HomeMy WebLinkAbout2023-07-05 - HSPB Reso 138 - Korakia PensioneRESOLUTION NO. HSPB #138
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
"DAR MAROC" (KORAKIA PENSIONE) LOCATED AT 257
SOUTH PATENCIO ROAD, A CLASS 1 HISTORIC SITE,
(HSPB #138), APN #513-132-005.
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, on November 17, 2021, the City of Palm Springs filed an application
with the City 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 "dar Maroc" (Korakia Pensione) located at 257
South Patencio Road. The application included a historic resources report ("the report").
C. WHEREAS, on June 28th and July 3rd, 2023, members of the Historic Site
Preservation Board (HSPB) conducted site inspections of the proposed historic resource,
accompanied by City staff; and
D. WHEREAS, on July 5, 2023, a noticed public hearing of the Palm Springs Historic
Site Preservation Board ("HSPB") to consider Case HSPB #138 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:
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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July 5, 2023
a. The site, structure, building or object exhibits exceptional historic
significance and meets one or more of the criteria listed below:
The mass/scale of the buildings and the site design are harmonious with the surrounding
context and much of the original design details remain intact. The property is an
exceptional example of Moorish Revival style architecture in Palm Springs. Alterations
have been made to the property; however, all changes were done in keeping with the
character of the original design intent. The HSPB finds the site possesses exceptional
historic significance and design integrity.
(Criterion i) The resource is associated with events that have made a
meaningful contribution to the nation, state or community;
No information was provided indicating any significant event was directly associated with
this site. The site does not qualify under Criterion i.
(Criterion ii) The resource is associated with the lives of persons who
made a meaningful contribution to national, state or local history;
As referenced in the report, the property was constructed by the prominent artist Gordon
Coutts whose body of work was often exhibited in various galleries around the world. His
home studio was used as a base for art excursions and later his daughter Jeane Coutts
Anguiano, who was a recognized artist on her own merits, opened the Gordon Coutts Art
School at the property and provided art classes for the local community. The property is
directly associated with both artists who made a meaningful contribution to the local
history; thus, the HSPB finds the site qualifies as a historic resource under Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of
national, state or local history;
The report expounds on the context of "Palm Springs between the Wars" during the early
twentieth century when artists were coming to the desert. Similarly, there was a growing
interest in revival style architecture throughout the state of California. The Moorish Revival
style architecture of "dar Maroc" (Korakia Pensione) is described as one of the more
"exotic Mediterranean -inspired houses in Palm Springs". Additionally, the property made
significant contributions to the development of the artists' colony by providing gallery and
studio spaces for local and visiting artists to Palm Springs during this period.
The property is a unique and noteworthy example; therefore, the HPSB finds the site
qualifies as a historic resource under Criterion iii.
(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 standard wood frame
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construction methods were used to construct the building and the subsequent additions.
While the decorative architectural elements are unique, the construction methods are
conventional, therefore, the HPSB finds the project does not qualify for 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 artistic value;
The buildings were designed by the notable artist Gordon Coutts who was heavily
influenced by Moorish style architecture in Morocco. The building embodies distinct
characteristics of this style including but not limited to the horseshoe arched openings,
decorative patterns and tilework, and crenellated parapet wall details. While the scale of
the property is modest, the design of the buildings is an important example of the artist's
work that represents the values of the early twentieth century in Palm Springs.
(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
No information has been provided that the resource qualifies 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.
"dar Maroc" (Korakia Pensione) is evaluated in terms of its historic integrity as follows:
Location.
The resource remains in its original location of construction, therefore, retains its integrity
of location.
Design.
The original building mass/scale, layout, building materials and architectural detailing
continue to be a vital component. The overall design features of the building remain
except for the dome which was removed in 1968. While the loss of the dome is significant,
the HSPB finds a large majority of the design integrity remains intact.
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Setting.
The original setting of the property looks like undeveloped desert in the early photos;
however, the report indicates that the United States Geological Survey reveals the
surrounding context was developed within the period of significance, therefore, the
integrity of setting remains.
Materials.
The exterior walls have a plaster finish with wood -framed fenestration, decorative tilework
that highlight the building's facades. Historic photographs help confirm these details on
the building's main fagade. While there is some evidence of deferred maintenance in
certain areas, the HPSB finds the overall integrity of original materials are still intact.
Workmanship.
The construction of the building appears to use conventional methodologies but the decorative
elements such as the tilework and fenestration design reveals a level of workmanship that is
unique. The HSPB finds the integrity of workmanship is still intact.
Feeling.
Although the property now operates as a boutique hotel, the scale and appearance of the
original building remains the same, therefore, the original feeling of the site remains intact.
Association.
Most of the exterior changes were executed in a respectful manner using the same
architectural detailing and compatible materials that were original to the site. Thus, the
integrity of association with the Moorish Revival style of architecture remains strong on
the site.
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:
• Asymmetrical east (main) fagade including the geometric building mass, horseshoe
arch window and door details and rounded pilasters and decorative capitals
• Horseshoe arched opening for the main entrance, the main wooden doors. and
wrought iron hardware detail
• Decorative mosaic tile work
• Smooth plaster finish of the exterior walls
• Open courtyard spaces at the front and rear of the building to remain open
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July 5, 2023
• Small decorative fountain located in the front courtyard
• Combination of flat and gabled roofs with clay tiles
• Crenellated and banded parapet including the pyramid detail on each crenellation
• Original dome (removed in 1968)1
Non-contributing elements:
• Zig-zag parapet detail on the primary building to the north
• Rock wall water feature and seating located towards the west side of the property
• Stone rubble arched entrances and walls along the east side (front) of the property
• Projecting exterior steel staircase on the south fagade of the building
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:
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 "dar Maroc" (Korakia Pensione) located at 257 South Patencio Road,
The original done is a character -defining feature that was removed in the 1960s. The reconstruction of
this historic feature is supported; however, it must be based on historic documentation and photos that
follow the Secretary of the Interior's Standards for Reconstruction.
Resolution No. HSPB #138 — "dar Maroc" (Korakia Pensione)
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July 5, 2023
a Class 1 Historic Resource (HSPB #138).
ADOPTED THIS FIFTH DAY OF JULY, 2023
AYES:
Hough, Nelson, Rosenow, Hansen, Bachman, Herr, Moruzzi.
NOES:
None.
ABSENT:
None.
ABSTAIN:
None.
ATTEST: CITY OF PALM SPRINGS, CALIFORNIA
Christopher Hadwin
Director of Planning Services