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HomeMy WebLinkAbout24722 RESOLUTION NO. 24722 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIIA, DESIGNATING "THE MERITO MANOR CONDOMINIUMS" LOCATED AT THE SOUTHEAST CORNER OF MERITO PLACE AND NORTH BELARDO ROAD AS A HISTORIC DISTRICT ("HD-8"), SUBJECT TO CONDITIONS." WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of historic sites and districts; and WHEREAS, on June 3, 2019, the Merito Manor Homeowners Association filed an application with the City pursuant to Article III, Section 8.05.090 (Procedure and Criteria for Designation of Historic Districts) of the Palm Springs Municipal Code requesting historic district designation for Merito Manor .Condominiums located at the southeast corner of Merito Place and Belardo Road. The application included a historic resources report ("the report") prepared by the Doug MacBeth, a Merito Manor homeowner, dated May, 2019; and WHEREAS, in September, 2019, members of the Historic Site Preservation Board (HSPB) conducted site inspections of the proposed historic resource, accompanied by City staff; and WHEREAS, on October 8, 2019, a noticed public hearing of the Palm Springs Historic Site Preservation Board ("HSPB") to consider Case HSPB #121 was held in accordance with applicable law; and 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 and voted 4-0-3 (Hough, La Voie, Rosenow absent) to recommend that the City Council grant historic district status to the Merito Manor Condominiums; and WHEREAS, on-January 9, 2020, a noticed public hearing of the Palm Springs City Council was held to consider the recommendation from the HSPB; and WHEREAS, the City Council 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 CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Resolution No. 24722 Page 2 SECTION 1: FINDINGS — PART 1". CRITERIA FOR HISTORIC DISTRICTS. Pursuant to Municipal Code Section 8.05.090 (C), the HSPB shall evaluate the application and make findings in conformance with the following criteria: FINDINGS PART 1 — The proposed district exhibits exceptional historic significance and meets one or more of the criteria listed below: The buildings that comprise the proposed Merito Manor Historic District exhibit exceptional historic significance as a modest-scaled multi-family development typology that possesses a high degree of design creativity and use of innovative building technologies that became available in the post-World War II era. (Criterion 1) Is associated with events that have made a meaningful contribution to the nation, state or community, The report does not identify any significant events associated with the proposed Merito Manor Historic District. It does not qualify as a historic district under Criterion 1. (Criterion 2) Is associated with the lives of persons who made a meaningful contribution to national, state or local history, On page 12 the report identifies the developers, Kenneth Kirk and William Smith as having been active in civic life in Palm Springs. Kirk served as vice-mayor for Palm Springs and Smith served as president of the Palm Springs Chamber of Commerce. Although they both contributed to the local community the report does not assert that this rose to the level of "a meaningful contribution" and as such the Merito Manor does not qualify as a historic district under Criterion 2. (Criterion 3) Reflects or exemplifies a particular period of national, state or local history; The proposed Merito Manor Historic District exemplifies the post WWII Modern period in the development of Palm Springs (1945 — 1969) because it is a significant example of a multi-family residential development type built in response to the growing population that included second home buyers and retirees seeking a low maintenance type of dwelling. It also is reflective of the period in Palm Springs in which Modern architecture was very popular for many building types, from residential to commercial and institutional. It is an architectural style for which the City has become internationally recognized. The proposed Merito Manor Historic District qualifies under Criterion 3. (Criterion 4) The resource embodies the distinctive characteristics of a type, period or method of construction; Resolution No. 24722 Page 3 The report asserts that the proposed Merito Manor historic district embodies distinctive characteristics in its construction: specifically the unique prefabricated stressed-skin folded plate roof system. Wide open interior space within each unit was achieved because the roof system was capable of spanning longer distances than could otherwise be achieved using conventional building methods. The roof system also gives the buildings in Merito Manor their unique appearance. The buildings were constructed of high-quality materials such as terrazzo floors, mahogany cabinets and room dividers and extensive use of decorative rock walls. Furthermore, the columns that support the folded plate roof are expressed on the exterior of the buildings with "panels" of cut rock in a pattern dubbed "peanut brittle" placed between the columns. These rock walls do not extend up to the roof line, rather they are topped by clerestory windows further emphasizing that it is the thin columns, not the heavy rock walls that are supporting the roofs. The exposed columns also establish a visual expression of the structural module of the buildings. This exposure of the structural columns as a design element, allowing the rock walls to be expressed as merely opaque "screens" between the columns is a common tenet of the Modern period in architectural design. Lastly, the buildings in Merito Manor were reflective of a national advertising campaign begun in 1956 by the electric companies and the National Electrical Manufacturer's Association ("NEMA") to promote the consumption of more electricity. This campaign, described on pages 26 and 27 was launched at a period in time when electricity was cheap and companies like General Electric and Westinghouse were trying to edge out their utility competitors, namely natural gas and manufacturers of gas-powered appliances and equipment. The "Gold Medallion Award for a Total Electric Home" was granted to the Merito Manor complex for its exclusive use of electrical equipment and appliances. For these reasons, the proposed district qualifies under Criterion 4. (Criterion 5) 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 buildings within the proposed Merito Manor historic district possess artistic value in the unique roof form. The report clearly describes Berkus' design philosophy and notes the numerous accolades he received for his architectural creativity. The masterful use of materials, expressed structure, modularity of the fagade, and other design characteristics at Merito Manor demonstrate Berkus' design capabilities at a very early age. The proposed historic district qualifies under Criterion 5. (Criterion 6) 