HomeMy WebLinkAbout2023-10-06 - HSPB_147_RESO - AtikianRESOLUTION NO. HSPB #147
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
"THE M.H. ATIKIAN BUILDING" LOCATED AT 120 WEST
ARENAS ROAD, A CLASS 2 HISTORIC SITE, (HSPB #147),
APN #513-143-006.
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 May 28, 2022, Jane Lundin 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 "M.H. Atikian Building" located at 120 W. Arenas Road. The
application included a historic resources report ("the report").
C. WHEREAS, on September 26, 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 October 6, 2023, a
Historic Site Preservation Board ("HSPB")
accordance with applicable law; and
noticed public hearing of the Palm Springs
to consider Case HSPB #147 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,2), the
HSPB shall evaluate the application and make findings in conformance with the following
criteria:
Criteria for the Designation of Class 2 Historic Resources. A site,
structure, building or object may be designated as a Class 2 historic
resource, provided the site, structure, building or object exhibits significance
and meets one or more of the criteria listed below. A Class 2 historic
Resolution No. HSPB #147 — "The M.H. Atikian Building"
Page 2 of 5
October 6, 2023
resource shall not be required to meet the findings for integrity as described
in Municipal Code Chapter 8.05, Article III, Section 8.05.070, subsection
(C)(1)(b).
The Atikian building is a two-story mixed -use commercial building designed by master
architect William F Cody and located on a prominent commercial corner in downtown
Palm Springs. The period of significance is 1950, the date of construction. The original
1950 drawings from the office of William F. Cody clearly show the building was intended
to be visually unique, engage pedestrians, and embrace the aesthetics of mid-century
desert architecture. Despite some alterations over time, the building meets criteria for a
Class 2 historic resource as detailed below.
(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 HSPB finds the building 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 background information on Mesrab Housep ("M.H.") Atikian who
commissioned architect William F. Cody to design the building. A prominent jeweler and
art collector, M.H. Atikian moved to Palm Springs in 1949 with his mother with plans to
open a new business. Although Atikian was a prominent businessman in Palm Springs,
there's no information to find that he made a meaningful contribution to national, state, or
local history. Therefore, the HSPB finds the building does not meet Criterion ii.
(Criterion iii) The resource reflects or exemplifies a particular period of
national, state or local history;
During the Post World War II period, architecture in the desert was taking cues from many
different movements. Young architects in the valley began experimenting with different
building materials and architectural principals to develop their own unique modern
aesthetic in the desert. Materials such as steel and glass started to be used, and the
ideals of influential architects like Frank Llyod Wright and his principals on "organic
architecture" had an impact. In the case of the M.H. Atikian Building, the design
incorporates materials such as exposed stone and redwood that connect to the natural
environment. The horizontal emphasis of the building and the use of glass and steel hint
at the exposure to design principals of the International Style. Cody's design of the Atikian
building reflects his unique application of specific design trends and thoughts of his time.
The HSPB finds that the building meets Criterion iii as a significant example of a
commercial building that reflects the design aesthetics of the Post World War 11 period
and of desert Modern architecture.
(Criterion iv) The resource embodies the distinctive characteristics of a
type, period or method of construction;
Resolution No. HSPB #147 — "The M.H. Atikian Building"
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October 6, 2023
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). Because of the removal of some original
character -defining feaures and materials, the HSPB finds that the building does not meet
Criterion iv.
(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 two-story commercial building was by master
architect William F. Cody. There was an intentional design process and visual
appearance that responded to the client's programming needs for the building and its
location on a prominent commercial corner in downtown Palm Springs. Cody's spirit of
experimentation is seen in his design, specifically in the street -facing facades and site
circulation. The juxtaposition of the thin glass storefronts sitting on top of masonry walls
or planters that flows in and out of the building is an embodiment of the architectural
thought during that time, as designers grappled with both Wrightian concepts of "organic
architecture" and the visual aesthetics of the International Style. Cody was a master
architect who influenced his age and produced work that possesses high artistic value.
There are few examples of his commercial work in Palm Springs. Therefore, the HPSB
finds that 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, 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 HSPB was unable to make the findings for Historic Integrity for the site to qualify as
a Class 1 (Landmark) historic site.
Resolution No. HSPB #147 — "The M.H. Atikian Building"
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October 6, 2023
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 and building placement on a prominent commercial corner
• Flat roof, two-story building
• Horizontal emphasis
• Mixed uses (commercial on the first floor and residential on the second)
• Thin, flat roof overhangs (awnings) extending over the sidewalk that wrap around
S. Palm Canyon Drive and W. Arenas Road (Note: this feature was rebuilt and
reconfigured at the corners. The thickness of the roof does not appear to match
historic photographs.)
• Stone planters that interact with the glass storefronts
o Triangulated hourglass -shaped planter along W. Arenas Road that
connects the interior space with the exterior conditions.
• Window display cases
• Diverse paving materials and patterns
• Stone masonry walls on the lower half of the retail facades
• Sawtooth shaped storefronts along W. Arenas Road (Note: those along S. Palm
Canyon Drive have been removed)
• Second story horizonal siding (Note: original redwood replaced with metal siding)
• Glass storefront windows that extend to the ceiling
Non-contributing elements:
• Outdoor metal stairs and concrete landing pad located in the former carport area
• Enclosed courtyard space with stairs to access the second floor (originally an open
staircase and open-air courtyard along W. Arenas Road).
• Paving stones along S. Palm Canyon which were installed by the City of Palm
Springs to match the rest of the street for the "Walk of Stars."
• Aluminum -framed storefronts in orthogonal patterns where it was originally angled
all along S. Palm Canyon and western portions of the storefront on W. Arenas
Road.
• Style and dimension of replacement windows on the second floor (originally long
ribbon windows).
• Awning supports (the awning supports were originally square steel tubes as shown
in the original design.)
• Gutters, downspouts, and flashing details.
Resolution No. HSPB #147 — "The M.W. Atikian Building"
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October 6, 2023
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 2 HISTORIC SITES
According to Section 8.05 of the Municipal Code, the following shall apply to a Class 2
Historic Resource:
1. It shall meet the definition of a Class 2 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 M.H. Atikian Building" located at 120 W. Arenas Road, a Class 2
Historic Resource (HSPB #147).
ADOPTED THIS SIXTH DAY OF OCTOBER, 2023.
AYES: Nelson, Hansen, Rosenow, Bachman, Herr, Moruzzi.
NOES: None.
ABSENT: None.
ABSTAIN: Hough.
ATTEST:
x "
Christopher Hadwin
Director of Planning Services
CITY OF PALM SPRINGS, CALIFORNIA