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HomeMy WebLinkAbout2024-10-01 - HSPB_161_RESO - RatnerRESOLUTION NO. HSPB #161 A RESOLUTION OF THE HISTORIC SITE PRESERVATION BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL DESIGNATE THE RATNER RESIDENCE LOCATED AT 1633 VIA ROBERTO MIGUEL, A CLASS 1 HISTORIC SITE (HSPB #161), APN #677-233-003. 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, The City of Palm Springs filed an application 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 Merrill Lynch Building” located at 415 South Palm Canyon. The application included a historic resources report (“the report”). C. WHEREAS, on September 19, 23, 24 and 30, 2024, 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 1, 2024, a noticed public hearing of the Palm Springs Historic Site Preservation Board (“HSPB”) to consider Case HSPB #161 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: 1. 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 #161 – The Ratner Residence Page 2 of 6 October 1, 2024 a. The site, structure, building, or object exhibits exceptional historic significance and meets one or more of the criteria listed below: 1633 Via Roberto Miguel is a single-family home constructed in the Mid-century Modern architectural style with much of the exterior features intact. While interiors of privately owned properties are not subject to historic review, much of the original floor plan, including the kitchen area, remains. The following is a detailed analysis of the criterion and integrity findings. (Criterion i) 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 first residents, Benjamin and Lee Ratner, owned the home for two years before they sold to Ronald and Jessie Knox. Based on the research in the Historic Resources Report (HRR), the Knox family provided valuable photographic documentation of the home showing its original conditions; however, none of the past owners qualify for this criterion. (Criterion iii) The resource reflects or exemplifies a particular period of national, state or local history; Palm Spring in the Post-World War II was a period of substantial growth in population, and a time of prosperity and design experimentation. Developers turned to large residential tract development and often collaborated with designers and architects to give the homes a design identity and seamlessly integrate and promote new amenities. This home specifically embodies the concept of design experimentation by embracing the Mid-century Modern style of architecture to promote the desert lifestyle of that period. The “Barbara Tract” also reflects the planning and development patterns for mass-produced residential development for this 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). According to the report, the concrete masonry unit (C.M.U) was invented in the 1900s but in 1950s, “Shadowal” and “Hi-Lite” was introduced and trademarked as a decorative building material. The revised design of this building material allowed designers to create a variety of distinctive patterns within a reasonable budget. This home retains the decorative block wall on the front façade and the use of this building material gives the home a sculptural accent. Based on the use of this distinctive material for construction, Resolution No. HSPB #161 – The Ratner Residence Page 3 of 6 October 1, 2024 HSPB finds Criterion iv is met under this analysis. (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; Both Donald Wexler and Richard Harrison are well-respected, notable architects that continue to influence the field of design and architecture through their work at the local and international level. The Wexler & Harrison partnership lasted from 1953-1962 and the practice designed many custom homes and residential tracts in Palm Springs. When designing the El Rancho Vista Estates, their first single- family subdivision project, it was an example of how to design a mass-produced residential development while providing a unique sense of style for each home. This specific residence is an example of that streamlined design process in a residential subdivision. Wexler later experiments with materials like steel for residential projects and gradually shifts to larger civic and commercial projects while Harrison becomes more involved in housing development projects. Developers like Roy Fey and the Alexanders challenged the industry and designers to think at this suburban scale that eventually permeated throughout Palm Springs. HSPB finds the home reflects the genius of the two architects and the developer and meets Criterion v for historic significance. (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 is available 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 Ratner Residence is evaluated based on the following topics of integrity based on the Secretary of the Interior’s Standards: Location. The home is in its original location on the lot and the building footprint remains intact; therefore, the integrity of location is met. Resolution No. HSPB #161 – The Ratner Residence Page 4 of 6 October 1, 2024 Design. The “mass-produced” approach to housing resulted in a unique design approach where the architects designed three floor plans and varied the appearance for each home by selecting different rooflines, decorative block wall designs, and site orientation. The Ratner Residence is a modest single-family home utilizing the “Bermuda” floor plan with a gabled roofline. All mechanical equipment and ductwork are internalized, allowing for the roof to remain clutter free. The site placement of the home created a generous front lawn which was later reduced with the addition of the swimming pool. The roof is a low- pitched gable with an extruded eave and downturned flaps on either end along the primary front façade. The clerestory windows and floor to ceiling fenestration bring light and air into the living space, and the decorative block wall consists of alternating reliefs on each masonry unit creating a simple pattern on the primary façade of the home. The fenestration openings appear original, and the sliding doors and windows on the front façade appear original. The integrity of design is intact with minor alterations. Setting. This residential tract was completed in phases and the names and layout of the streets are still extant. The overall neighborhood is still bounded by Vista Chino to the north and undeveloped Tribal land to the west. The setting around the home demonstrates the same conditions as when it was first built. HSPB finds the integrity of setting remains. Materials. The building consists of wood-frame construction, stucco walls, floor to ceiling glazing and decorative CMU walls. The exterior is painted white with a dark trim color and the clerestory windows and sliding doors on the front façade appear original. The wooden facia and extruded rafter beams on the exterior have been repaired and maintained. The non-original decorative glazed block columns added under the extruded eave is reversible. While some fenestration at the rear of the residence has been replaced, HSPB finds a majority of the existing materials are intact and in good condition. Workmanship. The homes within this development were constructed using conventional methods and materials with special attention to the decorative masonry walls. Each home is a combination of different plans and roof forms. Where some homes have underdone significant exterior changes, the Ratner Residence retains the original floor plan and exterior details with signs of repairs and minor alterations that are sensitive to the original design. HSPB finds the integrity of workmanship is intact. Feeling. The feelings associated with a residential neighborhood and the aesthetic of the Mid- century Modern style remains unchanged. By retaining the materials, design, and setting from its period of significance, the building and the site retains its integrity of feeling. Association. The property is associated with architects Donald Wexler and Richard Harrison and developer Roy Fey. The original neighborhood pattern and location of the tract, down to the street names have not changed. The integrity of association is met. Resolution No. HSPB #161 – The Ratner Residence Page 5 of 6 October 1, 2024 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 of the property. • Location within the “Barbara Tract”. • “Bermuda” floor plan with a gabled roofline. • Floor-to-ceiling fixed pane and aluminum-framed sliding glass doors with original hardware. • Clerestory windows. • Decorative “Shadowal” concrete block wall and stucco-finished walls. • Low-pitched gabled roof with turn-down flaps over the primary entrance of the home, with another volume with a gently sloping roofline to meet the gabled roof. • Open carport with adjacent storage closet and laundry room. • Enclosed, open-air patio between the carport and residence. Non-contributing elements: • Non-original vinyl-framed windows at the rear of the structure. • Swimming pool and pool decking in the front yard of the home. • Concrete block walls enclosing the front-loaded pool. • Hanging light fixture near the front entrance. • Decorative glazed clay block column with biomorphic cutouts. • Glass-block bump out on the west elevation of the home. • Walls installed between the columns supporting the carport. 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: