects from the sun by deep
overhangs, provides shelter from the harsh desert climate and allows for cross-ventilation. This convergence of
the interior and exterior spaces was a hallmark of the midcentury modern period. As a residential tract structure
artfully designed by Wexler and Harrison, this building rises to a master architect's level with high artistic values.
Therefore, the structure qualifies as a Class 1 Historic Resource under Criterion 5 for its
distinctive characteristics representing the Midcentury Modern style and high artistic values.
Criterion 6: (That represents a significant and distinguishable entity whose components may lack
individual distinction). This Criterion was created to address the resources contained within a potential
Historic District. 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.
33
The Ratner Residence's historic significance does not rely on other properties or associated developments.
Also, the H.R.G. Citywide Survey has identified El Rancho Vista Estates as potentially eligible to be a Historic
District, but because the district has not been nominated to date, it does not apply to this nomination. Hence,
the structure does not qualify under Criterion 6.
Criterion 7: (That has yielded or may be likely to yield information important to the national, state or
local history or prehistory.) The Ratner Residence is not expected to yield information critical to the national,
state, or local history or prehistory. Hence, the structure does not qualify under Criterion 7.
SUMMARY: This evaluation finds The Ratner Residence eligible for listing as a Palm Springs Historic Resource under
8.05.070 (C.1.a.) paragraphs (iii, iv, and v) of the local ordinance’s seven criteria.
STATEMENT OF SIGNIFICANCE Integrity Analysis (using U.S. Secretary of Interior Standards)
INTEGRITY
Integrity is the ability of a property to convey its significance. To be listed in the local registry, a property must
not only be shown to be significant under the criteria, but it also must have integrity. The evaluation of integrity
is sometimes a subjective judgment, but it must always be grounded in an understanding of a property's physical
features and how they relate to its significance. Historic properties either retain integrity (that is, convey their
significance) or they do not. The definition of integrity includes seven aspects or qualities. To retain historic
integrity a property will always possess several, and usually most, of the aspects. The retention of specific aspects
of integrity is paramount for a property to convey its significance. Determining which of these aspects are most
important to a particular property requires knowing why, where, and when the property is significant. The
following sections define the seven aspects and explain how they combine to produce integrity.
DESIGN
Design is the combination of elements that create the form, plan, space, structure, and style of a property. It
results from conscious decisions made during the original conception and planning of a property and applies to
activities as diverse as community planning, engineering, architecture, and landscape architecture. Design
includes such elements as organization of space, proportion, scale, technology, ornamentation, and materials. A
property’s design reflects historic functions and technologies as well as aesthetics. It includes such considerations
as the structural system; massing; arrangement of spaces; pattern of fenestration; textures and colors of surface
materials; type, amount, and style of ornamental detailing. The Ratner Residence’s essential elements of
form, plan, space, structures, configuration, and style have remained intact. Similarly, the structural
system, massing, the arrangement of spaces, and the type, amount, and style of detailing have survived
almost entirely intact.
34
MATERIALS
Materials are the physical elements that were combined or deposited during a period and in a particular
pattern or configuration to form a historic property. The choice and combination of materials reveals the
preferences of those who created the property and indicate the availability of types of materials and
technologies. The Ratner Residence’s materials represent the best Midcentury Modern design, with
high-quality but simple decorative concrete block, aluminum, wood, glass, and stucco.
WORKMANSHIP
Workmanship is the physical evidence of the crafts of a culture or people during any given period in history or
prehistory. It is the evidence of artisans’ labor and skill in constructing or altering a building, structure, object,
or site. Workmanship can apply to the property as a whole or to its individual components. It can be expressed
in vernacular methods of construction and plain finishes or in highly sophisticated configurations and ornamental
detailing. It can be based on common traditions or innovative period techniques. Workmanship is important
because it can furnish evidence of the technology of a craft, illustrate the aesthetic principles of a historic or
prehistoric period, and reveal individual, local, regional, or national applications of both technological practices
and aesthetic principles. Examples of workmanship in historic buildings include tooling, carving, painting, graining,
turning, and joinery. The Ratner Residence was built as one of nearly seventy residences at the El Rancho
Vista Estates tract using mass-production building techniques, providing affordability utilizing an
economy of scale. This innovation in building represents a breakthrough in the technological practice
of the period.
