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CITY COUNCIL STAFF REPORT
DATE: November 1, 2017 PUBLIC HEARING
SUBJECT: CONSIDERATION OF A RECOMMENDATION BY THE HISTORIC SITE
PRESERVATION BOARD FOR CLASS 1 HISTORIC SITE DESIGNATION OF
"THE CROCKER—CITIZENS NATIONAL BANK," LOCATED AT 1711 EAST
PALM CANYON DRIVE (APN #510-020-001), ZONE CSC, (CASE HSPB #109).
FROM: Department of Planning Services
SUMMARY
This is a recommendation by the Historic Site Preservation Board (HSPB) for Class 1 historic
designation of the Crocker-Citizens National Bank building at 1711 East Palm Canyon Drive.
The owner of the property, TKG Management, Inc., submitted an application in May 2017 to
demolish the structure. The structure is a Class 3 historic site by virtue of its age (constructed
prior to 1969), and requires review by the HSPB prior to the issuance of a demolition permit.
The HSPB placed a stay on the demolition request, and initiated study to determine if the
structure was eligible for Class 1 designation.
Based on the action of the HSPB, City staff contracted with Historic Resources Group, LLC,
(HRG) to prepare a historic resources assessment report ("the report") on the Crocker-Citizens
National Bank. The report, dated August 14, 2017, concluded that the property does not meet
the City's definition of a historic site as provided in Municipal Code Section 8.05.020. Based
upon the report, staff recommended that the site not be designated.
However, at a noticed public hearing on September 12, 2017, the HSPB considered the case
and voted to recommend that the City Council grant Class 1 historic site designation for the
property.
The owner desires to demolish the building for development of a fast-food restaurant and does
not support historic designation of the subject site.
RECOMMENDATION:
1. Open the public hearing and receive public testimony.
2. Close the public hearing, terminate the stay of demolition, and adopt Resolution # ,
rmM NOt a• •
City Council Staff Report
November 1, 2017— Page 2
Case HSPB-109
"A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, DETERMINING THAT THE CROCKER—CITIZENS NATIONAL BANK
LOCATED AT 1711 EAST PALM CANYON DRIVE DOES NOT MEET THE DEFINITION
OF A HISTORIC SITE."
3. As an alternative, support the recommendation of the HSPB and adopt Resolution#
"A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS,
CALIFORNIA, DESIGNATING THE CROCKER-CITIZENS NATIONAL BANK LOCATED
AT 1711 EAST PALM CANYON DRIVE AS A CLASS 1 HISTORIC SITE (HSPB #109)."
BACKGROUND AND SETTING:
The property owner, TKG Management, Inc., submitted an application in May 2017 to demolish
the Crocker-Citizens National Bank building at 1711 East Palm Canyon. The owner has been
working with In-N-Out Burger to develop a restaurant on the subject site. As the building was
constructed prior to 1969, it is classified as a Class 3 historic site, and is subject to review by the
HSPB prior to demolition. Upon reviewing the application and the background of the building,
the HSPB issued a 120-day stay of demolition so that a historic resources report could be
prepared to identify if the building had historic merit. Staff contracted with HRG, Inc., to prepare
a historic resources report for the property.
According to the report, the former Crocker—Citizens National Bank was designed by local
architectural designer Howard Lapham and constructed in 1967 in what is characterized as the
"Late Modern" period in architectural history. It had stylistic details reflecting both the rustic
ranch-style aesthetic found in Smoke Tree Village shopping center, ("the Village"), a clearly
expressed structural module characteristic of the Modern Period in architectural history, and
subtle Asian influences expressed in the building's landscaping and in its modified Polynesian-
inspired roofline.
BELOW VIEW OF THE WEST AND NORTH FACADES SHORTLY AFTER CONSTRUCTION.
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City Council Staff Report
November 1, 2017— Page 3
Case HSPB-109
BELOW IS A CONTEMPORARY VIEW OF THE EAST AND NORTH FACADES.
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BELOW VIEW OF THE NORTH AND EAST FACADE SHORTLY AFTER CONSTRUCTION
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BELOW IS A CONTEMPORARY VIEW OF THE NORTH AND EAST FACADE
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City Council Staff Report
November 1, 2017— Page 4
Case HSPB-109
increased the building's footprint by approximately 40%, and a tenant improvement/renovation
designed by local architect James Cioffi was completed in 1998. Both these projects significantly
altered the appearance and historic integrity of the original Lapham-designed building.
Related Re%cant Cat Actions by HSPB, Planning, Fire, Bu�taiing; etc
May 9, 2017 HSPB considered a request to demolish the subject building (Case
3.4022 MAA). The board denied the request, placed up to a 120-day
stay of demolition on the structure, and initiated study to further inform
itself on the possible historic significance of the site.
August 2017 Site inspection by members of the HSPB and City Staff.
September 12, 2017 HSPB voted to recommend that the City Council grant Class 1 historic
site designation to the property.
Ownership Status
April, 2016 1 Purchase by current owner.
ANALYSIS
Historic Preservation activities in Palm Springs are regulated under Municipal Code Chapter
8.05 ("Historic Preservation'), which is adopted for the purpose of:
"... preserving areas and specific buildings of the city which reflect elements of its
cultural, social, economic, political, architectural and archaeological history. This
chapter is intended to stabilize and improve buildings, structures or areas which
are considered to be of historical, architectural, archaeological or ecological value,
to foster civic beauty, to strengthen the local economy and to promote the use of
specific buildings for the education and welfare of the citizens."
Designation of Historic Sites
Only the City Council may designate historic sites. When the HSPB determines that a certain
site or district meets the definition of a historic site (or district) as outlined in Municipal Code
Chapter 8.05.020, it shall make findings in support of such determination that are forwarded as
a resolution to the City Council for consideration. In turn, the City Council must make findings
that historic designation of a particular site would further the purpose of the Historic Preservation
Ordinance. The HSPB may initiate studies, surveys and investigations as it deems necessary
to adequately gather information in consideration of such a recommendation to the City Council.
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
Site:
1. It shall meet the definition of a historic site as outlined in Municipal Code Section
8.05.020.
04
City Council Staff Report
November 1, 2017— Page 5
Case HSPB-109
2. An archival file shall be maintained on the property 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 the approval of the
City Council.
5. The use may be limited by the City Council to the extent that it may impair the integrity of
the site.
6. A marker explaining the historic nature of the site will be installed at the site in a location
viewable from the public way.
7. Compliance with all rules and regulations for Historic Sites and Historic Districts under
Article IV of Chapter 8.05 of the Municipal Code shall be required.
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.
Definition of an Historic Site
Section 8.05.020 of the Palm Springs Municipal Code(PSMC) provides the definition of a historic
site. The historic resources report provides an evaluation of the subject property in accordance
with this definition which is summarized below.
(a) Historic Site.
An historic site is any real property such as: a building; a structure, including but
not limited to archways, tiled areas and similar architectural elements; an
archaeological excavation or object that is unique or significant because of its
location, design, setting, materials, workmanship or aesthetic effect.
The report finds that the Crocker—Citizens National Bank building does not meet the definition
of a historic site. Although it was originally designed by Howard Lapham, a local designer who
had numerous commissions throughout the Coachella Valley, later modifications have all but
obscured the original Lapham design.
The Board determined that although the building's integrity has been compromised by additions
and alterations, the Crocker—Citizens National Bank Building meets the definition of a historic
site because it contributes to the cultural landscape and its form and massing remains a vital
component of the overall campus of the Smoke Tree Village Shopping Center.
The report also evaluated the site against the seven criteria found in PSMC 8.05.020 that further
establish the definition of a historic site or district as follows:
1. That is associated with events that have made a meaningful contribution to the
nation, state or community; or
Based on review of the development history, the researchers found no evidence that the property
is associated with events that made a meaningful contribution to the nation, state or community.
Thus the building does not qualify as a historic site under this criterion.
05
City Council Staff Report
November 1, 2017— Page 6
Case HSPB-109
2. That is associated with lives of persons who made meaningful contribution to
national, state or local history; or
As noted on page 22 of the report, no evidence was found associating the building with lives of
persons who made a meaningful contribution to national, state or local history. Therefore, staff
concluded that the property does not quality as a historic site under this criterion.
The Board determined that the Crocker-Citizens National Bank is associated with Howard
Lapham, a local designer who was credited with the design of the bank. The Board found that
Lapham's many architectural commissions throughout Palm Springs and the Coachella Valley
made a meaningful contribution to the local history. Therefore, the Board found the subject
property meets the definition of a historic site as outlined in Criterion 2 in its association with
Howard Lapham.
3. That reflects or exemplifies a particular period of the national, state or local history,
Beginning on page 22 and continuing to page 24, the report evaluates the building relative to
the post World War II period of commercial development in Palm Springs. It concludes that
although the building is associated with several historic contexts considered important in the
development of Palm Springs in the post-war era, including the general southward commercial
growth of the City in the 1960's, neither the Village nor the bank were catalysts for commercial
development in the area. Both followed already-existing development trends, thus the report
concludes that the building does not exemplify this period in history.
The Board evaluated the building relative to the post World War II period of commercial
development in Palm Springs and within the context of the Smoke Tree Village Shopping Center.
It concluded that although the building was a product of 1960's development, its western, ranch-
themed architectural style is reflective of the early(1930's) period of Palm Springs' history when
developments such as Smoke Tree Ranch, Deepwell Ranch and other "dude ranch" type
developments were popular. The Board therefore concluded that it meets the definition of a
historic site as defined under Criterion 3.
4. That embodies the distinctive characteristics of a type, period or method of construction;
The report identifies the Crocker—Citizens National Bank as an example of Late Modern
commercial bank architecture. Its construction —that of a steel frame structure with infill panels
of concrete masonry units and fixed anodized aluminum storefront glazing was common in Palm
Springs in the post-World War II era. The report compares this branch bank to several other
notable examples of bank architecture in Palm Springs, including City National, Coachella
Savings & Loan I & II, and Santa Fe Federal and concludes that not only is this building not
notable, unlike the other banks to which it is compared, its original design is not of the caliber of
these other bank buildings, its integrity has been severely compromised as a result of additions
and tenant improvements and many of the original character-defining Features have been
removed, obscured or lost. Thus, the report concludes that it does not meet the definition of a
historic site as defined under Criterion 4.
06
City Council Staff Report
November 1, 2017— Page 7
Case HSPB-109
The Board found that the Crocker—Citizens National Bank possesses the distinctive
characteristics of Late Modern commercial bank architecture. Its construction — that of a steel
frame structure with infill panels of concrete masonry units and fixed anodized aluminum
storefront glazing was common in Palm Springs in the post-World War II era. Thus, the Board
concluded that it meets the definition of a historic site as defined under Criterion 4.
5. That presents the work of a master builder, designer, artist, or architect whose individual
genius influenced his age; or that possesses high artistic value;
Beginning on page 25, the report examines the building within the context of the 40-year career
of Howard Lapham, who arrived in Palm Springs in 1954 in the height of the City's post World
War II development boom. Lapham's list of completed projects in the Coachella Valley is
extensive, and includes several notable works such as the Desert Star Apartments, (1956),
renovation of the Chi Chi Club Starlite Room (1959, now demolished), and many upscale homes
including the Kiewit Residence (1960), the Morrow Residence (1961), and most notably the
Cook Residence (1970), (also known as "Ichpa Mayapan").
The National Register Bulletin "How to Apply the National Register Criteria for Evaluation", notes
that merely being a prolific designer of many built commissions is not sufficient to qualify under
this criteria and gives the example that not all buildings designed by well-known architects such
as Frank Lloyd Wright qualify under this criteria. The individual commission must "...so fully
articulate a particular concept of design that it expresses an aesthetic ideal." Generally, a
property cannot be determined eligible under this criterion unless it expresses an aesthetic ideal
or design concept "...more fully than other properties of its type."
The report concludes that although Lapham was prolific during his career, the Crocker-Citizens
National Bank does not represent an aesthetic ideal more fully than other properties of its type
and has been altered to such an extent that it no longer retains sufficient integrity to reflect
Lapham's original design. Staff concurred with the report's findings that the bank does not meet
the definition of a historic site under Criterion 5.
