HomeMy WebLinkAbout25252RESOLUTION NO. 25252
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM
SPRINGS, CALIFORNIA, DESIGNATING THE MERRILL LYNCH
BUILDING, LOCATED AT 415 SOUTH PALM CANYON, AS A
CLASS 1 (LANDMARK) HISTORIC RESOURCE HSPB #160,
SUBJECT TO CONDITIONS (APN 513-213-001).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation
of historic sites and districts; and
B. WHEREAS, the City of Palm Springs initiated an application, Case HSPB #160, seeking
historic site designation of The Merrill Lynch Building located at 415 South Palm Canyon; and
C. WHEREAS, on August 22 and August 29, 2024, members of the Historic Site
Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic
resource; and
D. WHEREAS, on September 3, 2024, a noticed public hearing of the Palm Springs Historic
Site Preservation Board to consider Case HSPB #160. was held in accordance with applicable
law; and
E. WHEREAS, at said hearing, the HSPB carefully reviewed and considered all the evidence
presented in connection with the hearing on the project, including, but not limited to, the staff
report and all written and oral testimony and voted unanimously to recommend that the Council
designate The Merrill Lynch Building a Class 1 (Landmark) historic resource; and
F. WHEREAS, on October 24, 2024, a noticed public hearing of the Palm Springs City
Council to consider Case HSPB #160 was held in accordance with applicable law; and
G. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all
the evidence presented in connection with the hearing on the project, including, but not limited
to the staff report and all written and oral testimony.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
SECTION 1: FINDINGS — PART "A". CRITERIA FOR HISTORIC RESOURCES.
Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the City
Council 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.
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October 24, 2024
a. The site, structure, building, or object exhibits exceptional historic I
significance and meets one or more of the criteria listed below:
415 South Palm Canyon Drive is a unique example of a commercial property designed in the
New Formalist style. The building expresses a level of permanence and longevity, yet the
modern materials allow it to fit into its contemporary context. While the interior was significantly
rehabilitated to accommodate a new use, the exterior of the building remains relatively in -tact.
The following is a detailed analysis of the criterion and integrity findings.
(Criterionill 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 building was constructed to address the financial needs of a growing community. The report
did not reveal any individual of significance being associated to the site; therefore, Criterion ii is
not met.
(Criterion fii) The resource reflects or exemplifies a particular period of national,
state, or local history,
In the Post World War II period, the shifting economic climate created new opportunities
for designers and architects to move to Palm Springs and explore and implement the
latest design trends. In response to the International Style, New Formalism, which may
be seen as the abstraction of Classical architecture, developed into a style of architecture
that was often used for public and institutional buildings. The scale and symmetry of the
buildings evoked a sense of permanence and stability. While there are limited examples
of this style of architecture in Palm Springs, the Merrill Lynch Building would be an
outstanding example of this form of architecture. This building is one of many iconic
buildings along South Palm Canyon and Indian Drive that demonstrate the development
of the financial district and the prosperity of finance during the post-war period. 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). It appears that the building was
constructed using standard construction methods and materials and does not qualify for I
this criterion.
(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
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' artistic value;
Donald Wexler is a notable and well -respected architect that has influenced the field with
his work. He trained under other master architects such as Richard Neutra and William
F. Cody but quickly developed his own sense of design using materials like steel in a
desert setting. His portfolio of work ranges from residential homes to large civic projects,
and he explored a variety of architectural styles throughout his career. In addition, the
architectural detailing of the columns and use of scale at the Merrill Lynch Building clearly
shows Wexler's design genius, thus Criterion v is met.
(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 has been provided 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 report provides an evaluation of the site relative to the seven aspects or qualities of historic
integrity, as recognized by the National Register of Historic Places. The seven aspects or
qualities include location, design, setting, materials, workmanship, feeling, and association. The
report concludes that the site retains a high degree of integrity and is further analyzed below:
1. Location:
The location of the structure is in its original place of construction; therefore, the integrity of
location is met.
2. Design:
The two-story, steel -framed building is situated on a podium (platform) elevated from the
adjacent sidewalk and has free-standing columns and pilasters supporting the entablature. The
'columns in the front also create a portico around the main entrance making it a prominent
feature. The building uses traditional design concepts yet uses a panelized system to clad the
exterior. The concept of New Formalism focuses on scale and a sense of balance and simplifies
decorative elements rather than strip them from the building completely. The integrity of the
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original design has been preserved. ,
3. Setting:
The building remains in its original location on South Palm Canyon Drive and the concentration
of buildings specifically designed for financial institutions are still in the general vicinity, even if
many have been adaptively reused and serve a different function. The overall integrity of setting
remains intact.