LOCATION
Location is the place where a historic property was constructed or the place where a historic event occurred.
The relationship between the property and its location is often important to understand why the property was
created or why something happened. The actual location of a historic property, complemented by its setting, is
particularly important in recapturing the sense of historic events and persons. Except in rare cases, the
relationship between a property and its historic associations is destroyed if the property is moved. The Ratner
Residence remains in its original location, still adjacent to miles of open desert adjacent to the airport,
and, therefore, qualifies under this aspect.
SETTING
Setting is the physical environment of a historic property. Whereas location refers to the specific place where
a property was built or an event occurred, setting refers to the character of the place in which the property
played its historical role. It involves how, not just where, the property is situated and its relationship to
surrounding features and open space. Setting often reflects the basic physical conditions under which a property
was built and the functions it was intended to serve. In addition, the way in which a property is positioned in its
environment can reflect the designer’s concept of nature and aesthetic preferences. The Ratner Residence
was designed as one of about seventy residences designed by architects Wexler and Harrison in a tract
of mass-produced houses. The individual character was achieved by various ways of siting the homes,
35
and in their rooflines and detailing. This setting within El Rancho Vista Estates continues to reflect
Wexler and Harrison’s originally designed relationship of site and structure.
FEELING
Feeling is a property’s expression of the aesthetic or historic sense of a particular period. It results from the
presence of physical features that, taken together, convey the property’s historic character. For example, a rural
Historic District retaining original design, materials, workmanship, and setting will relate the feeling of
agricultural life in the nineteenth century. The Ratner Residence is situated within the potential Historic
District of El Rancho Vista Estates. The single-family tract home conveys the feeling of the Midcentury
Modern period for which Palm Springs is internationally known. The Ratner Residence still blends well
into this unique neighborhood. Accordingly, the Ratner Residence retains its original integrity of
feeling.
ASSOCIATION
Association is the direct link between an important historic event or person and a historic property. A property
retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that
relationship to an observer. Like feeling, association requires the presence of physical features that convey a
property’s historic character. For example, a Revolutionary War battlefield whose natural and man-made
elements have remained intact since the eighteenth century will retain its quality of association with the battle.
Because feeling and association depend on individual perceptions, their retention alone is never sufficient to
support eligibility of a property for the National Register. The Ratner Residence is not associated with an
important historic event.
INTEGRITY SUMMARY: This integrity analysis confirms that the site and structures of the Ratner Residence
still possess six aspects of integrity.
36
A P P E N D I C E S
I Owner’s Letter of Support
37
II Assessor’s Map and Aerial
38
Property Address 1633 VIA ROBERTO MIGUEL
PALM SPRINGS, CA 92262
APN 677233003
III Building Permits
Date Owner Permit Type Description of Work
03-17-1960 El Rancho
Vista Estates
Electrical 54 outlets, including lights and switches; 10
light fixtures; 1 meter loop; 1 220 volt outlet.
04-14-1960 El Rancho
Vista Estates
Plumbing 2 bathtubs; 2 lavatories; 2 toilets; 1 sink; 1
automatic washer; 1 water piping; 1 water
heater; 2 gas outlets.
04-20-1960 El Rancho
Vista
Estates, Inc.
Building Construct 6 room frame and stucco dwelling
– compo roof. 100 x 100 lot size; R-1; 1400
sq. ft. house; 540 sq. ft. carport.
39
05-22-1960 El Rancho
Vista Estates
Sewer Sewer inspection.