The Board concluded that although significantly modified, the Crocker—Citizens National Bank
is historically significant because of its association with architectural designer Howard Lapham.
Thus, the Board determined the property meets the definition of a historic site as characterized
by Criterion 5.
6. That represents a significant and distinguishable entity whose components may lack
individual distinction;
The report notes on page 25 that again, due to the substantial loss of integrity, the site would
not be considered a contributor to any historic district, should one be identified, and therefore it
is not eligible under this criteria. j
The Board, in viewing the Crocker-Citizens National Bank within the larger context of the Smoke
07
City Council Staff Report
November 1, 2017— Page 8
Case HSPB-109
Tree Village Shopping Center, believes the shopping center represents a significant entity that
reflects the early western style popular in Palm Springs in the 1920's, although its period of
significance is the 1960's. It concluded, however, that since the evaluation and study was limited
to the bank building only, it also did not make findings in support of Criterion 6.
7. That has yielded or may be likely to yield information important to national, state or local
history or prehistory.
Investigation of the site on the basis of significance of archaeological or subterranean resources
was not within the scope of the report. This criterion does not apply.
INTEGRITY
Beginning on page 14, the report provides an examination of the alterations that have occurred
on the site. On page 18 of the report, the integrity of the site is analyzed relative to the seven
aspects or qualities of integrity, as recognized by the National Register of Historic Places'.
The report concludes that the site retains integrity of"location" (it has not been moved), "setting"
(a free-standing structure surrounded by a parking lot in a suburban-style shopping center),
"feeling" (it conveys the sense of a 1960's-era commercial building), and "association" (its
roofline visually associates it aesthetically with similar roof forms on the Smoke Tree Village
shopping center).
However the site's design, workmanship, and material integrity have been substantially
compromised by the additions, alterations, demolition of the original east fagade, and application
of surface veneers that obscure the original exposed structure and the exterior wall materials
characteristic of Lapham's original design. The large canopy over the drive-up banking area
and addition onto the east side of the building have compromised the original proportions and
aesthetic of Lapham's design.
As the report states, "The building, in its current state is a product of its 1981 remodel and reflects
the physical evidence of that period more strongly than it reflects the original 1960's construction
as designed by Howard Lapham."
The Board determined that despite these modifications, the original aesthetic of Lapham's
design retains sufficient integrity to support a recommendation for Class 1 designation.
DEFINING CHARACTERISTICS
The Board determined that the form and massing of the building were its defining historic
characteristics.
' The seven aspects of Integrity include location, design, setting, materials, workmanship, feeling, and association.
08
City Council Staff Report
November 1, 2017— Page 9
Case HSPB-109
REQUIRED FINDINGS
Pursuant to PSMC Section 8.05.145, following the public hearing, the HSPB shall make findings
upon which it shall base its recommendation to the City Council asserting historic significance
of the site or district. As noted in the analysis above, the report did not find sufficient evidence
to warrant Class 1 historic site designation. Staffs recommendation is based upon the report's
findings. The HSPB found that the Crocker—Citizens National Bank Building meets the definition
of a historic site including Criteria 2, 3, 4, and 5.
ENVIRONMENTAL ASSESSMENT
The proposed historic site 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.
NOTIFICATION
Pursuant to section 8.05.140 of the Municipal Code of Palm Springs, all property owners within
five hundred (500) feet of the subject property have been notified and notice was made in a
newspaper of general circulation.
CONCLUSION.
The historic resources report prepared by HRG makes a compelling case that the subject site
does not meet the criteria necessary for making findings in support of Class 1 historic site
designation. However, the HSPB made findings in support of a recommendation for Class 1
historic site designation, based on the fact that the building was originally designed by Howard
Lapham, and based on the building's relationship with the rest of the Smoke Tree Village
campus. Two draft resolutions are attached for the Council's consideration, reflecting the staff
recommendation not to designate and the HSPB's recommendation to designate.
09
City Council Staff Report
November 1, 2017— Page 10
Case HSPB-109
inn Fagg, AIC Marcus L. Fuller, MPA, P. ., P.L.S.
Director of Planning Services Assistant City Manager/City Engineer
David H. Ready, Esq.,
City Manager
Attachments:
1. Vicinity Map
2. Draft Resolutions
3. Excerpt of HSPB minutes of September 13, 2017 and HSPB Resolution 109
4. Public Comment Letters
5. Historic Resources Report, dated August 14, 2017, prepared by Historic Resources
Group, Inc.
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CITY OF PALM SPRINGS
Case HSPB #109
Crocker-Citizens National Bank
1711 East Palm Canyon Drive
ATTACHMENT # 2
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DETERMINING THAT
THE CROCKER-CITIZENS NATIONAL BANK, LOCATED
AT 1711 EAST PALM CANYON DRIVE DOES NOT MEET
THE DEFINITION OF A HISTORIC SITE, (CASE HSPB
109).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of
historic sites and districts.
B. Chapter 8.05 125 identifies the criteria that all structures built before 1969 are
automatically designated as Class 3 historic sites.
C. On May 9, 2017, at a regularly scheduled public meeting, the City's Historic Site
Preservation Board ("HSPB") considered Case 3.4022: an application to demolish
the structures at 1711 East Palm Canyon Drive, known as "The Crocker-Citizens
National Bank". At said meeting the HSPB considered the application and voted
to deny the demolition application, to place up to a 120-day stay of demolition on
the building and to initiate study pursuant to Palm Springs Municipal Code
("PSMC") Section 8.05.135 to inform itself of possible historic significance of the
site.
D. A historic resource assessment report ("the report") dated August 14, 2017 was
prepared for the City by Historic Resources Group, Inc. of Pasadena and provided
to members of the HSPB.
E. On September 12, 2017, a noticed public hearing of the HSPB was held in
accordance with applicable law. At said hearing, the HSPB carefully considered
all the evidence associated with the hearing, including but not limited to the historic
resource assessment report, the staff report, and all other written and oral
testimony and voted to recommend that the City Council designate the Crocker-
Citizens National Bank as Class 1 historic site HSPB #109.
F. On November 1, 2017, a noticed public hearing of the City Council of the City of
Palm Springs, California was held in accordance with applicable law. At said
hearing, the City Council considered all the evidence associated with the hearing,
including but not limited to the historic resource assessment report, the staff report,
and all other written and oral testimony.
THE CITY COUNCIL RESOLVES:
SECTION 1 FINDINGS. The subject parcel is not eligible for consideration as a historic
site because it does not conform to the definition of a historic site as established in Palm
1 14
Resolution No. Page 2 of 6
November 1, 2017
HSPB#109
Springs Municipal Code (PSMC) Section 8.05.020 ("Definitions'). The City Council made
the following findings in support of this determination:
Definition of an Historic Site
Section 8.05.020 of the Palm Springs Municipal Code ("PSMC") provides the definition of
a historic site. The historic resources report provides an evaluation of the subject property
in accordance with this definition which is summarized below.
(a) Historic Site.
An historic site is any real property such as: a building; a structure, including
but not limited to archways, tiled areas and similar architectural elements;
an archaeological excavation or object that is unique or significant because
of its location, design, setting, materials, workmanship or aesthetic effect.
The Crocker—Citizens National Bank Building does not meet the definition of a historic
site. Although it was originally designed by Howard Lapham, a local designer who had
numerous commissions throughout the Coachella Valley, later modifications have all but
obscured the original Lapham design.
Evaluating the site against the seven criteria found in PSMC 8.05.020, the Council further
finds:
1. That is associated with events that have made a meaningful contribution to
the nation, state or community;
Based on review of the development history, the City Council found no evidence that the
property is associated with events that made a meaningful contribution to the nation, state
or community. Thus the building does not qualify as a historic site under this criterion.
2. That is associated with lives of persons who made meaningful contribution
to national, state or local history;
The City Council found no evidence associating the building with lives of persons who
made a meaningful contribution to national, state or local history. Therefore, the property
does not quality as a historic site under this criterion.
3. That reflects or exemplifies a particular period of the national, state or local
history,
The City Council evaluated the building relative to the post World War II period of
commercial development in Palm Springs. It concludes that although the building is
associated with several historic contexts considered important in the development of
Palm Springs in the post-war era, including the general southward commercial growth of
the City in the 1960's, neither the Village, nor the bank were catalysts for commercial
15
Resolution No. Page 3 of 6
November 1, 2017
HSPB#109
development in the area; both followed already-existing development trends, thus the
building does not exemplify this period in history.
4. That embodies the distinctive characteristics of a type, period or method of
construction;
The Council notes that the Crocker—Citizens National Bank is an example of Late Modern
commercial bank architecture. Its construction —that of a steel frame structure with infill
panels of concrete masonry units and fixed anodized aluminum storefront glazing was
common in Palm Springs in the post-World War II era. The Council compared this branch
bank to several other notable examples of bank architecture in Palm Springs, including
City National, Coachella Savings & Loan I & II, and Santa Fe Federal and concluded that
not only is this building not notable, unlike the other banks to which it is compared, its
original design is not of the caliber of these other bank buildings, its integrity has been
severely compromised as a result of additions and tenant improvements and many of the
original character-defining features have been removed, obscured or lost. Thus, it does
not meet the definition of a historic site as defined under Criterion 4.
5. That presents the work of a master builder, designer, artist, or architect whose
individual genius influenced his age; or that possesses high artistic value;
The City Council examined the building within the context of the 40-year career of Howard
Lapham, who arrived in Palm Springs in 1954 in the height of the City's post World War
II development boom. Lapham's list of completed projects in the Coachella Valley is
extensive, and includes several notable works such as the Desert Star Apartments,
(1956), renovation of the Chi Chi Club Starlite Room (1959, now demolished), and many
upscale homes including the Kiewit Residence (1960), the Morrow Residence (1961), and
most notably the Cook Residence (1970), (also known as "Ichpa Mayapan").
The National Register Bulletin "How to Apply the National Register Criteria for
Evaluation", notes that merely being a prolific designer of many built commissions is not
sufficient to qualify under this criteria and gives the example that not all buildings designed
by well-known architects such as Frank Lloyd Wright qualify under this criteria. The
individual commission must "...so fully articulate a particular concept of design that it
expresses an aesthetic ideal." Generally, a property cannot be determined eligible under
this criterion unless it expresses an aesthetic ideal or design concept "...more fully than
other properties of its type."
The City Council concluded that although Lapham was prolific during his career, the
Crocker — Citizens National Bank does not represent an aesthetic ideal more fully than
other properties of its type and has been altered to such an extent that it no longer retains
sufficient integrity to reflect Lapham's original design. It therefore does not meet the
definition of a historic site under Criterion 5.
6. That represents a significant and distinguishable entity whose components may
lack individual distinction; or
16
Resolution No. Page 4 of 6
November 1, 2017
HSPB#109
The City Council determined that due to the substantial loss of integrity, the site would
not be considered a contributor to any historic district, should one be identified, and
therefore it is not eligible under this criterion.
7. That has yielded or may be likely to yield information important to national, state
or local history or prehistory.
The Council did not evaluate the significance of the site on the basis of archaeological or
subterranean resources. This criterion does not apply.
SECTION 2: INTEGRITY.
The City Council considered the integrity of the site relative to the seven aspects or
qualities of integrity, as recognized by the National Register of Historic Places' as follows.
The Council concluded that the site retains integrity of"location", (it has not been moved),
"setting", (a free-standing structure surrounded by a parking lot in a suburban-style
shopping center), "feeling", (it conveys the sense of a 1960's-era commercial building)
and "association", (its roofline visually associates it aesthetically with similar roof forms
on the Smoke Tree Village shopping center).
However the sites' design, workmanship, and material integrity have been substantially
compromised by the additions, alterations, demolition of the original east facade,
application of surface veneers that obscure the original exposed structure and the exterior
wall materials characteristic of Lapham's original design. The large canopy over the
drive-up banking area and addition onto the east side of the building have compromised
the original proportions and aesthetic of Lapham's design.
In considering the report on the building the City Council concluded that, "The building, in
its current state is a product of its 1981 remodel and reflects the physical evidence of that
period more strongly than it reflects the original 1960's construction as designed by
Howard Lapham."
SECTION 3. ENVIRONMENTAL ASSESSMENT.
