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HomeMy WebLinkAboutITEM 3A_AveryFieldCabinRuins_CAMJ2025-0001_STAFF REPORT HISTORIC SITE PRESERVATION BOARD STAFF REPORT DATE: June 3, 2025 OLD BUSINESS SUBJECT: APPLICATON BY SANTA ROSA PS, LLC FOR A CERTIFICATE OF APPROPRIATENESS FOR ALTERATIONS TO THE AVERY FIELD CABIN RUINS, A CLASS 1 (LANDMARK) HISTORIC SITE LOCATED AT THE WEST END OF SANTA ROSA DRIVE (APN #513-193-001), HSPB #114 / CASE CAMJ 2025-0001 (SY). FROM: Department of Planning Services SUMMARY This site, also known as the “Avery Field Cabin Ruins”, is a Class 1 (Landmark) site that was designated in 2019. The site is approximately 1.56 acres in size and the cabin ruins are located on a steep rocky slope in the southwest corner of the site. The owner wishes to build a new 4,820 sf single-family home on the flat portion of the property that is 65 feet away from the existing historic structure. On May 6, 2025, the HSPB reviewed the application request for a Certificate of Appropriateness and continued the project to the next HSPB meeting for more information regarding the following topics: request for archeological monitoring of the site by the Tribe, clarification of boundary/buffer around the historic ruins, additional analysis regarding the immediate setting of the resource, professional photographic documentation of site, and more information about the proposed development. RESPONSE TO HSPB REQUESTS FROM 05/06/2025: 1.) Archeological monitoring of site: The proposed scope of work would trigger archeological review as a conditioned approval by the Engineering Department. Scope of work will be forwarded to the Tribe who will determine if an agreement for an on-site monitor will be required for this location. The Planning Director has determined that this condition will be satisfactory. 2.) Clarify boundary/buffer around the historic ruins: While the designation is on the entire parcel, the City Council resolution describes the site outside of the immediate rocky hillside where the ruins are located to be non-contributing. To provide additional clarity regarding the area that should be maintained and protected as part of the ruins, the applicant has included a map showing a buffer area. An agreed buffer around the ruins will be included in the maintenance plan. Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 2 of 8 3.) Staff evaluation of immediate setting vs. the integrity analysis of setting: The integrity analysis of setting typically deals with the larger context of the setting which includes development patterns and the basic physical conditions. Additional analysis to setting is provided below. 4.) Photographic documentation of the unaltered site: Recognizing that any new development on the site will have an impact to the existing site, photographic documentation is a method to archive the current conditions for research purposes. The applicant has commissioned professional drone footage of the site which is included as an attachment to the revised submission as requested. 5.) Additional information regarding the proposed design: In addition to the previously submitted site plan, drawings and elevations, the applicant has submitted additional renderings showing the proposed context between the proposed and the existing ruins. RECOMMENDATION: Grant the Certificate of Appropriateness to construct a new detached single-family residence on the east end of the property with the following conditions: - Environmental monitors required during the grading phase of the project. Any disturbance or physical impact/change to the historic resource requires all work to stop on the site and immediate staff notification. Additional assessments will be required at this time. - Expand proposed buffer for the historic ruins: At the base of the historic stairs, expand the buffer area to include the rock outcropping along the southeast corner. - Provide a “Long-term Maintenance Plan” for the historic resource: City Council Resolution identifies specific features of the ruins that are designated historic. This plan shall meet the “Preservation and Management Guidelines for Vanishing Treasures Resources” from the National Park Service and include details for routine preservation treatment and monitoring. Plan to be reviewed/approved by staff. - Preservation/conservation treatment of existing ruins: Repair and treatment of the historic resource will be required prior to the start of the work in accordance with the approved maintenance plan. - Amend Mills Act Agreement: Complete amendment to the agreement for compliance as it relates to the conditions of this property, prior to the issuance of the building permit. BACKGROUND AND SETTING: The Avery Field cabin was constructed in the early 1900s and associated with artists and other creatives known as “The Creative Brotherhood”. Early photographs show the cabin was constructed with a level of permanence to deal with the surrounding elements. The ruins were designated for their significance as one of the last surviving remnants of the informal artist communities from that early period in Palm Springs. Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 3 of 8 BELOW AN AERIAL VIEW OF THE SUBJECT PARCEL CURRENT CONDITION OF HISTORIC RESOURCE (THE AVERY FIELD CABIN RUINS) Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 4 of 8 ANALYSIS: At the request of the HSPB in May, the applicant revisited the site and analyzed the natural features that make up the immediate setting around the historic ruins. The applicant proposed a buffer area around the resource shown in yellow below. While staff supports the methodology and analysis used to review the site context, staff proposes the buffer area be expanded to fully encompass the outcroppings to the southeast corner. PROPOSED BUFFER AROUND THE HISTORIC RUINS BY APPLICANT TEAM EXPANDED BUFFER AROUND THE HISTORIC RUINS BY STAFF SHOWING ROCK OUTCROPPINGS Relevant and Recent Past Actions June 19, 2019 The Avery Field Cabin Ruins was designated by City Council April, 2025 Site inspection by HSPB accompanied by city staff May 6, 2025 HSPB review of C of A application – Continued to June 3, 2025 Ownership Status 2024 Purchase by the current owners, Santa Rosa PS, LLC Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 5 of 8 Pursuant to Municipal Code Section 8.05.110 (Alterations of Class 1 and Class 2 Historic Resources – Certificate of Appropriateness), HSPB shall evaluate the proposal for compatibility and mitigate any adverse impacts to character-defining features of the historic resource by reviewing it for compliance with the four criteria: Certificates of Appropriateness (“C of A’s”) are processed pursuant to Municipal Code Section 8.05.110 as follows: Criteria and Findings for alterations to Class 1 sites: The HSPB shall approve the C of A’s if the following findings can be met 1. That the proposed alteration does not significantly impact or materially impair the character-defining features of the historic resource as listed in the resolution for historic designation, or, where a character-defining feature may be impacted, the proposed alteration minimizes that impact as much as possible. The historic resource was constructed on an elevated natural rock outcropping at the base of the hillside. When first constructed in the early 1900s, the area was undeveloped. The historic resources report for the Avery Field Cabin Ruins mentioned several desert “shacks” were constructed and occupied by artists. When this site was designated in 2019, it was identified as an architectural ruin with the following character-defining features that were to be protected and maintained as a ruin: 1. The rock fireplace, 2. The rock and poured concrete knee walls at the perimeter of the cabin ruins, 3. The concrete floor, 4. The stone steps east of the cabin leading from what presumably was part of the Tahquitz Ditch up to the cabin. Furthermore, the City Council ordinance clarified that the integrity of the original setting surrounding the site was compromised due to the encroaching development nearby. The portions of the site, not part of the immediate rocky hillside with which the cabins were located were identified as non-contributing features of the designation. The applicant proposes a single-family home on the 1.5 acre lot which is an allowed use by right. The new structure is positioned approximately 65 feet from the base of the stone steps that lead to the top of the historic ruins. The lot is mostly rocky hillside, a portion of the Baristo Wash and an elevated plateau abutting the terminus of Santa Rosa Drive. While the proposed new development will change the site, the proposed structure will not physically impact or damage character-defining features of the historic ruins and the landscape enhancements have been pulled back to minimize impacts directly around the base of the rock foundation where the cabin ruins are located. As part of the revised submission, the applicant has re-studied the site to identify natural features of the surrounding setting immediately around the ruin to ensure an adequate buffer is preserved to allow the ruin to convey its original context. While staff recommends further expansion of the proposed buffer to include certain rock formations to better represent the setting, the resource maintains its historic significance. Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 6 of 8 A letter from a civil engineer confirms appropriate measures will be implemented during construction to protect the existing resource. Environmental or geotechnical monitors will be installed to assess the condition of the site during construction. The applicant team will closely monitor the site for vibrations and disturbances that could lead to accelerated deterioration of the historic ruins and will be required to immediately stop work if any disturbances are detected. Based on these findings, the proposed development is a rehabilitation of the site that respects the historic resource and its immediate setting and minimizes the impacts of new development, as conditioned. 