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HomeMy WebLinkAbout25318RESOLUTION NO.25318 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING THE RICHARD AND SIGNE HOLECHEK RESIDENCE, LOCATED AT 2395 PEBBLE BEACH DRIVE, AS A CLASS 1 (LANDMARK) HISTORIC RESOURCE HSPB #163, SUBJECT TO CONDITIONS (APN 681-242-008). THE CITY COUNCIL 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 initiated an application, Case HSPB #163, seeking historic site designation of The Richard and Signe Holechek Residence located at 2395 Pebble Beach Drive; and C. WHEREAS, on February 25 and 27, 2025, members of the Historic Site Preservation Board (HSPB) and City staff conducted site inspections of the proposed historic resource; and D. WHEREAS, on March 4, 2025, a noticed public hearing of the Palm Springs Historic Site Preservation Board to consider Case HSPB #163 was held in accordance with applicable law; and E. WHEREAS, at said hearing, the HSPB carefully reviewed and considered all 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 and voted unanimously to recommend that the Council designate The Dr. Harry and Betty Garber Residence a Class 1 (Landmark) historic resource; and F. WHEREAS, on June 11, 2025, a noticed public hearing of the Palm Springs City Council to consider Case HSPB #163 was held in accordance with applicable law; and G. WHEREAS, at the said hearing, the City Council carefully reviewed and considered all 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. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES: SECTION 1: FINDINGS - PART "A", CRITERIA FOR HISTORIC RESOURCES. Evaluation of the Application. Pursuant to Municipal Code Section 8.05.070 (C,1,a), the City Council shall evaluate the application and make findings in conformance with the following criteria: Criteria for the Designation of Class 9 Historic Resources. A site, structure, building or object may be designated as a Class 1 historic resource, provided both of the following findings ("a" Resolution No. 25318 Page 2 and "b') are met: 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 abuts the golf course. Many character -defining elements on the front facade 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 i. (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. U (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 facade. 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 City Council finds Criterion iii is met. (Criterion iv) The resource embodies the distinctive characteristics of a type, period, or method of construction; Resolution No. 25318 Page 3 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 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 report provides an evaluation of the site relative to the seven aspects or qualities of historic integrity, as recognized by the National Register of Historic Places. The seven aspects or qualities include location, design, setting, materials, workmanship, feeling, and association. The report concludes that the site retains a high degree of integrity and is further analyzed below: Resolution No. 25318 Page 4 1. Location: The home is in its original location on the lot; therefore, the integrity of location is met. 2. 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 facade 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 City Council finds the restored resource meets the integrity of the original design by Wexler. 3. 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. 4. 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. 5. 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 City Council finds the integrity of workmanship remains intact. 6. Feeling: The simple design of the home and its strong connection to the original setting of the golf course Resolution No. 25318 Page 5 preserves the original feeling of the site design. 7. 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 Il period. 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. The following is a list of character -defining features identified by the City Council: 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 Resolution No. 25318 Page 6 SECTION 4: ENVIRONMENTAL ASSESSMENT 0 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 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 City Council hereby designates The Richard and Signe Holechek Residence located at 2395 Pebble Beach Drive, a Class 1 (Landmark) Historic Resource (Case HSPB #163). u Resolution No. 25318 Page 7 ADOPTED THIS 11 TH DAY OF JUNE 2025. ATTEST: -A )� � Brenda Pree, MMC, CERA City Clerk Scott Stiles, City Manager CERTIFICATION STATE OF CALIFORNIA } COUNTY OF RIVERSIDE) ss. CITY OF PALM SPRINGS) I, BRENDA PREE, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 25318 is a full, true and correct copy, and was duly adopted at a regular meeting of the City Council of the City of Palm Springs on the 11th day of June, by the following vote: AYES: Councilmembers Ready, Garner, Bernstein, Mayor Pro Tem Soto, and Mayor deHarte NOES: None ABSENT: None ABSTAIN: None IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Palm Springs, California, this JD* day of June 2025. 111A y � , �"/� - rends re , MMC, CERA City Clerk 0 III