The rejection of the proposed historic site 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.
'The seven aspects of Integrity include location, design, setting, materials, workmanship, feeling, and
association.
17
Resolution No. Page 5 of 6
November 1, 2017
HSPB#109
Based upon the foregoing, the City Council hereby determines that the Crocker-Citizens
Bank Building located at 1711 East Palm Canyon Drive does not meet the definition of a
historic site. The City Council hereby terminates study of the subject site and terminates
the stay of demolition imposed at the May 9, 2017 meeting of the Historic Site
Preservation Board.
ADOPTED THIS 1st DAY OF NOVEMBER, 2017.
David H. Ready, Esq., Ph.D.
City Manager
ATTEST:
Kathleen D. Hart, MMC
Interim City Clerk
18
Resolution No. Page 6 of 6
November 1, 2017
HSPB#109
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, KATHLEEN D. HART, Interim City Clerk of the City of Palm Springs, hereby
certify that Resolution No. 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
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Kathleen D. Hart, MMC
Interim City Clerk
19
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF PALM SPRINGS, CALIFORNIA,
DESIGNATING THE CROCKER-CITIZENS
NATIONAL BANK, LOCATED AT 1711 EAST PALM
CANYON DRIVE , AS A CLASS 1 HISTORIC SITE,
(APN #510-020-001) ZONE CSC, (CASE HSPB
#109).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. Chapter 8.05 of the Palm Springs Municipal Code allows for the designation of
historic sites and districts.
B. Chapter 8.05 125 identifies the criteria that all structures built before 1969 are
automatically designated as Class 3 historic sites.
C. On May 9, 2017, at a regularly scheduled public meeting, the City's Historic Site
Preservation Board ("HSPB") considered Case 3.4022: an application to demolish
the structure at 1711 East Palm Canyon Drive, known as "The Crocker-Citizens
National Bank". At said meeting the HSPB voted to deny the demolition
application, to place up to a 120-day stay of demolition on the building and to
initiate study pursuant to Palm Springs Municipal Code ("PSMC") Section 8.05.135
to inform itself of possible historic significance of the site.
D. A historic resource assessment report ("the report") dated August 14, 2017 was
prepared for the City by Historic Resources Group, Inc. of Pasadena and provided
to members of the HSPB.
E. A noticed public hearing of the HSPB was held on September 12, 2017 in
accordance with applicable law. At said hearing, the HSPB carefully considered
all the evidence associated with the hearing, including but not limited to the historic
resource assessment report, the staff report, and all other written and oral
testimony and voted to recommend that the City Council designate the Crocker-
Citizens National Bank as Class 1 historic site HSPB #109.
F. A noticed public hearing of the City Council of the City of Palm Springs, California
was held on November 1, 2017 in accordance with applicable law. At said hearing,
the City Council carefully considered all the evidence associated with the hearing,
including but not limited to the historic resource assessment report, the staff report,
and all other written and oral testimony.
20
City Council Resolution No. Page 2 of 6
November 1, 2017
HSPB#109
THE CITY COUNCIL RESOLVES:
SECTION 1 FINDINGS. The subject parcel meets the definition of a historic site as
established in Palm Springs Municipal Code (PSMC) Section 8.05.020 ("Definitions').
The HSPB made the following findings in support of this determination:
Definition of an Historic Site
Section 8.05.020 of the Palm Springs Municipal Code ("PSMC") provides the definition of
a historic site. The historic resources report provides an evaluation of the subject property
in accordance with this definition which is summarized below.
(a) Historic Site.
An historic site is any real property such as:a building, a structure, including
but not limited to archways, tiled areas and similar architectural elements,
an archaeological excavation or object that is unique or significant because
of its location, design, setting, materials, workmanship or aesthetic effect.
The City Council determined that although the building's integrity has been compromised
by additions and alterations, the Crocker—Citizens National Bank Building meets the
definition of a historic site because it contributes to the cultural landscape and its form
and massing remains a vital component of the overall campus of the Smoketree Village
Shopping Center.
Evaluating the site against the seven criteria found in PSMC 8.05.020, the City Council
further finds:
1. That is associated with events that have made a meaningful contribution to
the nation, state or community;
Based on review of the development history, the City Council found no evidence that the
property is associated with events that made a meaningful contribution to the nation, state
or community. Thus the building does not qualify as a historic site under this criterion.
2. That is associated with lives of persons who made meaningful contribution
to national, state or local history;
The City Council determined that the Crocker-Citizens National Bank is associated with
Howard Lapham, a local designer who was credited with the design of the bank. The
Council found that Lapham's many architectural commissions throughout Palm Springs
and the Coachella Valley made a meaningful contribution to the local history. Therefore,
the City Council found the subject property meets the definition of a historic site as
outlined in Criterion 2.
3. That reflects or exemplifies a particular period of the national, state or local
21
City Council Resolution No. Page 3 of 6
November 1, 2017
HSPB#109
history;
The City Council evaluated the building relative to the post World War II period of
commercial development in Palm Springs and within the context of the Smoketree Village
Shopping Center. It concluded that although the building was a product of 1960's
development, it is reflective of the early period of Palm Springs' history when western
ranch-themed developments such as Smoketree Ranch, Deepwell Ranch and other
"dude ranch"type developments were popular. The City Council therefore concluded that
it meets the definition of a historic site as defined under Criterion 3.
4. That embodies the distinctive characteristics of a type, period or method of
construction;
The City Council notes that the Crocker—Citizens National Bank possesses the distinctive
characteristics of Late Modern commercial bank architecture. Its construction —that of a
steel frame structure with infill panels of concrete masonry units and fixed anodized
aluminum storefront glazing was common in Palm Springs in the post-World War II era.
Thus, the City Council concluded that it meets the definition of a historic site as defined
under Criterion 4.
5. That presents the work of a master builder, designer, artist, or architect
whose individual genius influenced his age; or that possesses high artistic
value;
The City Council examined the building within the context of the 40-year career of Howard
Lapham, who arrived in Palm Springs in 1954 in the height of the City's post World War
II development boom. Lapham's list of completed projects in the Coachella Valley is
extensive, and includes several notable works such as the Desert Star Apartments,
(1956), renovation of the Chi Chi Club Starlite Room (1959, now demolished), and many
upscale homes including the Kiewit Residence (1960), the Morrow Residence (1961), and
most notably the Cook Residence (1970), (also known as "Ichpa Mayapan").
The Council concluded that although significantly modified, the Crocker—Citizens National
Bank is historically significant because of its association with architectural designer
Howard Lapham. Thus, the City Council determined the property meets the definition of
a historic site as characterized by Criterion 5.
6. That represents a significant and distinguishable entity whose components
may lack individual distinction; or
The City Council, in viewing the Crocker-Citizens National Bank within the larger context
of the Smoketree Village Shopping Center, believes the shopping center represents a
significant entity that reflects the early "western style" popular in Palm Springs in the
1920's. It concluded however, that since the evaluation and study was limited to the bank
building only, the City Council did not make findings in support of Criterion 6.
22
City Council Resolution No. Page 4 of 6
November 1, 2017
HSPB#109
7. That has yielded or may be likely to yield information important to national,
state or local history or prehistory.
The City Council did not evaluate the significance of the site on the basis of archaeological
or subterranean resources. This criterion does not apply.
SECTION 2: INTEGRITY.
The City Council considered the integrity of the site relative to the seven aspects or
qualities of integrity, as recognized by the National Register of Historic Places' as follows.
The Council concluded that the site retains integrity of"location", (it has not been moved),
"setting", (a free-standing structure surrounded by a parking lot in a suburban-style
shopping center), "feeling", (it conveys the sense of a 1960's-era commercial building)
and "association", (its roofline visually associates it aesthetically with similar roof forms
on the Smoke Tree Village shopping center) which was designed in a "western ranch"
style.
The sites' design, workmanship, and material integrity have been compromised by the
additions, alterations, demolition of the original east fagade, application of surface
veneers that obscure the original exposed structure and the exterior wall materials
characteristic of Lapham's original design. The City Council determined that despite
these modifications, the original aesthetic of Lapham's design retains sufficient integrity
to support Class 1 historic site designation.
SECTION 3. DEFINING CHARACTERISTICS.
The City Council determined that the form and massing of the building were its primary
defining historic characteristics.
SECTION 4: 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 Site:
1. It shall meet the definition of a historic site as outlined in Municipal Code Section
8.05.020.
2. An archival file shall be maintained on the property 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 the approval
of the City Council.
' The seven aspects of Integrity include location, design, setting, materials, workmanship, feeling, and
association. 23
City Council Resolution No. Page 5 of 6
November 1, 2017
HSPB#109
5. The use may be limited by the City Council to the extent that it may impair the
integrity of the site.
6. A marker explaining the historic nature of the site will be installed at the site in a
location viewable from the public way.
7. Compliance with all rules and regulations for Historic Sites and Historic Districts
under Article IV of Chapter 8.05 of the Municipal Code shall be required.
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.
SECTION 5: ENVIRONMENTAL ASSESSMENT.
The proposed historic site 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.
Based upon the foregoing, the City Council determines that the Crocker-Citizens Bank
Building located at 1711 East Palm Canyon Drive meets the definition of a historic site,
furthers the purpose of the historic preservation ordinance and therefore hereby
designates the property a Class 1 historic site (HSPB #109).
ADOPTED THIS 1st DAY OF NOVEMBER, 2017.
David H. Ready, Esq., Ph.D.
City Manager
ATTEST:
Kathleen D. Hart, MMC
Interim City Clerk
24
City Council Resolution No. Page 6 of 6
November 1, 2017
HSPB#109
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, KATHLEEN D. HART, Interim City Clerk of the City of Palm Springs, hereby
certify that Resolution No. 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
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Kathleen D. Hart, MMC
Interim City Clerk
x 25
ATTACHMENT # 3
26
EXCERPTS OF DRAFT MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held
September 12, 2017, the Historic Site Preservation Board took the following action:
2.A. PUBLIC HEARINGS:
2.A. CONSIDERATION OF A POSSIBLE RECOMMENDATION FOR CLASS
1 HISTORIC SITE DESIGNATION OF "THE CROCKER-CITIZENS
NATIONAL BANK," LOCATED AT 1711 EAST PALM CANYON DRIVE,
ZONE CSC, (APN #510-020-001, CASE HSPB #109).
Director Fagg summarized the staff report.
Member La Voie noted that the building has been compromised, but that it
still forms a cultural ensemble with the two other bank buildings on the
Smoke Tree Village site, and that any new building should be integrated
into that context.
Member Hays concurred with Mr. La Voie on the fact that the building had
been compromised by the 1981 addition, but that the project should be an
adaptive reuse and should still maintain the original integrity of the site,
and that he was not convinced that it couldn't be saved and reused.
Vice Chair Burkett asked that the owner consider the areas of the building
that had been compromised, and that the building should be reused. He
also stated that the entire shopping center should be recognized, he was
concerned that the report did not make a finding that it was associated
with the lives of persons who made meaningful contributions to local
history, and that the design of the Smoke Tree center reflects the western
influence of the community at that time.
Chair Johns stated that the building is part of a cultural landscape due to
its size/scale/position, and that the City has an obligation to reuse
buildings even if they don't meet the definition of a historic site. He
questioned if the Sustainability Commission would role in reviewing the
application (staff indicated that they would not review the application). He
also stated that repurposing the building should be an option.
Member Kiser questioned if the board would have any role in seeing what
would be built relative to proportion and style if the applicant were to build
a new building (staff indicated that a new building would be reviewed by
AAC and Planning Commission, but not the HSPB).
'` ` 27
Excerpt of minutes of the Historic Site Preservation Board meeting of September 12, 2017
Case HSPB 109—The Crocker-Citizens National Bank; 1711 East Palm Canyon Drive
Page 2 of 3
Member Marsh stated that he was hesitant to allow demolition to occur
without knowing what would be built in its place.
Member La Voie shared the process for demolition review in Santa
Barbara, and noted that the building was part of an ensemble of the
shopping center, and that the historic resource report should be expanded
to include the shopping center.
Member Marsh suggested that even if the shopping center were included
in the resource report, the modifications to the building would most likely
make it a non-contributing structure.