08-04-1970 Mrs. C. Burg Building Construct gunite conc. Swimming pool in rear
yard area. Size: 14 x 16 x 32 ft.
02-21-1973 Mrs. T. Lee Building Construct 80 ft. of 6’ high conc. Block wall in
rear yard along north side of property.
06-17-1974 Col. Burg Building Const 110 lin ft of 6 ft hi conc block wall, 25
ft back from front property line, across the
front of the dwelling.
05-12-79 B. Burg Building Compo re-roof.
40
Shadowal decorative concrete block (“The block with 1000 faces”) was introduced in 1956 and trademarked
by the National Concrete Masonry Association.
IV SHADOWAL, HI-LITE, AND SHADOW BLOCK
Now known as concrete masonry units (C.M.U.s), concrete blocks were introduced in the late nineteenth
century with various patents for block designs. The industry expanded rapidly after Harmon Palmer invented
the first commercially successful concrete block machine in 1900. Multiple manufacturers produced unique
proprietary blocks using unique molds or special aggregates in the concrete mix. Although concrete blocks
meant to emulate natural stone were popular for the first quarter of the twentieth century, they fell out of
fashion following World War II.
Manufacturers marketed concrete blocks as an economical building material, ideal for industrial, agricultural, and
residential projects. The block became associated with utilitarian structures but soon transitioned into a
supporting role as a substrate for applied finishes, such as stucco. In a 1925 catalog for concrete block, artist
Alfonso Lannelli said that “stucco becomes a sensitive medium through which the texture-and-tone qualities of
each period can be expressed.”
41
By the 1950s, decorative new variations on the concrete block were introduced and quickly took off. One of
these, "screen blocks," allowed the concrete block to assume a significant design role. These ornamental screen
block designs created free-standing walls that served as partitions while allowing air circulation.
Another variation, shadow blocks, quickly became a defining architectural feature, both structural and
decorative. Shadow block featured a shallow relief design that created shadow patterns when hit by light.
Two-page 1959 magazine advertisement showed the almost infinite ways variety could be achieved with Shadowal concrete
blocks. Courtesy Ron and Barbara Marshall.
42
Architect William Krisel used Shadowal concrete block at his Sandpiper condominiums in Palm Desert, starting in 1958, and
was featured on the cover of this Shadowal brochure. Courtesy Ron and Barbara Marshall.
Shadowal patterns by Wexler and Harrison at El Rancho Vista Estates.
43
Shadowal diamond patterns by Wexler and Harrison at El Rancho Vista Estates.
Shadowal was previewed at the National Concrete Masonry Association of Chicago’s annual conference in New
Orleans in 1956. The first blocks put into production were by the Best Block company, which began producing
them in August of 1956. Shortly after that, the molds were purchased by block manufacturers around the
country, and the Shadowal product was put to use throughout the United States. Reporting on the first
structures built using Shadowal, Concrete Magazine reported in October 1957, “You notice a Shadowal exterior!
Whether you’re driving along a highway, or going up a winding driveway overhung with trees, the moment you
see a use of this block with “one thousand” faces, it strikes you as something different.”8
8 “Shadowal in Use . . . in Milwaukee,” Concrete Magazine, October 1957, 20.
44
“Hi-Lite” decorative concrete block, with triangulated bas-relief designs, was introduced by the Besser Company of Alpena,
Michigan, who also produced molds so local suppliers could make them on-site. From “Concrete” Magazine, April 1958.
45
Wexler and Harrison’s variations using Hi-Lite shadow blocks at El Rancho Vista Estates.
46
From “Brick and Clay Record,” May 1958.
Besides the Shadowal and Hi-Lite patterns, architects invented standard concrete blocks to create shadow
effects by placing blocks on their sides or using different-sized blocks that would protrude from the wall. One
use of shadow block is formed when standard concrete masonry units are placed in a manner that projects
the block from the face of the home.
One of the most recognizable forms of shadow block is the projecting H-block, including the open-ended
eight-inch block.