4. Materials:
The steel -framed building and the plaster cladded entablature and columns all have a textured
finish, painted white. Some exterior walls are arranged with a split -face concrete block and high
clerestory windows adorn the fagade. The report specifies restoration work occurred in the mid-
2000s but the exterior materials, excluding the original front doors, were replaced to match the
historic photos of the building. The integrity of materials remains.
5. Workmanship:
The attention to detail, particularly around the columns and pilasters showing the simple
decorative aluminum channels and the reveals at the top and bottoms of each vertical element
illustrates a design aesthetic that is clean and functional. The white -plaster and exterior wall I
surfaces appear to be in good condition with no visible damage. The integrity of workmanship is
intact.
6. Feeling:
The overall mass, scale and design details of the building's exterior remain unchanged and
clearly demonstrates the sense of stability and authority associated with financial institutions of
that era. The integrity of feeling is intact.
7. Association:
The property is associated with the architect Donald Wexler and his interpretation of Classical
principles using modern materials and construction methods. The design was well -received by
the community and recognized in 1972 with the "Desert Beautiful" award. The integrity of
association is met.
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.
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' The following is a list of character -defining features identified by the City Council:
Character -defining features of the resource are as follows:
• Monumental, flat -roofed two-story structure inspired by a more Classical style of
architecture that includes freestanding columns in the front of the building, supporting a
colonnade, with engaged columns surrounding the structure on the sides and back.
• Squared, white -painted plaster columns with vertical "U"-shaped brushed aluminum
decorative channels.
• Wide, white -painted plaster fascia emulating a simplified entablature. The fascia is
embellished with vertical "U"-shaped brushed aluminum channels, in line with the same
vertical channels in the columns directly below.
• Recessed lighting and anodized bronze can downlights on the ceiling of the colonnade.
• Tan split -faced block walls and podium.
• Concrete paving with tiles arranged in a geometric pattern at the building entrances.
• Solar glass panels and clerestories.
• Concrete -curbed planting beds in the rear parking lot.
• Tan split -faced block walls enclose the property.
• Four mature olive trees specimens at the entrance to the parking lot, and a single mature
olive at the southwest corner of the building.
• Mature California fan palms in the parking lot
' Non-contributing elements:
• Bronze anodized aluminum and bronze -tinted solar glass entry doors, which replaced
the Ackerman Panelcarve doors and transom.
• Large-scale bronze wall sculpture by artist Abbott Pattison, previously hung on the wall
of the Spa Hotel.
• Replacement tiles embedded in the concrete of the podium surface.
• Handrails on the main stairs leading to the front entrance.
• Existing desert landscape design.
SECTION 4: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designation is not subject to the California Environmental Quality
Act (CEQA) pursuant to Sections 15060(c)(2) (the activity will not result in a direct or reasonably
foreseeable indirect physical change in the environment) and 15060(c)(3) (the activity is not a
project as defined in Section 15378) of the CEQA Guidelines, California Code of Regulations,
Title 14, Chapter 3, because it has no potential for resulting in physical changes to the
environment, directly or indirectly.
SECTION 5: CONDITIONS THAT APPLY TO HISTORIC SITES:
'According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1 Historic
Resource:
1. It shall meet the definition of a Class 1 historic site as outlined in Municipal Code Section
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October 24, 2024
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 City Council hereby designates the Merrill Lynch Building located
at 415 South Palm Canyon, a Class 1 (Landmark) Historic Resource (Case HSPB #160).
ADOPTED THIS 24TH DAY OF OCTOBER 2024.
cott C. Stiles, City Manager
ATTEST:
Brenda Pre it Cler
Resolution No. 25252
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October 24, 2024
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE
CITY OF PALM SPRINGS
ss.
CERTIFICATION
I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution
No. 25252 is a full, true and correct copy, and was duly adopted at a regular meeting of the City
Council of the City of Palm Springs on October 24, 2024, by the following vote:
AYES:
Councilmembers Gamer, Middleton, and Mayor Pro Tern deHarte
NOES:
None
ABSENT:
Mayor Bernstein
ABSTAIN:
None
IN WITNESS WHEREOF, I have hereunto myhandand affixed the official seal of the City of Palm
3} Springs, California, this day of 2024.
Brenda Pree, C, CERA, City Clerk
City of Palm Springs