HomeMy WebLinkAbout2025-03-04 HSPB Resolution #163 - 2395 Pebble Beach DriveI
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RESOLUTION NO. HSPB #163
A RESOLUTION OF THE HISTORIC SITE PRESERVATION
BOARD OF THE CITY OF PALM SPRINGS, CALIFORNIA,
RECOMMENDING THAT THE CITY COUNCIL DESIGNATE
THE RICHARD AND SIGNE HOLECHEK RESIDENCE
LOCATED AT 2395 PEBBLE BEACH DRIVE, A CLASS 1
HISTORIC SITE (HSPB #163), APN #681-242-008.
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 fled 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 Richard
and Signe Residence" located at 2395 Pebble Beach Drive. The application included a
historic resources report ("the report").
C. WHEREAS, on February 25 and 27, 2025, members of the Historic Site
Preservation Board (HSPB) conducted site inspections of the proposed historic resource,
accompanied by City staff; and
D. WHEREAS, on March 4, 2025, a noticed public hearing of the Palm Springs
Historic Site Preservation Board ("HSPB") to consider Case HSPB #163 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 #163 — The Richard and Signe Residence
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March 4, 2025
a. The site, structure, building, or object exhibits exceptional historic
significance and meets one or more of the criteria listed below.
2395 Pebble Beach Drive is a single-family home constructed in the Mid-century Modern
style. The H-shaped floor plan appears to be the basic layout for all of the models and
the site placement of the homes abut the golf course. Many character -defining elements
on the front fagade of the home have been restored and the new addition completed in
2022 has no adverse impact to the original design. The following is an analysis of the
criterion and integrity findings for historic designation.
(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 L
(Criterion ii) The resource is associated with the lives of persons who
made a meaningful contribution to national, state or local history;
Richard and Signe Holechek are the first owners of the home in November of 1965. Deed
records show at least 6 different entities owning the property since its construction. Based
on the information provided in the historic resources report, the site is not associated with
individuals that meet this criterion.
(Criterion iii) The resource reflects or exemplifies a particular period of
national, state or local history;
Palms Springs during the postwar period reflects growth, prosperity and leisure. Housing
for full-time residents meant the design now incorporates functional qualities to address
the harsh summer conditions of the desert by creating more space for storage and
garages instead of carports to protect cars and golf carts from the elements year-round.
The aesthetic qualities of the home include post -and -beam construction, deep overhangs,
stacked stone walls, and floor -to -ceiling fenestration. The home is a simple low -slung
gabled roof structure with stone walls creating articulation along the front fagade. The
integrated placement of the home to the public golf course is a reflection of "golf course
single-family residential development" during this period. The home is an exemplary
representation of Mid-century Modern architecture but more importantly, it is an example
of a new residential typology that highlights the importance of golf as a leisure activity and
its impact on urban design.
As a residential home built in the post -World War II context, the home was one of five
"Wentworth" models in the Green Fairway Estate tract built by the Alexanders. By this
time, the Alexanders had completed more than 2,000 homes in the Coachella Valley and
helped define postwar residential construction in Palm Springs. Green Fairway Estates is
also the last tract development by the Alexanders. The HSPB finds Criterion iii is met.
(Criterion iv) The resource embodies the distinctive characteristics of a
type, period or method of construction;
Resolution No. HSPB #163 — The Richard and Signe Residence
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March 4, 2025
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 home was constructed using
conventional methods and no new building materials or technology was specifically
identified. Criterion iv is not 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;
By 1965, Alexander Construction had already solidified their reputation as one of the most
influential developers in the region with over a dozen residential tract developments
completed. When developing the Green Fairway Estates, the Alexanders approached
architect Donald Wexler to design the models for the development. Considered one of
the main architects representing Desert Modernism and the Palm Springs School of
Architecture, Wexler's genius and influence is captured in his projects throughout the
valley including the Palm Springs International Airport, which was completed the following
year in 1966. Although 2395 Pebble Beach Drive is not a custom -designed home, the
architectural features and versatility of the plan demonstrates the architect's knowledge
of materials and tract home development. A tragic plane crash in 1965 took the lives of
George and Robert Alexander making Green Fairway Estates their last tract
development. The home embodies the collaboration between Wexler and the Alexanders,
thus Criterion v for historic significance 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
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, I,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 Richard and Signe Residence is evaluated based on the following topics of integrity
L - based on the Secretary of the Interior's Standards:
Resolution No. HSPB #163 —The Richard and Signe Residence
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March 4, 2025
Location.
The home is in its original location on the lot; therefore, the integrity of location is met.
Design.
Wexler designed 9 floor plans for this residential development to have the versatility to be
rotated or mirrored on any given lot. Various roof forms, including those inspired by
Polynesian/Southeast Asian architecture, exist; however, this home has a low -slung
gable roof form that focuses on the stacked stone walls as the key architectural feature.
The floor plan for 2395 Pebble Beach Drive is known as the "Wentworth." The H-shaped
floor plan organizes the interior spaces in two separate wings that effectively separate the
public spaces from the private spaces. As one enters the home, the entry is oriented
towards an unobstructed view of the mountains beyond the adjacent golf course, and the
view of the landscape is framed through the open courtyard. The amount of glazing on
the front elevation is limited, giving the home a feeling of monumentality but light is
directed into the living space through the 9-bay floor -to -ceiling window configuration
behind the trapezoidal rock wall. The deep eaves and enclosed garage enhance the
livability of the home by taking the summer conditions into account. The surrounding
landscape features are minimal and do not obscure the home from view. Insensitive
alterations to the front fagade were removed and the 2022 attached addition, which
enclosed a smaller courtyard, has a subordinate roofline that does not create a negative
visual impact to the existing design. The HSPB finds the restored resource meets the
integrity of the original design by Wexler.
Setting.
The original setting of the home is integral to its relationship to the golf course, which is
effectively a large open green space. The home retains its location and the surrounding
setting of the golf course remains intact, thus the integrity of setting is met.
Materials.
The home was built with materials that were commonly used during this period and the
restored fenestration remains true to the original design. The stacked stone walls remain
a prominent feature and are well maintained. The overall integrity of material is met.
Workmanship.
The home was constructed using conventional methods of construction and commonly
used materials; however, the stone walls found both inside and outside the home reveal
a high level of workmanship and attention to detail. The HSPB finds the integrity of
workmanship remains intact.
Feeling.
The simple design of the home and its strong connection to the original setting of the golf
course preserves the original feeling of the site design.
Association.
The property is associated with architect Donald Wexler and the Alexander Construction
Company, as well as the Mid-century Modern Movement of the post -World War 11 period.
Resolution No. HSPB #163 — The Richard and Signe Residence
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March 4, 2025
The neighborhood continues to be a golf course community as originally intended. The
integrity of association remains unchanged.
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 placement of the home abutting the open and unobstructed views
of the open green space
• An emphasis on horizontality with low slung, asymmetrically pitched roof
• Trapezoidal stacked stone walls on the east (front) elevation
• 9-bay floor to ceiling windows behind the stone walls on the east elevation
• Minimal window to wall ratio on the front elevation
• Vertical wood siding
• H-shaped floor plan that divides the private and public spaces
• Deep overhangs and recessed entry with solid double doors
• Post -and -beam construction with exposed beams along the exterior eaves of the
building
• Extensive use of glazing in the form of aluminum -framed windows and doors
• Open courtyard to the rear of the home beyond the front entry with beams that
expand across the space
• Stacked stone mailbox column that matches the main house
• The original 1966 Prestige swimming pool
• "Champagne glass" fireplace in front of a stone wall (interior feature)
• Roman tub with original tiles (interior feature)
Non-contributing elements:
• The 2022 attached casita addition to the southwest corner of the home
• Non -original hardscaping
• Spa and tanning shelf
• Concrete block perimeter walls
• Rooftop photovoltaic system
• Brise soleil at front fagade
• Concrete paving materials
SECTION 4: ENVIRONMENTAL ASSESSMENT
The proposed historic resource designation is not subject to the California Environmental
Resolution No. HSPB #163 — The Richard and Signe Residence
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March 4, 2025
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
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 Richard and Signe Holechek Residence located at 2395 Pebble
Beach Drive, a Class 1 Historic Resource (HSPB #163).
ADOPTED THIS FOURTH DAY OF MARCH 2O25.
AYES: Nelson, Bachman, Hansen, Herr, Moruzzi, Maschka Hitchcock, Rosenow.
NOES: None.
ABSENT: None.
ABSTAIN: None.
ATTEST:
Claa
Chid stop er R a rwm
Director of Planning Services
CITY OF PALM SPRINGS, CALIFORNIA