Vice Chair Burkett questioned if the board could meet with the applicant to
discuss reuse of the building, and supported the inclusion of the shopping
center in the historic resources report.
Chair Johns stated that the board seemed to be in agreement relative to
the status of the building, and also suggested that the City,should expand
demolition review to include the Sustainability Commission so that historic
designation isn't the only factor considered in the review of demolition
permits.
Director Fagg provided the board with a series of options that could be
taken relative to the application before them.
Chair Johns called upon Kenneth Kim, representative of In-N-Out Burger,
to respond to questions from the board regarding the possibility of reuse of
the existing building.
Member Hays questioned if they had researched tax credits that would be
available; Mr. Kim responded that they had looked at financial incentives,
but that they wouldn't cover the cost to upgrade the structure, and that it
was cheaper to build a new building.
Member Burkett asked if In-N-Out was sensitive to environmental issues
and sensitive to architectural issues, and suggested that neighbors would
need to be notified of any plans to build a new building. Mr. Kim
responded that they would be sensitive to the architectural context, and
would follow any notification procedures required by code. Mr. Burkett
further admonished the applicant to reuse the existing building.
Chair Johns questioned if a new building had been approved for the site;
staff responded that no application has been approved yet.
Member La Voie cautioned the board that requiring an applicant to submit
a complete set of schematic drawings for a new building would be cost
28
Excerpt of minutes of the Historic Site Preservation Board meeting of September 12, 2017
Case HSPB 109—The Crocker-Citizens National Bank; 1711 East Palm Canyon Drive
Page 3 of 3
prohibitive if there was no guarantee that a demolition permit would be
issued. He reiterated the need to study the entire shopping center as part
of the historic resource report.
Vice Chair Burkett questioned the cost to revise the historic resource
report to include the rest of the Smoke Tree Shopping Center.
Member Hays stated that he disagreed with the findings of the report, and
that the building has merit for consideration.
Member La Voie made a motion to accept the report as presented. The
motion failed for lack of a second.
ACTION:
M/S/C Hays/Burkett, 6-0-1 (Dixon absent) to not accept the findings of the
report, and to forward the nomination to the City Council with the following
findings:
1. The building has historic merit .and contributes to the cultural
landscape and overall campus of the Smoke Tree Shopping Center;
2. The site meets Criterion #2, in that it is associated with the lives of
persons who have made meaningful contributions to local history;
3. The site meets Criterion #3, in that it exemplifies a particular period of
local history (i.e., western influence) and of shopping center design for
that time period;
4. The site meets.Criterion #5, in that it is the work of Howard Lapham,
who is a master architectural designer; and
5. Although the integrity< of the building has been compromised, it still
conveys its original form and massing, and remains a vital component
of the shopping center campus.
I, JOANNE BRUGGEMANS, Administrative Secretary for the City of Palm Springs,
hereby certify that the above action was taken by Historic Site Preservation Board of the
City of Palm Springs on the twelfth day of September, 2017, by the following vote:
AYES: Johns, Burkett, La Voie, Hays, Marsh, Kiser
NOES: (none)
ABSENT: Dixon
i
>AdmZistratiN
Bru ans,
Secretary
29
ATTACHMENT # 4
30
Flinn Fagg
From: Terri Milton
Sent: Monday, October 9, 2017 8:00 AM
To: Flinn Fagg; Terri Hintz
Subject: FW: Crocker-Citizens National Bank
From: John D. Stiles [mailto:JDStiles@dc.rr.com]
Sent: Saturday, October 07, 2017 11:20 AM
To: CityClerk
Subject: Crocker-Citizens National Bank
I am opposed to designating the now closed Crocker-Citizens National Bank located at 1711 E. Palm Canyon Dr. as a
Historical Monument. This building was a smaller bank building built about 1967 and was expanded in the late 1970s or
early 1980s. I don't believe that this building is architecturally compatible with Smoke Tree Shopping Center. I worked
in this building in the early 1970s for 3-4 years and never felt it was built as anything but an average bank building. WE
should not rush to designate any building over 20-25 years old as historical just sue to age. Thank you for your
consideration. John Stiles
John Stiles
2066 Tamarisk Road Palm Springs, CA 92262
Phone 760-567-9219 Fax 760-327-6644
jstiles1 _dc.rr.com NOTE NEW EMAIL ADDRESS
California BRE License 00816328
31
ATTACHMENT # 5
32
s
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
August 14, 2017
HISTORIC RESOURCES GROUP
33
PREPARED FOR
City of Palm Springs
320o E. Tahauitz Canyon Road
Palm Springs, CA 92262
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
34
TABLE OF CONTENTS
4 Introduction
4 Historic Context
4 Smoke Tree Ranch
6 Smoke Tree Village
s Crocker-Citizens National Bank
io Howard Lapham
12 Late Modern Architecture
14 Architectural Description
17 City of Palm Springs Designation Criteria
19 Historic Resources Assessment
19 Integrity
22 Evaluation under Local Designation Criteria
25 Conclusion
26 Bibliography
28 Appendix 1:Site Map
29 Appendix2:Historic Images
39 Appendix 3:Current Condition Photographs
5o Appendix 4:Architectural Drawings-Christian Associates, 1981
52 Appendix 5:Exterior Color Scheme,James Cioffi, 1998
53 Appendix 6:Architectural Drawings-Tenant Improvements,James Cioffi, 1998
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
35
4
INTRODUCTION
At the request of the City of Palm Springs Planning Department, Historic Resources
Group (HRG) has evaluated the former Crocker-Citizens National Bank building located
at 1711 E. Palm Canyon Drive in the City of Palm Springs, California, for potential
eligibility as a City of Palm Springs Class 1 Historic Site.The conclusions in this report are
based on primary and secondary source research, a review of the relevant historic
contexts, and an analysis of eligibility criteria and integrity thresholds using current
professional standards for evaluating potential historic resources. A site visit was
conducted on July 6, 2017.
HISTORIC CONTEXT
The commercial building located at 1711 E. Palm Canyon Drive was originally built in
1967 as the Crocker-Citizens National Bank. The 0.58-acre parcel (APN 510-020-001)
is located on the southeast corner of E. Palm Canyon Drive and S. Sunrise Way. The
building is Late Modern in style and was designed by Howard Lapham. The building is
associated with several contexts in Palm Springs: it is part of Smoke Tree Village, a
commercial development associated with Smoke Tree Ranch;it was part of the expansion
of the Crocker-Citizens Bank Corporation in the 1960s; and it is an example of Late
Modem architecture designed by Howard Lapham.
Smoke Tree Ranch
Smoke Tree Ranch is a 375-acre resort and housing development located at 1800 South
Sunrise Way. Smoke Tree Ranch was one of the few subdivisions developed in Palm
Springs during the Great Depression. Originally developed as a dude ranch resort,l Smoke
Tree Ranch was started in 1930 by L.Mac Blankenhorn and named after the characteristic
trees that dot the landscape.-
In 1936, Fred and Maziebelle Markham (operating as the Mardo Corporation) bought
Smoke Tree Ranch. With the help of local educator and real estate investor Raymond
Cree, Markham subdivided the ranch into parcels for single-family residences.3According
'Dude ranch development is discussed under the Commercial Development context.
-Moya Henderson and the Palm Springs Historical Society,Palm Springs(Charleston,SC:Arcadia Publishing,2009),82.
3 Howard Johns,Palm Springs Confidential(Fort Lee,NJ:Barricade Books,2004),99.
HISTORIC RESOURCES ASSESSMENT
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HISTORIC RESOURCES GROUP
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5
to Smoketree Ranch Chief Executive Officer Tracy Conrad's film Smoke Tree Ranch:A
Way ofLife, Maziebelle Markham regarded the Ranch as an expanded version of a well-
run home with houseguests. Guests (and ultimately resident "Colonists") were accepted
by invitation only. There was no advertising. Ranch buildings were shielded from the
highway and detached guest cottages provided maximum privacy for the patrons who
consisted primarily of wealthy industrialists. According to a 1977 interview with Smoke
Tree's Vice President Brad Poncher, Disney's "studio set designers were responsible for
the design of some of the ranch's guest cottages."4 Celebrities were purposefully
discouraged.
The Smoke Tree way of life (for guest ranch patrons as well as homeowners who are
historically known as "Colonists") was simple without the need to impress, as "most who
have come here have been every place, seen everything and done most things."5 The
gated community also provided hotel-like amenities, including meals in the ranch house
restaurant, a pool, tennis courts, and maid service; "care of property by a capable all-year
organization and innumerable services the lack of which makes the ownership of a resort
property a burden."6 In 1945, the Markhams sold the entire Ranch operation to the
Colony as a group.? Colonists retained ownership of their homes and home sites.
Of the approximately 400 acres, 375 acres were devoted to the home sites for the
Colonists and twenty acres for the guest ranch. The remaining land was leased for the
present-day Smoke Tree Village Shopping Center at the corner of East Palm Canyon
Drive and La Verne Way, and for the stables at the southern end of the property. Smoke
Tree Ranch purposefully maintained a rustic atmosphere. Homes were required to be one
story and sit apart on large lots with no large lawns or non-native shade trees.$They were
to be built in a traditional Ranch style with a pitched shingle roof.9 Streets were
intentionally left as dirt roads groomed by a sprinkler wagon and scraper. There were no
4 This information also appears in the film Smoke Tree Ranch:A Way of Life(2007),produced by Tracy Conrad.
5 Smoke Tree Ranch Website,http://www.smoketreeranch.com/history.html(accessed November 22,2014).
6 Lawrence Culver, The Frontier ofLeisure(New York:Oxford University Press,2010), 166.
7 The legal nature of the group,whether a corporation or homeowners'association is currently unknown.
6 Culver, The Frontier of Leisure, 166.
9 Joseph Rosa,Albert Frey Architect(New York,NY:Rizzoli, 1990),74.
HISTORIC RESOURCES ASSESSMENT
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HISTORIC RESOURCES GROUP
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street signs, and instead roads were indicated with rock markers. The compound was
originally encircled by barbed-wire fencing.
In his book The Frontier of Leisure, historian Lawrence Culver identifies Smoke Tree
Ranch as looking unlike much of Palm Springs architecture of the time and instead
reflecting the Ranch-style architecture in California and across America. 'They were clear
early examples of the ranch house—the domestic architectural style that would carpet the
floor of the San Fernando Valley after World War II," writes Culver, "and appear in every
community in the United States in the 1950s and 1960s."10
Smoke Tree Village
To take advantage of the burgeoning tourist and residential population in the south end
of the city, in 1965 Smoke Tree Inc., embarked on the construction of a $1 million
commercial center to be known as Smoke Tree Village.- As described in Palm Springs
Life, the corporation was "made up of a group of long-time, permanent residents of the
desert; all successful businessmen which have pooled their ideas and acumen to make
this shopping center the first in the area actually attuned to the needs of desert-oriented
families." Beginning with 15 acres of prime Smoke Tree Ranch land bordering Highway
1 1 1 east of Sunset Way, the center originally featured a gourmet market, drug store, and
specialty shops.
The Howard Lapham-designed complex opened in November 1965. The center was
designed to capture the "small-town atmosphere of leisurely shopping and browsing"
associated with the "unique Village atmosphere' of Palm Springs.- The complex was
designed to combine the convenience of the modern-day shopping center with the"small-
town aura of warmth and congeniality."The stores were leased primarily to"Palm Springs
old timers' rather than chain stores or outside purveyors.13
10 Culver, The Frontier of Leisure, 167.
11 At the time of the center's opening,Palm Springs Life listed the developer as the Coachella Valley Development
Corporation,of which Lapham was first Vice President.Often developers established new small corporations for phased
development for tax reasons and this may account for the discrepancy.
z"Smoke Tree Village,"Palm Springs Life,November 1965,45.
s Smoke Tree Village,'Palm Springs Life,November 1965,45.
