HomeMy WebLinkAbout2023-09-05 - HSPB _150 Reso - KoernerRESOLUTION NO. HSPB #150
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
"THE KOERNER RESIDENCE" LOCATED AT 1275 SOUTH
CALLE DE MARIA, A CLASS 1 HISTORIC SITE, (HSPB
#150), APN #508-403-003.
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, on October 25, 2022, David and Katherine Wright 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 "Koerner Residence" located at 1275 South Calle
de Maria. The application included a historic resources report ("the report").
C. WHEREAS, on August 15th and August 29th, 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,
Historic Site Preservation Board ("HSPB")
accordance with applicable law; and
a noticed public hearing of the Palm Springs
to consider Case HSPB #150 was held in
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 9 historic resource,
provided both of the following findings ("a" and "b') are met.
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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 restored Koerner residence is brought back to its period of significance and is an
outstanding example of Modern architecture from the mid -twentieth century that
demonstrates exceptional historic significance because of its association with master
architect E. Stewart Williams and landscape designer Garrett Eckbo and Francis H. Dean.
(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 provides a robust history of the first owners, Leon and Thea Koerner, and lists
their important contributions to British Columbia. The Koerners are recognized as a
"Person of National historic Significance", but the report does not expand on their
contributions to local, state or national history of the United States. Unlike the applicant,
staff finds the site does not qualify for Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of
national, state or local history;
The home was constructed during the context of "Post -World War II Palm Springs." The
rise in wealthy tourists and seasonal residents during this time was a clear indicator of
the growing prosperity following the wars. Modernist ideals and a newfound concern for
the landscape design became important for designers. Although E. Stewart Williams was
not formally trained in Modernism, he was highly influenced by Scandinavian Modern
design and the principals of using "organic forms" and "natural materials." The Koerner
residence integrates natural materials with Modernist ideas regarding light, fenestration
and form. E. Steward Williams uses building details and materials to extend the interior
space to the exterior. Additionally, the site placement of the home places an emphasis on
the landscape design. The restored earth mounds and the different fountain features are
a few of the qualities identified as significant to the landscape design. Staff 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). The post -and -beam construction was a
conventional method of construction; however, the structural use of "slumpstone", which
was a relatively new building material at that time, was innovative. It was used in such a
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September 5, 2023
way that the material transitioned from an interior wall to an exterior garden wall. The
surface texture of the "slumpstone" gave the appearance of a more natural material like
adobe, yet it was lightweight and cost efficient. Staff concurs with the applicant's analysis
and finds that Criterion iv is met.
(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 site planning and the design of the home was by master architect E. Stewart Williams
and the landscape design was by Garrett Eckbo and Francis H. Dean. Architect E.
Stewart Williams, one of the most influential architects from that time period, designed
other notable buildings such as the Palm Springs Art Museum and the Edris House. His
work is based on the notion that the site generates the form of the building and that all
aspects of design must be compatible with the surrounding landscape. Garrett Eckbo and
Francis H. Dean created a lush landscape design around the home utilizing large natural
stone retaining walls, planters, fountains and earthen mounds. Both the architect and the
landscape architects were highly influential, and their work at the Koerner Residence
possesses high artistic value, thus staff finds 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.
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 Koerner 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 layout of the building on an 8x8 foot grid dictates the spatial layout of the home. The
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post -and -beam construction is clad with vertical board -and -batten wood siding that was
sandblasted to better reveal the natural wood grain and textures. This treated wood siding
transitions seamlessly from the inside of the home to the exterior. The "slumpstone" walls
also extend from the interior to the exterior. The home incorporates design queues found
in ranch homes, such as a low -slung roof and wood siding, giving it a modest appearance;
however, the use of expansive glass doors/windows, clerestory windows, and
asymmetrical rooflines clearly demonstrate Modernist design principals. The recent
remodel removed all non -historic additions made in 1973 and brought it back to the
original 1955 floor plan.
Setting.
The setting of the property was maintained by preserving the landscape design
surrounding the home. Since the original construction of the home in 1955, the Deepwell
subdivision has been developed, however, the setting immediately surround the property
has been maintained and virtually unchanged. The integrity of setting remains intact.
Materials.
The restoration included replacement of original materials that were deteriorated and/or
altered. This work was done using historic documentation and existing original material.
The existing vertical wood siding was sandblasted and painted as part of the restoration,
and areas with missing or damaged siding was matched to the original material. The
"slumpstone" walls were re -painted and the fenestration remains a single pane glass.
Workmanship.
The construction of the building appears to use conventional construction methods but
the attention to detail, particularly the seamless transition of materials from the interior to
the exterior, demonstrates high -quality workmanship. Staff finds the integrity of
workmanship is clearly visible.
Feeling.
The property remains a single-family home designed with Modernist design principals that
remain the focal point. The site placement of the home remains unchanged in a landscape
design that includes two gardens and a recreational area. The overall expression, design
aesthetic and setting are maintained allowing the feeling of the site to remain intact.
Association.
The property is associated with the renowned architect E. Stewart Williams and
landscape architects Garrett Eckbo and Francis Dean. Both groups are highly respected
designers that have contributed in a meaningful way to their respective professions. Their
notable design traits/features associate the designers to 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
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September 5, 2023
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:
• Overall site design
• Low slung contemporary ranch -style home designed on a modular eight -foot grid
• Open carport design with deep overhangs
• Indoor/outdoor atrium space adjacent to primary bedroom
• Thin steel -framed sliding glass doors, windows, and casement doors
• Large expanses of glazing and clerestory windows
• Sandblasted board -and -batten vertical wood details
• Formica -covered front door
• Original "slumpstone" block walls that extend beyond the interior of the home
becoming the exterior walls
• Open beam terrace on the rear of the house
• Swimming pool
• Flagstone paving and white concrete exposed aggregate paving around the slatted
bench feature under the trellis
• Trellis and slatted curved bench and planter box
• Landscape/outdoor design features that include the following details:
o Sculpted earth mounds in rear garden
o Native stone retaining walls in rear garden
o Planting beds on three sides of the house
o Shallow steel tank ends used for planters and fountains
Non-contributing elements:
• Photovoltaic Panels on the roof
Mechanical and pool equipment
Hedge blocking the front elevation
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
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September 5, 2023
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 Koerner Residence" located at 1275 South Calle de Maria, a
Class 1 Historic Resource (HSPB #150).
ADOPTED THIS FIFTH DAY OF SEPTEMBER, 2023.
AYES: Hough, Nelson, Hansen, Bachman, Herr, Moruzzi.
NOES: None.
ABSENT: Rosenow.
ABSTAIN: None.
ATTEST:
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Christopher Hadwin
Director of Planning Services
CITY OF PALM SPRINGS, CALIFORNIA