PACE SETTER PAVILION, 1959
To illustrate what the new shadow block and screen block patterns could do, the National Concrete Masonry
Association built a very novel Pavilion for the 1959 Concrete Industries Exposition in Cleveland. They hired
nine leading architects to use their imagination and create new patterns using both shadow and screen blocks.
The architects included Marcel Breuer, Paul Rudolph, A. Quincy Jones and Frederick E. Emmons.
A twenty-two-page brochure was produced, describing the project this way:
47
And now-the fabulous Pavilion-showplace of the most imaginative uses of concrete block ever seen
anywhere!
From the imagination and talent of nine leading American architectural firms comes new evidence of
the inherent beauty and versatility of concrete masonry. The project was commissioned by William P.
Markert, director of promotion of the National Concrete Masonry Association and was fashioned
completely from concrete masonry units available to the industry today. Also associated in the project
were leading block machinery manufacturers.
The walls of fashion devised by the architects were coordinated in this glamorous Pavilion by Robert
A. Little and George F. Dalton & Associates and were exhibited at the Concrete Industries Exposition
in Cleveland
The cover of the Pavilion brochure.
48
Architect Marcel Breuer's contribution: “Time was when a wall was just a wall. A flat, uninteresting surface, expensively cov ered
and painfully lacking in depth, definition and texture. A new concept in wall fashions, however, is beginning to change all t hat.
And concrete block is leading the expressive wall by alternating hollowcore block and two 4"x 8"x 16" units. His rendition is a
complete and relieving change from the silent, stereotyped walls of yesterday and is reserved only for those who wish to go
modern ... and stay there. Choose from a palette of pastel or vivid colors -and splash on your own unique personality in paint.”
49
“Architect Paul Rudolph, New Haven, Connecticut, has proved that Shadowal block not only has a handsome face but a smart
and distinguished profile as well. Simply by turning the sculptured faces of the solid Shadowal units to the left and stacking
them vertically, Rudolph hit upon an interesting notched effect which he found could be distinctively carried throughout the
entire expanse of the wall. A wonderful relief from the staid walls of yesterday.”
50
“Here, in what has been described as "a chorus of frogs arranged in a series of totem poles and emitting a happy serenade," is a
fancy screen design fashioned by Charles Walton of the architectural firm of A. Quincy Jones and Frederick E. Emmons, Los
Angeles. Frilly, but far from frail, the ornate screen can be beautifully employed as a backyard fence to filter wind and sun light,
or as a patio wall to provide extra privacy. Grille designs of concrete block are ideal as an outside material. More than just being
distinctive in appearance, block is a permanent material requiring almost no maintenance and is totally free from damage by
rodents and vermin.”
51
Some inventive shadow block patterns devised by architects Wexler and Harrison at El Rancho Vista Estates.
52
Architects Wexler and Harrison at El Rancho Vista Estates devised some inventive shadow block patterns.
53
V Harper Goff Brochure
54
55
56
VI Contemporary Images – Photos by Author, January 2023
57
58
59
60
61
62
63
64
65
66
67
68
VII Grant Deed
69
VIII El Rancho Vista Estates Potential Historic District
In 2015, Historic Resources Group identified El Rancho Vista Estates as one of nine potentially eligible
Historic Districts. The following information is taken from the Survey Findings Summary:
“The survey identified nine potential historic districts that meet the registration requirements for listing at the
federal, state, or local levels. For each district, individual properties were evaluated as contributors or non-
contributors based on whether they were constructed during the period of significance, and whether they
retain sufficient historic integrity to convey their significance as part of the district.”
The identified historic districts are:
1. Caballeros Estates
2. Deep Well Ranch
3. El Rancho Vista
4. Las Palmas Summit
5. Racquet Club Road Estates
6. Sunmor / Enchanted Homes
7. Twin Palms
8. Vista Las Palmas
9. Vista Santa Rosa
70
71
72
73
74
75
76
77
78