HISTORIC RESOURCES ASSESSMENT
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HISTORIC RESOURCES GROUP
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7
The board-and-batten architecture was designed to reflect the ranch-style architecture of
Smoke Tree Ranch.A series of shake-roof buildings connected by covered,post-and-beam
pathways, and connecting lush areas of Japanese-style landscaping, the complex was
designed to encourage leisurely strolling. The original freestanding, Union Oil Service
station was also designed with board-and-batten to blend harmoniously with the center
architecture. A special interior feature of the complex was the carpeting used throughout
the stores, which was even planned for use in the supermarket.�4
The design of Smoke Tree Village also featured a community center with a meeting area
for private clubs and local organizations. By 1966, the complex housed Ethel's Hideaway
Restaurant,the new location of the former Palm Springs restaurant and lounge owned by
Ethel Harutun.15 Original stores included Smoke Tree Village Interiors, Personality Barber
Shop, Bryant Hale Galleries, Galeria Artistica, Her Majesty's Gallery Antiques, and
Dorothy De Castro Ladies' Hawaiian Clothes.
Planning and expansion of the center continued in the 197Os.In 1971, plans for a Smoke
Tree Hilton, a two story "Jamaican Ranch Style" hotel, were developed by Howard
Lapham for a 26-acre parcel of land east of the shopping center; however, these plans
were later withdrawn.16 The following year the new "Business and Professional Center at
Smoke Tree (Wendell Veith, 1972)," was completed and existing Village buildings were
remodeled to provide access to the business center.l7 According to news articles, the
Village also included a Von's supermarket, Union Oil Station, and a Downey Savings and
Loan building added in 1973. By 1975, Smoke Tree Inc. requested re-designation of the
shopping center by the Planning Commission from "neighborhood" to "community."
Downtown village merchants protested the requested change in designation which would
allow "junior department stores' (100,000 square feet maximum) to locate there.i8 In its
reporting of the matter, the Desert Sun suggested community dissatisfaction with the
newer buildings at Smoke Tree Village as no longer having"ranch-type' d6cor, but taking
on"another style of architecture...the box-like construction that was described as "typical
Palm Springs!'- Ultimately, the expansion request was denied by the Planning
""Smoke Tree Village,"Pa/m Springs Life,November 1965,46.
s Ethel Harutun was the proprietor of the Doll House beginning in 1945 and then the original Ethel's Hideaway until
1963.
""Smoke Tree Hilton Proposed,"Desert Sun,November 18, 1971.
7"New Office Building Near Completion,"Desert Sun,February 9, 1972.
s"Downtown Opposing Smoke Tree Growth,"Desert Sun,March 4, 1975.
"Downtown Opposing Smoke Tree Growth,"Desert Sun,March 4, 1975.
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8
Commission. However, in 1976, permission for the construction of the Bank of America
was granted.
Crocker-Citizens National Bank
In 1870, railroad baron Charles Crocker (1822-1888) purchased a controlling interest in
Woolworth National Bank for his son William and renamed it Crocker-Anglo Bank.
Crocker-Anglo Bank soon became associated with the elite of California businesses and
individuals.
Nearly 100 years later, in February of 1963, the merger of Crocker-Anglo and Citizens
National Bank was announced. At the time, the two banks were California's fifth-largest
and eighth-largest banking institutions. With Crocker-Anglo based in San Francisco and
Citizens National in Los Angeles, the merger was an early step in the movement toward
statewide banking. At the time of the merger, Crocker Anglo held deposits in excess of
$2 billion and employed more than 5,000 people; Citizens' deposits numbered $692.6
million with 1,900 employees.-- The combination of the two financial institutions
enhanced the company's overall strength and enabled expansion into local communities
where postwar suburban growth was on the rise. By 1965,Crocker-Citizens Bank boasted
assets of$3.7 billion and more than 200 branch offices.
In February 1967, plans for the addition of a Palm Springs branch in Smoke Tree Village
were announced.22 By July, ground was broken on the project. The branch was well-
located to capitalize on the growing population of the south end of the city. It was the
2701h branch office�3 of California's oldest bank.
The 5,300-square-foot free-standing building offered full banking services including a
drive-up window, escrow, safe-deposit and night depository facilities. The general
contractors for the$200,000 project(the largest commercial project in the city that year)�s
were Indio-based Kretz and Wilson. The "contemporary design" featured concrete block
walls, bronzed solar glass, and a hipped roof with Zonolite shingles.z6
20"Merger Near for Crocker Citizen Bank,"Los Angeles Times,February 10, 1963,H 1.
2' "Executive VP Named at Crocker-Citizens,"Los Angeles Times,March 4, 1965,B 10.
zz"Crocker Citizens Set for Desert,"Los Angeles Times,February 12, 1967.
21 Early newspaper accounts in the Desert Sun from February 1967 indicate the bank would be the 265`h branch in the
institution,however this number was revised upward by the time of the branch opening.
21"Crocker-Citizens Bank New at Smoke Tree,"Desert Sun,November 8, 1967.
2s"Building Picture Improves,"Desert Sun,August 14, 1967.
26'Crocker-Citizens Bank New at Smoke Tree,"Desert Sun,November 8, 1967.Zonolite was the trademarked name of
a vermiculite-based product known for its light-weight and insulating properties.
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The branch opened on Friday, December 8, 1967 with an all-day open house attended
by 100 people (including city officials) and featured gifts and raffle prizes. At the time of
the opening, Frank R. Hall was Assistant Vice President and Manager of the office.Arthur
J. Bachhuber was assistant manager. Both were long-time employees of the bank and
represented an institutional tradition of rotating managers from community to
community. Hall immediately became active in local charities and business-civic
organizations including the Palm Springs Rotary, Chamber of Commerce, United Fund,
Palm Springs Club, and the American Cancer Society. In September 1970, John D. Stiles
replaced Hall as manager when Hall was appointed director of the Desert Hospital
Foundation. Gerald E. Mosher replaced Stiles in 1973.That same year, Mosher penned a
series of advice columns called "It's Your Money" in the Desert Sun.
Crocker-Citizens Bank ultimately opened three branches in the desert communities. In
addition to Palm Springs,there was an Indian Wells branch at 45-200 Club Drive in 1973
and a Palm Desert branch at 72625 Highway 1 11. As part of its community relations
program, the bank was a multi-year sponsor of the Nabisco Dinah Shore professional
women's golf tournament.
In the early 1970s, the Chairman of Crocker-Citizens,Thomas Wilcox, changed strategic
direction to make the bank "a major player in global markets."-, During this period, the
institution was re-branded as Crocker National Bank.As a result,the bank lent aggressively
across the United States and in third-world countries.The failure of that strategy ultimately
led to Crocker's acquisition by London-based Midland Bank in the early 1980s and
subsequently to its sale to Wells Fargo Bank in 1986. The Wells Fargo acquisition was
intended to strengthen that bank's position in the Southern California market. By 1988,
all desert community branches were rebranded with the Wells Fargo name and corporate
identity.28
Around 1998, Wells Fargo sold the Smoke Tree branch to Canyon National Bank, one
of the few Native American-owned banks in the United States. Founded in 1998, Canyon
27 John M.Border,"Wells Fargo Will Take Over 116-Year Old Bank This Week,"Los Angeles Times,May 27, 1986,112.
28"Nabisco Dinah Shore Badges,Tickets Now on Sale,"Los Angeles Times,February 19, 1988,C.
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National Bank was headquartered in Palm Springs.�9 Unfortunately, faulty real estate
lending associated with the recession of 2008 left the bank in disarray. Canyon National
was among four banks seized across the country by federal regulators. It was the 18th
FDIC-insured institution to fail in 2011 and the first in California. Shortly thereafter,
Canyon National Bank was acquired by Pacific Premier Bank and the branch located at
1711 E. Palm Canyon was included in this transfer.3-Pacific Premier continued to operate
the branch until it closed on August 12, 2016.31 The building is currently vacant.
Howard Lapham,Designer(1914-2008)
Howard Percy Lapham was born in Oklahoma City, Oklahoma on May 11, 1914. In
1933, at the height of the depression, Howard Lapham married Charlotte Light. That
same year, Lapham took a job in the"make up department" of the Oklahoma Publishing
C0.3-In this role, Lapham would have gained experience in graphic design in the paste-
up assembly of pages for printing. In 1938, both the marriage and the publishing career
ended and Lapham began working as a carpenter. On his World War II Draft Card,
Lapham listed his employment as working on his own as "a building contractor."33 It is
not currently known if Lapham served in the military or obtained any higher education
after the war. According to architect Hugh Kaptur, Lapham spent some time building in
Hawaii prior to settling in Palm Springs.34
In 1954, Lapham moved to Palm Springs. Lapham's early design work in Palm Springs
focused on modest Mid-Century Modern commercial buildings and apartment hotels
such as the Desert Star(1956, 1611 South Calle Palo Fierro),Tranquilla Villa (1956, 291
Camino Monte Vista),and the Skylark(1956, 1466 North Palm Canyon Drive). Lapham
was also responsible for the expressive Mid-Century Modern remodel of Palm Springs'
Chi Chi Club Starlite Room in 1959. Lapham often employed the part-time services of
29 httl2s://www.occ.gov/static/community-affairs/community-developments-
newsletter/Winter06/cd/canyonnationalbank.htmI(accessed July 2,2017).
30 Pacific Premier Bank Website,https://www.ppbi.com/about-us/about-us.html(accessed July 2,2017).
31 Notice posted on door observed during site visit,July 5th,2017.
32 City Directory for Oklahoma City, 1934.
33 WWII Draft Card Registration,Howard Percy Lapham,October 16, 1940.
34 Interview with Hugh Kaptur by Sian Winship,July 6,2017.Census records for Hawaii are not available as this is prior
to the island's statehood in August of 1959.
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young designers and draftsmen in his practice including Hugh Kaptur (b.1931) and the
Romanian-born Harlan (Harlamb) H. Georgescu (1908-1977).
Lapham was also involved in planning efforts in Palm Springs. In 1963, plans for a
shopping center fronting Highway 1 1 1 on land owned by Smoke Tree Ranch were
developed by Howard Lapham and Associates with Palm Springs architect Richard A.
Harrison.3s By 1965, the new Smoke Tree Village shopping center was well under
construction and it opened in November of that year. The one-story, wood, post-and-
beam shopping center was designed around a series of small courtyards36 to resemble a
bazaar, and was intended as a new extension of the "village' atmosphere of downtown
Palm Springs.37 Latent Asian influences can also be seen in the design of Smoke Tree
Village, and include the expressed post-and-beam outriggers, pavilion plan, modified
Polynesian roofline, and Japanese-inspired landscaping featuring a wood bridge in one of
the courtyards.38 Smoke Tree Village was anchored by a market and drug store, but
designed to house upscale boutiques of resort wear and exotic gourmet food options —
the purveyors of which were long-time Palm Springs residents.39
From the 1960s and into the early 1980s, Lapham built a thriving residential practice,
designing many upscale homes in Thunderbird Country Club and Thunderbird Heights
in the down-valley city of Rancho Mirage.A characteristic feature of Lapham's residential
designs was the use of an unusually large structural module, resulting in a scale not
typically associated with early Mid-century Modern design. One of his best known
residential projects, the Cook Residence (1970, also known as Ichpa Mayapan)
incorporated indigenous Mesoamerican motifs into its design. Several of Lapham's
projects were published in Architectural Digest, including the Morrow Residence (1961,
Palm Desert), and the Kiewit Residence (1960, Thunderbird Country Club).4-
3s"Smoke Tree Station Okay—Moved A Little,"Desert Sun,May 16, 1963.
36 The main courtyard of Smoke Tree Village has been significantly altered.
3'"Smoke Tree Village,"Palm Springs Life,November 1965,45-46.
38 Several Palm Springs modern architects of the period integrated Polynesian elements into their designs including Royal
Hawaiian Estates(Wexler and Harrison, 1960),not far from Smoke Tree Village.Evoking Hawaii or Polynesia reinforced
the idea of resort living—albeit in a completely different climate.
39"Smoke Tree Village:New!`Desert Sun,July 2, 1965.