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 Resolution No. 24722 Page 4 The five buildings within the proposed Merito Manor historic district collectively are similar, but unique in their character and are significant in terms of the period of local history that they reflect. The common open areas, parking, and landscape are somewhat lacking in distinction, however the proposed district as a whole can be deemed significant and noteworthy. Thus the proposed district also qualifies under Criterion 6. (Criterion 7) The resource has yielded or maybe likely to yield information important to national, state or local history or prehistory. No information has been provided in the historic resources report on any pre-historic significance of the site. SECTION 2: FINDINGS PART 2: COMPOSITION OF THE PROPOSED DISTRICT- CONTRIBUTING AND NON-CONTRIBUTING SITES The HSPB reviewed the proposed historic district for conformance with the findings in Part 2 of Zoning Code Section 8.05.190 (C) and made the following findings: FINDINGS PART 2 — The proposed district. (a) Contains contributing resources on a majority of the sites within the proposed district which individually meet the criteria and findings outlined in Part 1 above, (b) Includes non-contributing properties or vacant parcels only to the extent necessary to establish appropriate, logical, or convenient boundaries. a. Contributing resources include Buildings 1 through 5 and the open space between them. b. Non-contributing resources include the common area landscape. SECTION 3: DEFINING HISTORIC CHARACTERISTICS In considering a recommendation for historic district 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 five buildings in the proposed Merito Manor historic district share design characteristics. They were all constructed at the same time with the same materials and Resolution No. 24722 Page 5 details. Therefore the physical character defining historic features that are listed below apply to all five buildings.' 1. The folded plate roofs. 2. Wood slab front doors with "arrow" door knob escutcheons. 3. The unpainted fieldstone walls. 4. The angular swimming pool shape2. 5. The clerestory windows.3 6. The exposed posts or columns between the panels of fieldstone. 7. The original front door wall sconce light fixtures (mostly intact). 8. The angular concrete walkway at the front door of each unit. 9. The "vista view" screenblock privacy walls. The non-contributing features include the following: 1. The mural and unpermitted room addition at unit 660 Belardo. 2. The parking areas including the pre-cast pavers. 3. The common area landscape.4 4. The screen doors. 5. The swimming pool glass security barrier and pool equipment infrastructure. 6. The 1991 room addition on Unit 193 W Merito Place. 7. Patio gates. 8. Tile pavers at entry to unit 189 and 193. 9. The group mailboxes adjacent to the north carport. 10.Vista view screenblock at west carport (although matching in pattern, noted in the report as not original). 11.Numerous areas of surface mounted electrical conduit, gutters and downspouts, irrigation piping and drain pipes from roof-mounted AC units.5 SECTION 4: ENVIRONMENTAL ASSESSMENT ' Note that the original colors of the Merito Manor have not been confirmed; currently it is painted creme white. Unit owners are allowed to choose their own front door color from a palette of colors common during the 1960's. 2 The shape of the pool is noted as a contributing design characteristic, however the HOA recognizes the pool will soon need full refurbishment. The HOA should be allowed to make these infrastructure improvements as long as the shape of the pool is retained. The report notes that all the units have had various windows replaced over time. The character-defining aspect of the windows therefore is the fenestration itself—the transparent/translucent glass area set in mill-finish aluminum frames—not necessarily the type of window(i.e.jalousy, fixed, awning, sliding, etc.) 4 On page 49 of the report two "poodle cut" olive trees are identified. These manicured trees appear to be rather old and while they reflect a certain landscape style popular during the period of significance of the proposed district, there long term survivability may be questionable, and thus staff does not recommend including them as"character-defining" elements of the proposed district. 5 It should be noted that an evaluation of"Integrity" is not a requirement at this time for contributing structures within a proposed historic district, however as the HOA can afford to do so, the many areas of surface mounted conduit and wiring should be addressed and concealed to the extent possible without materially impairing the contributing resources themselves. Resolution No. 24722 Page 6 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 DISTRICTS. According to Section 8.05 of the Municipal Code, the following shall apply to a Class 1 Historic Resource: 1. An archival file shall be maintained on the property by the City. 2. It may be qualified as 'historic' at the federal, state, and/or county level. 3. The structures/sites within the proposed historic district may not be modified without following the procedures outlined in Municipal Code Section 8.05.120 "Demolition, Alteration or New Construction within a Historic District— Certificate of Appropriateness". 4. A marker explaining the historic nature of the district may be installed at the perimeter of the proposed district in a location viewable from the public way. 5. Compliance with all rules and regulations for Historic Sites and Historic Districts under Chapter 8.05 of the Municipal Code shall be required. 6. 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. The recordation shall apply to those assessor parcel numbers for the fourteen dwelling units located within the eight contributing buildings. 7. An outline set of architectural review guidelines were submitted by the applicant, however these will need revision. The HSPB requires that the architectural review guidelines be developed into design guidelines for the historic district prior to the public hearing of the City Council to consider the HSPB's recommendation on the case. Based upon the foregoing, the City Council hereby designates the Merito Manor Condominiums as a historic district (HSPB #121 / HD-8). ADOPTED THIS 13th DAY OF FEBRUARY, 2020. David H. Ready, City M er AT T: Arfthony J. Tia—M�M City Clerk Resolution No. 24722 Page 7 CERTIFICATION STATE OF CALIFORNIA ) COUNTY OF RIVERSIDE ) ss. CITY OF PALM SPRINGS ) I, ANTHONY J. MEJIA, City Clerk of the City of Palm Springs, hereby certify that Resolution No. 24722 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 13th day of February, 2020, by the following vote: AYES: Councilmembers Garner, Middleton, Woods, Mayor Pro Tern Holstege, and Mayor Kors 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 54-,� day of CIV'1arcy-, Zo?_O nthony J. City Clerk