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HomeMy WebLinkAbout2023-09-05 - HSPB _148 Reso - Blankenhorn - GilmoreRESOLUTION NO. HSPB #148 A RESOLUTION OF THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE "THE BLANKENHORN/GILMORE RESIDENCE" LOCATED AT 1850 SMOKE TREE LANE, A CLASS 1 HISTORIC SITE, (HSPB #148), APN #510-104-002, 510-104-006. 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, 2022, Eric Ellenbogen, John Engelman and Thomas Engelman 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 "Blankenhorn/Gilmore Residence" located at 1850 Smoke Tree Lane. The application included a historic resources report ("the report"). C. WHEREAS, on August 15t" and August 29t", 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 September 5, 2023, a noticed public hearing of the Palm Springs Historic Site Preservation Board ("HSPB") to consider Case HSPB #148 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: Resolution No. HSPB #148 — "The Blankenhorn/Gilmore Residence" Page 2 of 6 September 5, 2023 a. The site, structure, building, or object exhibits exceptional historic significance and meets one or more of the criteria listed below. - The Blankenhorn/Gilmore residence is a unique example of a rustic ranch -style home with a rambling floor plan that tell the history of residential development in the Smoke Tree Ranch community. The home demonstrates exceptional historic significance because of its association with the history of "dude ranch" resorts in Palm Springs and its association with respected master architects Garrett Van Pelt, Jr., and Albert Frey. (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, The report describes the two main owners associated with the property: Louis "L. Mac" McLaughlin Blankenhorn and Donald S. Gilmore. Blankenhorn, one of the original developers of Smoke Tree Ranch and the city of Rancho Mirage, hired architect Garrett Van Pelt, Jr. to design the home which he owned from 1929 to 1935. The house was then sold to Donald S. Gilmore in 1935 and stayed in the family's possession until 1990. It was during this time Donald Gilmore became the president and general manager of the leading pharmaceutical company in the United States, Upjohn. Architect Albert Frey designed any additions or remodels made to the home during the years of 1947 to 1990. Blankenhorn made meaningful contributions to the desert communities and specifically played a critical role in setting the development standards for Smoke Tree Ranch, and Gilmore was a nationally recognized business leader that made important advancements in the pharmaceutical world during the time he owned and stayed at the home, thus, staff finds Criterion ii is met. (Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history; Smoke Tree Ranch was a subdivision developed during the time of the Great Depression. The home was designed as a ranch -style home with strong rustic elements such as low- pitched roofs, board -and -batten siding, wood or steel encased windows, and asymmetrical plans and elevations. The rambling floor plan is also considered a characteristic of a ranch style home. As one of the earliest examples of a residential structure in the subdivision, the scale, form and exterior building palette utilized at this home set the tone for the rest of the development. Additions to the home were made during the post World War II period but the overall aesthetic of the ranch was embraced. The additions continued the use of simple forms and paid close attention to scale and proportions. The building is an example of how a ranch style home was intended to Resolution No. HSPB #148 — "The Blankenhorn/Gil more Residence" Page 3 of 6 September 5, 2023 expand and adapt to the needs of the owner. The home exemplifies a specific time period of development in Palm Springs is a historically significant community, thus, 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 construction methods were used to construct the building and the additions. The construction methods are conventional; therefore, contrary to the report, staff 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 original home was designed by master architect Garrett Van Pelt, Jr. who was based in Pasadena and Santa Barbara. He was recognized and praised by his colleagues for his understanding of residential design. (The report goes into more detail about his contributions to the field of architecture and design.) The additions to the home were completed by the renowned architect Albert Frey who is recognized for his contributions to the mid-century modern movement. The Blankenhorn/Gilmore residence embodies the design talent of both architects and demonstrates their understanding of mass/scale, form, and site planning. The report also reveals the unique relationship of employee and employer between the two architects. Frey had an advantage in understanding the design intent surrounding the original home since he worked for the original architect prior to designing the new additions. Both architects influenced the field with their designs, therefore, 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 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. Resolution No. HSPB #148 — "The Blankenhorn/Gilmore Residence" Page 4 of 6 September 5, 2023 SECTION 2: PART "B" ANALYSIS OF HISTORIC INTEGRITY. Analysis of Integrity. (PSMC 8.05.070 (C, 9,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 Blankenhorn/Gilmore Residence" 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 mass/scale, form and building materials of the home are consistent with the original design intent. The irregular footprint of the home evolved from an L-shaped floor plan to a U-shaped floor plan, however, the idea of a rambling/asymmetric design remains consistent. While there are certain elements on the newer additions that reflect contemporary building solutions to address the owner's needs, the architect demonstrates an understanding of the original design and emulates the rustic style of the original design and does not compete with the main facades of the home, therefore, the design integrity remains intact. Setting. Located within the Smoke Tree Ranch development, the desert setting around the home has been maintained and remain relatively unchanged. The open and rural setting not only preserves views, but it also highlights the site placement of the home, thus the integrity of setting is intact. Materials. The use and rhythm created by the board -and -batten siding, steel casement window details and openings, and wood roof shingles are key components of the exterior fagade that remain consistent throughout the home; therefore, the integrity of materials is intact. Workmanship. Conventional construction methods were utilized and the aesthetic for the home emphasizes simplicity rather than craft. The exterior of the home is well maintained, and the original workmanship is evident. Feeling. The home is in a preserved rural setting and the design of the building represents the time period in which it was originally constructed. The rustic, ranch -style home remains integrated with the desert landscape, thus the original feeling of the site remains intact. Association. The design and condition of the property is an excellent example of a rambling ranch style Resolution No. HSPB #148 — "The Blankenhorn/Gilmore Residence" Page 5 of 6 September 5, 2023 home associated with the "dude ranch" aesthetic of Smoke Tree Rach is maintained through the use of simple forms, building materials and its integration into the desert context. The home's association with the two architects, Pelt and Frey, are visible in the overall form and fenestration of the home; therefore, the home's association to the time periods it represents, and the architects remain intact. SECTION 3: DEFINING HISTORIC CHARACTERISTICS In considering a recommendation for historic resource designation it is important to distinguish those physical elements that are original or from the period of significance that 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-defininq features of the resource are as follows: • One-story ranch home with an emphasis on horizontality • Low pitched wood shake roof • Board -and -batten wood siding • Deep roof eaves with extended roof rafters • Covered front porch, patios and arcades • Shed roofs against the low pitch gable roof of the original home' • Masonry chimney along the roof ridge of the low-pitched gable roof visible on the west facade • Irregular/rambling floor plan • Steel -framed windows • Natural desert setting Non-contributing elements: • Large swimming pool and spa in the central courtyard of the home • Hardscaped walkways, patios and driveways • Rooftop mounted mechanical equipment and screening • Parcel across the street is owned by the current owners but does not contain any part of the historic resource • Fruit trees and lawn area 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 original shed roof on the north side of the home, which was visible from the front elevation, was removed as part of an alteration completed by architect Albert Frey. Resolution No. HSPB #148 — "The Blankenhorn/Gil more Residence" Page 6 of 6 September 5, 2023 (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 "The Blankenhorn/Gilmore Residence" located at 1850 Smoke Tree Lane, a Class 1 Historic Resource (HSPB #148). ADOPTED THIS FIFTH DAY OF SEPTEMBER, 2023. AYES: Hough, Nelson, Hansen, Bachman, Herr, Moruzzi. NOES: None. ABSENT: Rosenow. ABSTAIN: None. ATTEST: Christopher Hadwin Director of Planning Services CITY OF PALM SPRINGS, CALIFORNIA