40 In total,Lapham was published seven times in Architectural Digest between 1959 and 1972.
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As the designer of Smoke Tree Village, Lapham was tasked with the design of the new
free-standing buildings added to the complex. The first of these additional structures was
Crocker-Citizens National Bank, which occupied the highly-visible northwest corner of
the shopping center. In his design for the bank, Lapham eschewed the board-and-batten
design of Smoke Tree Village in favor of a more substantial steel-and-concrete block
design using a 16-foot module.0 He employed the same roofline as the original Village
buildings, and continued the Japanese-style landscaping used at the site. In 1976, Lapham
designed a Bank of America branch for Smoke Tree Village at 1580 S. Palm Canyon
Drive. Here, Lapham used a modified version of the Smoke Tree Village roofline, but
incorporated indigenous motifs similar to those found in the Cook Residence.
Lapham's pursuits during the 1970s turned distinctively toward development.The Desert
Sun characterized Howard Lapham as a "local developer-designer."q2 His projects from
this period were primarily commercial buildings. By December of 1976, Lapham was
developing a 52-room hotel. The following year Lapham made headlines as a
designer/developer for his association with the design of Tahquitz Village Square — a
major shopping center venture on Indian trust land in Section 14.43 He also developed
Las Palmas Plaza in 1978, a 3.5-acre site at 555 E. Tachevah Drive.
Throughout his life, Lapham remained active in local affairs. In 1989, he was appointed
as one of six non-tribal members to the Agua Caliente Development Authority.44 He died
in Palm Springs in 2008 at the age of 93.45
Late Modern Architecture
Architects who would be central to the development of Modernism in Palm Springs
arrived in the city during the 1930s, launching a fertile and innovative era. Though not
all clients wanted Modern design,the commitment of these architects to Modern concepts
helped lay the foundation among private and civic clients and the growth of Modern
design in ensuing decades. The environmental and economic conditions in Palm Springs
were conducive to innovative architecture in custom and tract homes, along with
commercial projects.
41 Lapham's original plans for Crocker-Citizens Bank also called for 14-foot high ceilings,and bronze doors with pieces of
sculpture by local artists at each of the two entrances.A fountain was to be made from Mexican onyx.However,there is
currently no evidence that the fountain or sculptures were realized."Starting Soon,"Desert Sun,June 17, 1967.
az"Developer Blasts Architectural Panel,"Desert Sun,September 8, 1977.
4}"Developer Blasts Architectural Panel,"Desert Sun,September 8, 1977.
§4"Development Authority Holds Introductory Session,"Los Angeles Times,July 29, 1989,N1.
4s"Howard Lapham"Obituary,Desert Sun,April 22,2008.
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Late Modern is a term used to describe the evolution of Modern architecture from the
mid-1950s through the 1970s. The style became widespread in the 1970s, and was
typically applied to commercial and institutional buildings. Unlike the straightforward,
functionalist simplicity of the International Style and Mid-century Modernism, in general,
Late Modem buildings exhibit a more deliberate sculptural quality, with bold geometrical
volumes, uniform surfaces such as glass skin or concrete, and a sometimes exaggerated
expression of structure and systems.Other styles that developed during this period include
Brutalism and New Formalism that have separate and distinct characteristics. Significant
architects who produced Late Modern works include Marcel Breuer,Philip Johnson,Cesar
Pelli, Piano and Rogers (Reno Piano and Richard Rogers), and John Portman. Regionally,
significant architects who worked in the style include Pereira and Luckman (William
Pereira and Charles Luckman), A.C. Martin, John Lautner, and the desert's own Hugh
Kaptur.
Character-defining features of the Late Modernism include:
• Bold geometric volumes
• Large expanses of unrelieved (continuous, lacking in variation) wall surfaces
• Uniform use of cladding materials including glass, concrete, or masonry veneer
• Exaggerated expression of structure and systems
• Hooded or deeply set windows
• Little or no applied ornament
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ARCHITECTURAL DESCRIPTION
The former Crocker-Citizens National Bank building is located at 1711 E. Palm Canyon
Drive, on the southeast corner of E. Palm Canyon Drive and S. Sunrise Way in the City
of Palm Springs.The building is flanked to the north, east, and south by a surface parking
lot paved in asphaltic concrete.The parking lot is separated from the street by landscaped
parkways.The building itself is surrounded by concrete sidewalks and planters,with raised
Concrete Masonry Unit planters in front of the north facade. The one-story building is
Late Modern in style. It has a rectangular plan and is of steel and split-face concrete block
construction.46 The exterior wall surfaces are veneered in textured cement plaster. The
building has a low-pitched hipped roof with wide boxed eaves and a battered (sloped)
metal parapet concealing a rooftop mechanical well. The plaster soffit has recessed
canister lights and a stepped cornice. The drive-thru teller on the west facade is sheltered
under a flat canopy supported on square posts rising from a continuous masonry planter.
The primary entrance is asymmetrically located on the north facade and consists of
aluminum-framed glass doors in a deeply recessed opening with ceramic tile paving and
a stepped plaster soffit.47 A secondary entrance on the south facade consists of recessed,
aluminum-framed glass doors with fixed sidelights and transom light. Fenestration consists
of fixed windows with bronze-colored aluminum frames and bronze-colored glazing.
Some of the windows are deeply recessed above built-in planters. A teller window is
located on the west facade.
Alterations
1711 E. Palm Canyon Drive has been altered since its original construction. In 1981, a
21' x 100' addition (an increase in square footage of 40%over the original 5,200 square-
foot design) was constructed along the entire east fagade, and a drive-thru canopy was
erected on the west facade.The additions were designed by Palm Springs architect David
Christian of Christian & Associates. According to permit documentation and plans, the
east wall of the original building was removed to accommodate the addition, and the
building was expanded with new split-face concrete block walls, significantly altering the
building's plan, massing, proportions, and fagades.The addition covered the exposed steel
frame structure originally visible on the east fagade. As part of this expansion project, the
original primary entrance on the north facade was infilled; the window opening was
converted to a new entrance, with the original entrance doors relocated under a new
46 Per the Arevalo and Safino engineering report prepared for architect David Christian,on sheet number 9 it refers to
sheer walls as"concrete block 8"x 16"split face.
"The primary entrance was boarded up and not visible as of July 6,2017.
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stepped soffit; and the original window was relocated to a new opening in the addition.
The original windows on the original east facade were removed, and new windows were
installed on the new east facade. As part of the construction of the drive-thru canopy,
clerestory windows along the west fagade were removed, and their openings filled in
order to attach the new canopy to the existing structure, and the original teller window
was in-filled.In 1987,new ATMs were installed.In 1998,additional tenant improvements
were undertaken by architect James Cioffi. Alterations include the addition of a stepped
plaster cornice under the eave soffit,and the application of textured cement plaster veneer
over the exterior split-face masonry walls.
The City of Palm Springs Building & Safety records yield the following alteration
documentation:
8/8/67 Building Permit Masonry,frame&steel office building/composition roof
8/8/67 Plumbing Permit Original construction
8/25/67 Sewer Permit Original construction
8/31/67 Electrical Permit Original construction
9/1/67 Plumbing Permit Original construction
5/5/81 Building Permit Remove east wall,erect new east wall 2 V,tie east roof and new roof
Application together,install remote teller on west side
7/21/81 Building Permit Enlarge Existing Bank Building,construct canopy over teller driveway
1 1/29/82 Building Permit Electrical for sign
10/20/86 Spec Sheet Reroof
5/1/87 Building Permit Install Drive-up ATM.Opening and filler in existing drive up window
opening.Add stud wall to permit access from auto.Add opening for
new ATM next to existing ATM in front wall.
1/10/07 Building Permit Reroofing
3/31/1 1 Building Permit New signage
Character-defining Features
Every historic building is unique, with its own identity and its own distinctive character.
Character-defining features are those visual aspects and physical features or elements,
constructed during the property's period of significance, that give the building its historic
character and contribute to the integrity of the property. Character-defining features can
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identify the building as an example of a specific building type, usually related to the
building's function; they can exemplify the use of specific materials or methods of
construction, or embody an historical period or architectural style; and they can convey
the sense of time and place in buildings associated with significant events or people.
A building's character-defining features can include but are not limited to its setting and
site; shape and massing; roof and related features, such as chimneys or skylights;
projections, such as balconies or porches; recesses or voids, such as galleries or arcades;
windows and doors and their openings, pattern, and proportions; materials, with their
distinguishing textures, finishes, colors and craftsmanship; and interior features, materials,
finishes, spaces and spatial relationships. In general, retaining character-defining features
retains the integrity of an historic property; i.e., contributes to retaining the property's
eligibility as an historic resource. Removal or alteration of one feature does not necessarily
change the eligibility of an historic resource. Significant impacts on an historic resource
result from major change or many incremental changes over time.
The Crocker-Citizens Bank has been substantially altered since its original construction; it
retains some basic design elements,but its plan,form,size,massing,windows,and exterior
articulation have been altered. Therefore, extant exterior character-defining features are
limited to:
• Remnants of original exposed steel frame construction
• Low-pitched hipped roof profile (although the roof itself has been extended over
the east addition) with wide boxed eaves and battered metal equipment screen
• Split-face masonry raised planter at north fagade
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CITY OF PALM SPRINGS DESIGNATION CRITERIA
This evaluation is for potential eligibility for listing as a City of Palm Springs Class 1 Historic
Site. The City of Palm Springs has adopted historic preservation regulations and
established procedures for identifying, designating, and preserving historic landmarks or
points of interest that were the site of a historic event, that are connected with the life of
an important person, or that contain a building, structure, or other object that is
architecturally significant, representative of a type, period or particular method of
construction, or is associated with a significant builder, architect, designer or artist. (City
Municipal Code, Section 8.05.010). The Historic Preservation Ordinance defines the
criteria for designating historic resources in the City:
(a) Historic Site: A historic site is any real property such as a building; a structure,
including but not limited to archways, tiled areas and similar architectural
elements; an archaeological excavation or object that is unique or significant
because of its location, design, setting, materials, workmanship or aesthetic affect
and:
(1) That is associated with events that have made a meaningful contribution to
the nation, state or community;
(2) That is associated with lives of persons who made meaningful contributions
to national, state or local history; or
(3) That reflects or exemplifies a particular period of national, state or local
history; or
(4) That embodies the distinctive characteristics of a type, period or method of
construction; or
(5) That represents the work of a master builder, designer, artist or architect
whose individual genius influenced his age; or that possesses high artistic
value; or
(6) That represents a significant and distinguishable entity whose components
may lack individual distinction; or
(7) That has yielded or may be likely to yield information important to national,
state or local history or prehistory.
Designations are made by the City Council by categorizing nominated sites and districts
into one of the following classifications and such other categories may be designated by
resolution:
Class I: Structure/site qualified for city designation; may be qualified at the federal, state
and/or county level. Archival file will be maintained. Structure/site may not be modified
nor objects removed without the approval of the city council; usage may be limited by
the city council to the extent that it may impair the integrity of the site. Site will be
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�s
plaqued. (Intended for use when the structure or site still exists as it did during the
historical period or is restorable.)
Class 2: Site qualified for city designation; may be qualified at the federal, state and/or
county level. Archival file will be maintained. Site is eligible for plaquing. (Intended for
use when the site is not occupied by a modern structure or use which is different than
that of the historical period or if structure is unstable, nonconforming, unrestorable or the
like).
Class 3: Structure/site was constructed before 1969, or a year to be determined by the
city council, or construction date cannot be confirmed. Eligible for a six-month stay of
demolition. Action of the HSPB may include recommendation to reclassify. All structures
built prior to the subject date would be automatically so classified.
Integrity
In order to be eligible for historic designation, standard preservation practice also requires
an analysis of a building's historic integrity. Historic integrity is the ability of a property to
convey its significance and is defined as "the authenticity of a property's historic identity,
evidenced by the survival of physical characteristics that existed during the property's
historic period."48
The National Register recognizes seven aspects or qualities that comprise integrity, which
are also referenced in the City's local ordinance: location, design, setting, materials,
workmanship, feeling, and association.These qualities are defined as follows:
• Location is the place where the historic property was constructed or the place
where the historic event took place.
• Design is the combination of elements that create the form, plan, space, structure,
and style of a property.
• Setting is the physical environment of a historic property.
• Materials are the physical elements that were combined or deposited during a
particular period of time and in a particular pattern or configuration to form a
historic property.
48 National Register BUIletin 16A.
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• Workmanship is the physical evidence of the crafts of a particular culture or
people during any given period in history or prehistory.