2. That the proposed alteration will assist in restoring the historic resource to its original appearance where applicable, or will substantially aid its preservation or enhancement as a historic resource; The discussion around the preservation of a ruin was discussed and defined as treatment that stabilizes the ruin in its state when designated, otherwise known as “arrested decay”. As a condition of the designation, the property owner is to maintain the physical attributes of the ruin as documented in 2019 and protect it from vandalism, arson, looting, graffiti or other man-made damage. Since its designation, the owners have experienced continuous incidents of trespassing and vandalism at the ruins. The site, which is currently not secure, is constantly under threat. Photo comparisons also show stones in the fireplace have been removed and misplaced since 2019. As a condition, the owner will be required to produce a long-term maintenance plan on how to repair, treat, and preserve the historic ruins and protect it from unauthorized use and activity. The respectful development of the property will also help secure the site. Based on these findings, the criterion is met as conditioned. 3. That any additions to the historic resource are consistent with the massing, proportions, materials, and finishes of the existing historic resource, and: (i) can be distinguished from the existing historic resource as may be appropriate; or (ii) are indistinguishable from the historic resource as may be appropriate, and where such alterations are clearly documented in the City’s archival file for the historic resource as being non-original to the historic resource; The proposed single-family home is a detached structure that has an exterior building material palette that consists of raked stucco, travertine veneer and concrete. The color tones are desert neutral which allow for the new construction to better blend in with the surrounding context. The ruin, when a functioning cabin was intended to be nestled into the rocks, but current hillside development requirements do not allow construction beyond a certain percentage of grade. It is also critical that the natural rock outcroppings are protected to maintain the original setting for the historic ruins. Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 7 of 8 The massing and proportions of the new home are more contextual with other surrounding single-family homes, including the neighbor to the south who shares the private driveway with the owners of this parcel. As a ruin, the original mass, scale and proportions no longer remain, and the designers have decided to make the home distinguishable from the historic ruins but frame views of the resource from different vantage points from the home so that it is incorporated into the design identity of the site. The roof of the new house is a series of complex butterfly roof forms that are angled to capture views and light. The roofing material is proposed to be a charcoal grey metal roof. As a hillside lot, the applicant will be required to undergo a more extensive design review with the Architectural Review Committee (ARC). If the Board has any recommendations for the ARC, they may be forwarded as recommendations to consider. In anticipation of the future development of the site, the owner has documented the site condition prior to development. Based on these findings, the criterion is met. RENDERINGS OF THE PROPOSED SINGLE-FAMIY RESIDENTIAL HOME ON THE PACEL 4. That, in cases where Federal funds are to be utilized in financing the proposed alterations, the alterations are consistent with the Standards for the Treatment of Historic Properties, as put forth by the U.S. Secretary of the Interior. No federal funds are involved in the proposed project. ENVIRONMENTAL ASSESSMENT: The proposed alteration is considered a project pursuant to the guidelines of the California Environmental Quality Act (“CEQA”). Staff as the lead agency evaluated the proposal relative to the CEQA Guidelines and determined the project to Categorically Exempt from further evaluation under CEQA as a Class 31 because the project proposes rehabilitation of a historic site but protects the physical resource from material impact and protects the immediate setting of the resource so it continues to demonstrate its historic significance within its original context, thus does not meet the definition of a significant impact. If the proposed alteration were to be removed in the future, the integrity of the historic property would remain unchanged. Historic Site Preservation Board Staff Report June 3, 2025 HSPB 114 / Case CAMJ 2025-0001 – Certificate of Appropriateness Page 8 of 8 CONCLUSION: The proposed single-family home is considered an impact to the site, but all character- defining features of the historic resource will be protected, maintained and preserved in a manner that will not jeopardize its ability to convey its historic significance. All necessary criteria for the issuance of a Certificate of Appropriateness are met with conditions, and staff recommend approval. PREPARED BY: Sarah Yoon, Associate Planner/Historic Preservation Officer REVIEWED BY: Anthony Riederer, Assistant Director of Planning Services Attachments: A. Vicinity Map. B. Application, related background materials, photos. C. City Council Resolution for Designation. D. HSPB #114 Historic Resources Report. E. Professional Photographic Documentation. F. Public Comments