• Feeling is a property's expression of the aesthetic or historic sense of a particular
period of time.
• Association is the direct link between an important historic event or person and
a historic property.49
HISTORIC RESOURCES ASSESSMENT
The former Crocker-Citizens Bank at 1711 E. Palm Canyon Drive has not been identified
in a previous survey of Palm Springs. It is evaluated here for potential eligibility as a City
of Palm Springs Class 1 Historic Site.The evaluation includes an analysis of the building's
historic integrity to determine whether it retains sufficient character-defining features to
convey any potential historic significance; and an analysis of potential significance under
each of the City's criteria for designation.
Integrity
As noted above, the National Park Service defines seven aspects of integrity for historic
resources, which are also referenced in the local ordinance. The integrity of the former
Crocker-Citizen Bank building is evaluated below based on these seven aspects:
• Location: 1711 E. Palm Canyon Drive remains in its original location and
therefore retains integrity of location.
• Design: The building has been substantially altered from its original design.
Alterations include a large addition on the east facade that changed the building's
plan,massing,proportions,and roofline and expanded the original square footage
by approximately 40 per cent; the elimination of original windows on the east
facade, the relocation of a window on the north fagade, and the infill of windows
on the west facade; the infill of the original primary entrance and the creation of
a new entrance in what had been a window opening; the addition of cement
plaster veneer to the exterior masonry walls; the addition of a stepped eave
cornice; and the addition of a large drive-thru canopy on the west facade. The
large addition and extensive alterations obscured the original 16-foot structural
module, which had been expressed on the building's facades. As detailed above,
the only visible character-defining features of the original design are remnants of
" U.S.Department of the Interior,National Register Bulletin 1 S:How to Apply the National Register Criteria for
Evaluation(Washington,DC.:National Park Service,as revised 2002).
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the exposed steel frame construction on the west fagade,the low-pitched, hipped
roof profile with boxed eaves and equipment screen (although the profile has
been extended over the addition), and the split-face masonry raised planter at the
north fagade. Although the 1981 remodel used similar materials and features,
including extending the original roof profile, the result is a significant deviation
from Lapham's original design. According to guidance from the National Park
Service:
"a property important for illustrating a particular architectural
style or construction technique must retain most of the physical
features that constitute that style or technique. A property that
has lost some historic materials or details can be eligible if it
retains the majority of the features that illustrate its style in terms
of the massing, spatial relationships, proportion, pattern of
windows and doors, texture of materials, and ornamentation.
The property is not eligible, however, if it retains some basic
features conveying massing but has lost the majority of the
features that once characterized its style."r
The former Crocker-Citizens Bank has lost the majority of the features that
characterized its original design by Howard Lapham, including the massing,
proportion, pattern of windows and doors, and texture of materials. Therefore, it
does not retain integrity of design.
• Setting: 1711 E. Palm Canyon Drive remains a free-standing structure on the
greater Smoke Tree Village property, surrounded by a shared surface parking lot.
The building retains integrity of setting.
• Materials: Historic materials at 1711 E.Palm Canyon Drive have been significantly
altered.The building was enlarged by the construction of a 21-foot wide addition
along the entirety of the east fagade. As part of this addition, the original east
fagade was demolished;the original main entrance was infilled;the entrance doors
were relocated to what had been a window opening;the window in that opening
was relocated to a new opening in the addition; original window openings on the
west facade were infilled; the roof and parapet were enlarged to accommodate
so National Register Bulletin 15
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the addition; and the exterior masonry walls, originally exposed, were veneered
in textured cement plaster.
According to guidance from the National Park Service, in order to retain integrity
of materials, a property must retain the key exterior materials dating from the
period of its historic significance, and the features must be visible enough to
convey their significance. This means that even if a property is physically intact,
its integrity is questionable if its significant features are concealed under modern
construction. If a property's exterior is covered, the property will not qualify for
designation because it does not retain the visual quality necessary to convey
historic or architectural significance.51
Because the majority of the building's windows have been removed, and all the
remaining original split-face masonry walls have been veneered in plaster, the
former Crocker-Citizens Bank building does not retain key exterior materials from
its original 1967 construction; the majority of its visible exterior materials date
from the 1981 remodel. Therefore, the building does not retain integrity of
materials.
• Workmanship: As a result of its alterations, including the addition of textured
cement plaster over the originally exposed masonry wall cladding and steel
columns; replaced and relocated window systems and infill of original window
openings; infill of original primary entrance and conversion of original window
opening for new primary entrance; and reconstruction of the roof structure to
accommodate the addition, 1711 E. Palm Canyon Drive does not retain the
physical evidence of period construction techniques. In order to retain integrity of
workmanship, a building must retain the period construction materials and
techniques that originally comprised the building.The building in its current state
is a product of its 1981 remodel and reflects the physical evidence of that period
more strongly than it reflects the original 1960s construction as designed by
Howard Lapham.Therefore, it does not retain integrity of workmanship.
National Register Bulletin 15.
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• Feeling: Feeling is a property's expression of the aesthetic or historic sense of a
particular period of time. It results from the presence of physical features that,
taken together, convey the property's historic character.52 The Crocker-Citizens
bank building has been enlarged and substantially altered, and no longer retains
integrity of design, materials, or workmanship. However, it retains enough of its
overall form and roof profile to adequately convey the aesthetic or historic sense
of a 1960s bank building. Therefore, the property retains integrity of feeling.
• Association: Association is the direct link between an important historic event or
person and a historic property. Like feeling, association requires the presence of
physical features that convey a property's historic character.53 Although the former
Crocker-Citizens Bank building no longer retains integrity of design,materials,and
workmanship, it still generally conveys its association as a 1960s bank building in
Smoke Tree Village. It therefore retains integrity of association.
Evaluation under Local Designation Criteria
Criterion 1 (association with events)
Based on a review of the development history of 1711 E. Palm Canyon Drive, there is
no evidence that the property is associated with events that have made a meaningful
contribution to the nation,state,or community.Therefore,it is not eligible under Criterion
1.
Criterion 2 (associated with lives of important personsl
There is no evidence that 1711 E. Palm Canyon Drive is associated with lives of persons
who made meaningful contributions to national, state, or local history.Therefore, it is not
eligible under Criterion 2.
Criterion 3 (reflects or exemplifies particular period of historvl
As discussed in the historic context section above, the former Crocker-Citizens National
Bank is associated with the following post-World War Il contexts:
• the development of financial institutions after World War II, and specifically the
growth of Crocker-Anglo and Citizens Banks following their merger in 1963;
52 National Register Bu//etin 15.
53 National Register Bulletin lS
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
54
23
• commercial development associated with Smoke Tree Ranch; and
• 1960s commercial growth in Palm Springs.
Commercial buildings eligible under this criterion cannot simply have been constructed
during the post-World War II era; they must represent an important association with a
historic context from the period. According to guidance from the National Park Service,
in order to be considered eligible for designation for representing a period of history
[emphasis added]:
"...A property must be associated with one or more events
important in the defined historic context. The event or trends,
however, must clearly be important within the associated context:
settlement, in the case of the town, or development of a maritime
economy, in the case of the port city. Moreover,the property must
have an important association with the event or historic trends,
and it must retain historic integrity...Mere association with historic
events or trends is not enough, in and of itself,to qualify under [this
criterion]; the property's specific association must be considered
important as well."54
Although the former Crocker-Citizens Bank is associated with several contexts important
in the development of Palm Springs in the post-World War II era, the building itself does
not represent an important association with these development patterns. Being
constructed during a specific period of development and representing a particular
property type are not enough to justify eligibility under this criterion.The former Crocker-
Citizens Bank does reflect the growth of the financial industry after World War II;
however, the merger of Crocker-Anglo and Citizens bank took place in 1963, and by
1965 -two years before the construction of the Palm Springs branch - Crocker-Citizens
Bank already had more than 200 branch offices.55 When it was constructed in 1967, the
branch at 1711 E. Palm Canyon was the 2701h branch office56 of California's oldest bank.-
Therefore, the Palm Springs branch does not represent an important association with the
54 National Park Service,National Register Bulletin:How to Apply the National Register Criteria for Evaluation,
httl2s://www.ni2s.gov/nr/12ublications/bulletins/nrb 15/nrb 15 6.htm.
ss-Executive VP Named at Crocker-Citizens,"Los Angeles Times,March 4, 1965,B 10.
16 Early newspaper accounts in the Desert Sun from February 1967 indicate the bank would be the 265`h branch in the
institution,however this number was revised upward by the time of the branch opening.
57"Crocker-Citizens Bank New at Smoke Tree,"Desert Sun,November 8, 1967.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
55
24
growth of Crocker-Citizens Bank, as it was one of hundreds of branches that opened in
the 1960s.
Smoke Tree Village is associated with the adjacent Smoke Tree Ranch, a former dude
ranch and a significant residential development in Palm Springs. However, Palm Springs
in the 1960s was no longer a sleepy western town; it had already shifted to being a
modern city.Dude ranches and wild west references were already part of the city's history
and are not representative of the development of this era.
1711 E. Palm Canyon Drive reflects the continued postwar commercial growth in Palm
Springs as an example of commercial development serving the southern portion of the
city.It is located in Smoke Tree Village,which was conceived in 1963 in order to capitalize
on the city's growth in the 1960s. The construction of Smoke Tree Village and the bank
building was part of the continued southward commercial growth of the city in the 1960s.
However, neither the Village nor the bank building was a catalyst for commercial
development in this area; both followed already-existing development trends. Therefore,
the former Crocker-Citizens Bank building does not exemplify this period in the city's
history.
There is no specific evidence that 1711 E. Palm Canyon Drive reflects or exemplifies a
particular period of national, state, or local history, and it does not retain historic integrity.
Therefore, it is not eligible under Criterion 3.
Criterion 4 (embodies characteristics of a type, period, or method of construction)
The former Crocker-Citizens Bank is an example of Late Modern commercial
architecture, constructed of steel and concrete block. The style and method of
construction are common in Palm Springs during the post-World War II period. Palm
Springs boasts an extraordinary collection of custom bank designs by noted architects
which were also, by their size, position, and design, de facto civic landmarks. Notable
examples in the 1950s were the first Coachella Valley Savings &Loan (1956, 383 S. Palm
Canyon Drive) and Santa Fe Federal Savings & Loan (1960, 300 S. Palm Canyon Drive;
HSPB-54), both by Williams, Williams & Williams; and City National Bank (1959, 588 S.
Palm Canyon Drive; HSPB-52) by the Los Angeles firm Victor Gruen Associates.
The former Crocker-Citizens bank is not an outstanding example of bank architecture in
Palm Springs,and it is not of the caliber of other designated examples of the type. Further,
it does not retain a majority of its character-defining features and/or distinctive
characteristics of the property type, period, or method of construction. It does not retain
integrity of design, materials, or workmanship which are required in order for a property
to convey its architectural significance. Therefore, it is not eligible under Criterion 4.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
56
25
Criterion 5 (work of master)
1711 E. Palm Canyon Drive was designed by Howard Lapham, a local designer who
practiced in Palm Springs for more than 40 years. Lapham designed numerous notable
buildings in the city, including both residential and commercial designs. However, the
former Crocker-Citizen Bank building has been substantially altered and no longer retains
the majority of character-defining features of Lapham's original design.Therefore, it is not
eligible under Criterion 5.
Criterion 6 (district)
The former Crocker-Citizens bank is part of Smoke Tree Village,a 1960s shopping center
developed to serve the growing population in the southern portion of the city. This
assessment does not include a detailed evaluation of Smoke Tree Village as a potential
historic district. However, due to the loss of integrity of 1711 E. Palm Canyon Drive, it
would not be considered a contributor to any historic district, should one be identified.
Criterion 7 (likely to yield information)
Criterion 7 typically applies to archaeological resources,which is outside the scope of this
study.
CONCLUSION
The former Crocker-Citizens Bank at 1711 E. Palm Canyon Road is not eligible for
designation as a City of Palm Springs Class 1 Historic Site. This conclusion is based on a
review of the relevant historic contexts, an evaluation of the building's potential
significance under local designation criteria, and an analysis of its historic integrity. The
building is Late Modern in style, designed by noted Palm Springs designer Howard
Lapham,and is associated with post-World War 11 growth in general,and the development
of Smoke Tree Village specifically. However, it does not meet eligibility standards for
designation under Criterion 3, and it has been substantially altered such that it is not
eligible under Criteria 4 or 5.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
57
26
BIBLIOGRAPHY
Border, John M. "Wells Fargo Will Take Over 1 16-Year Old Bank This Week," Los
Angeles Times, May 27, 1986.
"Building Picture Improves," Desert Sun, August 14, 1967.
"The City Has Lost an Icon," Desert Sun, April 22, 2008.
City of Palm Springs, Department of Building and Safety Permit Files
"Crocker Citizens Bank New at Smoke Tree," Desert Sun, November 8, 1967.
"Crocker Citizens Set for Desert," Los Angeles Times, February 12, 1967, 112.
"Developer Blasts Architectural Panel," Desert Sun, September 8, 1977.
"Development Authority Holds Introductory Session," Los Angeles Times, July 28,
1989, N1.
"Executive VP named At Crocker-Citizens," Los Angeles Times, March 4, 1965, B 10.
Howard Lapham File, Palm Springs Art Museum.
"Merger Near for Crocker Citizen's Bank," Los Angeles Times, February 10, 1963, H 1.
"Nabisco Dinah Shore Badges, Tickets Now on Sale," Los Angeles Times, February 19,
1988, C.
Pacific Premier Bank Website.
Palm Springs City Directories, Palm Springs Public Library.
Palm Springs Historical Society, Photo Archive Online.
Palm Springs Preservation Foundation, "Howard Lapham Architectural Designer,"
PowerPoint presentation.
Patrick McGrew Collection, Palm Springs Art Museum.
"Smoke Tree Station Okay— Moved a Little," Desert Sun, May 16, 1963.
"Smoke Tree Village— New!" Desert Sun, July 2, 1965.
"Smoke Tree Village," Palm Springs Life, November 1965, 41-46
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
58
27
"Smoke Tree Village Advertisement," Palm Springs Life, Annual Pictorial, 1965, 29.
"Smoke Tree Village Advertisement,"Palm Springs Life, November 1965, 67.
"Starting Soon," Desert Sun, June 17, 1967.
U.S. Department of the Interior. National Register Bulletin 15:How to Apply the
National Register Criteria for fvaluation. Washington, DC.: National Park Service, as
revised 2002.
U.S. Department of the Interior. National Register Bulletin 16A:How to Complete the
National Registration Form.Washington, DC.: National Park Service, 1997.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
59
28
APPENDIX is SITE MAP
y
a°
ttB Isle slse
1711 E. Palm Canyon Drive on the southeast corner of E. Palm Canyon Drive and S.Sunrise Way.Smoke
Tree Village is shown at the bottom right of the image.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
60
29
APPENDIX 2:HISTORIC IMAGES
A
1 '. � ✓]4. - w. ram. �
rice .r
SMO EN��!
Shopping Center in Palm Springs
America's newest and most distinctive concept in retailing—Palm Springs Most Important Corner
goat
located at East Palm Canyon Drive and Sunrise way, SMOKE TREE VILLAGE Is at the crossroads to desert and mountain papu.
latlon areas. Along with the tremendous population potential goes a revolutionary idea in shopping center design and conception,
which blends a rim casual tone in retailing with our desert waymhlite. The first shopping center engineered to make shopping a
pleasure instead of a chore..
FOR THE ENTIRE EXCITING STORY CONTACT HARRY REID,BOB KENNEDY.Leasing Agents
666 North Palm Canyon Drive.Palm Springs—324-5923
or Coachella Valley Development Corporation 577 Sunny Dunes Road,Palm Springs—3243393
Rendering of original Smoke Tree Village design (1965, Howard Lapham)as featured in Palm Springs Life
Annual Pictorial Edition, 1965, 29.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
61
30
Palm Springs'Newest and '
Most Modern Drug Store
John Hanky and Jack Jones cordially
invite you to come in and see the
New Smoke Tree Rexal.l Drugs
in the Smoke Tree Village
Always a Friendly Family Atmosphere
DR
Roofline for the Smoke Tree Village shopping center was the design inspiration for the roofline of the
Crocker-Citizens Bank.Source:Advertisement from Palm Springs Life,November 1965, 67.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
62
31
d
4
i { ,
Open courtyard from Smoke Tree Village with Japanese landscaping and wood bridge.The courtyard has
subsequently been altered.Source: Palm Springs Life,November 1965,45.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
63
32
,gym
n
w n +
2X
171 1 E. Palm Canyon Drive as it appeared in renderings by designer, Howard Lapham.Source: The Desert
Sun,June 17, 1967.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
64
33
p Y �
W..
y jjM
x YI{
AWL
AW ' T
NMI, -swum
1711 E. Palm Canyon Drive under construction.Shows relationship of free-standing bank building to
Smoke Tree Village shopping center behind it. Note roof design of original village complex.Source: The
Desert Sun,August 14, 1967.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
65
34
•
W
R
The northwest corner of 1711 E.Palm Canyon Drive as it appeared in the Desert Sun for the grand
opening, December 7, 1967. Note split-face concrete block,articulated 16-foot module, and clerestory
windows on the west facade. Original drive-thru teller location is shown as well.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
66
35
to
�y.
p } qy ( c
Northeast corner of 1711 E.Palm Canyon Drive as it appeared in an ad in the Desert Sun for the grand
opening, December 7, 1967.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
67
36
Men we open our
new office tomorrow
there'll be a little something in it
for everyone.
It',our pleasure to invite ynu to Inin us at
an C'pcn 11—at the new 11b4n I'm inns
(AIW of Creaser Cltiuns Nstk-A Rank
Yrn1 sl Mai it ennvenirmly W t,'I xt
IT11 East palm Ca.y Drive in the
Franks Zrt Yilbw,Shopping CS-nnx.
Thern'l)be a little.—Ahing-e Rift and
refrrahnxnts-in it faeve1V+ .YW tray
even in the"'I'l prize;a u,w 1,&r
t.k't.bn set Fa why W Plan on xtch,ping
tn*Wrnor 'Ikmamher F7 An5 tin.,
tram I6 a_m.to R P,m.Bring along y,wr
family and neighh ini,twr.Yw'll find act 1a
of free txrrkinR t tr UrihnR the leke.
Our awager,Frank Hkl1_and his staff irM
bx waittnR to1,Y you atnl to help
you with a01 your bunking c odii,Thure s
orrery banking srrvkv here far y A4
year Uadly end huein
Ki ve W,xn Zty f r y Pe n of
Rilerude Uaunty Yen•ywtrs anu raw
."'re
]wkinir forw"d to naming You
6w m Our new Palm strinan r7ftc We
think you,tna,will ft1+1 C'1,xker-C'itirsna
a gswd phire to do Non,,e.With Wets
i of 44 binien,wm'm a NX Sank But onr
L'iRy„n*st me t b-A-t w,ind"t's
waatreffin g
a
Crocker-Citizens
the big bank where little things count
Crocker-Citizens Bank advertisement announcing the opening of this branch at 171 1 E.Palm Canyon
Drive in the Desert Sun,December 7, 1967.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
68
37
City officials try the"key'to the vault at the newly opened Crocker-Citizens National Bank.From left,City
Finance Director, Dallas Clicek;Mayor Howard Wiefels;Frank Hall, Branch Manager and Assistant Vice
President;and Emmett G. Solomon,Bank President.Source: The Desert Sun,December 8, 1967.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
69
38
W�
{A �
r r
s
Designer Howard Lapham and Ethyl Hautun at the opening of Smoke Tree Village in November of 1965.
Source: Patrick McGrew Collection, Palm Springs Art Museum.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
70
39
APPENDIX 3:CURRENT CONDITION PHOTOGRAPHS(JULY 6,2017)
5 sJ ,,?•akPIW t '3,`' w#&✓,ad
s �p
i
North facade of 1711 E. Palm Canyon Drive with 1981 drive-thru addition on west side of building.
Source:Historic Resources Group,July 6,2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
71
«
d�w �
.w a � °� / : \ / § •
Detail eRyave-tBuaddition m west side 6 buildingk9l , E Palm Canyon Drive.Source: Historic
Resources Group,July K2l2
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
` 72
41
F
a t
t
, 4 �
1
North(primary)facade of 1711 E.Palm Canyon Drive.Source: Historic Resources Group,July 6,2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
'7 3
42
\.
« . l y
�. v .
WPM-
Detail _e¥ !m1E Palm Canyon Drive on memo QpWe Source:Historic Remu e UmR
July E2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, PRIM Springs
HISTORIC RESOURCES GROUP
74
43
gt
u e
rio
�i
r
ip9
i
i
E 3o a
E
t
3r iu '3
Detail of textured cement plaster. Primary facade shown here with patch from removal of ATM machine.
Source:Historic Resources Group,July 6, 2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
75
44
A7
ra�n�:�;.ka �.4 rs���Y���tt � ��,t r° ,1�ti.•"��KV�,, � ;w� x�y�� �
t
South facade of 1711 E. Palm Canyon Drive with secondary entrance from parking lot.Source: Historic
Resources Group,July 6,2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
76
45
i
6 _
jz.. •Y""S
w
East facade of l 71 1 East Palm Canyon Drive with 1981 addition.Source:Historic Resources Group,July 6,
2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
77
46
1
t t
a
Northeast corner of 1 171 E.Palm Canyon Drive with 1981 addition.Source: Historic Resources Group,
July 6, 2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
78
47
,rw
F,
7
n ,
ni
� F
West faFade of 1711 E. Palm Canyon Drive.Source:Historic Resources Group,July 6, 2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
.7g
48
;1
yk �
Y
L
M 1„
a
,
3
i
t
f:
f
mM1
Detail of west facade.Source: Historic Resources Group,July 6,2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
80
49
1981 masonry wall addition for support of drive-thru canopy on west facade.Source:Historic Resources
Group, July 6, 2017.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
50
APPENDIX q:ARCHITECTURAL DRAWINGS-CHRISTIAN ASSOCIATES,1981
t ?
H}
r ✓- s +.r'arwrr� � E
�� ,•c Sri' — . � �. .�� -."Q. f (f v�l� � �' P- I k
g♦./9_1 {� �] f'> waive a. ,;, t�y� —__._._��.✓G� " '
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
co
I
51
1JJ' I
�,� x .- x a•M.N..f1.A!`-- !�(b1Y+,I .IW�� S �e+JM MM.Wi �VNf M�'x' �
f.':.,. i ar' �''!ywpr••,.F-•'_\\ �w...�..i �av .5�����..__._..�.._I�r f +x.n•v/
17
f a s
'ZROCKER BANK 1 �
u
�L...r..fena.+r•.s n=+o-.ror
k" :sue°. k•..r•,+,..�..rt�. w.t.w..T_ asrr.oa rwr. �twK a�..�. 'SBA��C� .� �' _ ►��'a'�.•'ri
� w
y_
CROCKERBANl4
w�pr N !1
�� _ _. r,.-tits.. - I•.Mr �r'tiW�YAMY^II IQ Z
�i y fi�Mrr.
L:I Y�-
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
52
} .. r
L;
4
I UT
/N .r.ew•xY .�
Oil
r
p S
Y .mot
�':�.t' ' :Ar�IkWN.Y•�q-Af a80. � nq ��a��r^ �p •e
va u .4
3
a
w L`:
Y
1
Mw° ®MVwy7: �YN
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
t'A
53
APPENDIX 5:EXTERIOR COLOR SCHEME,JAMES CIOFF1,1998;NOTED ON 1967 ELEVATIONS
-7-
a vLLa. _.3 _- 1r, �
I
r
s
i
r
-
-.
EXTE"COLOR SCNfkr
CANYON NATIONAL SAW ,•-"•��••�• �Q ',i t j� ..,..,..,. _
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
co
ul
54
APPENDIX 6:ARCHITECTURAL DRAWINGS-TENANT IMPROVEMENTS,JAMES CIOFFI,1998
' w �
CANY
I S•«�
- v
g ' j i
.:, y SLMME WAY
SITE PLAN 9.
HISTORIC RESOURCES ASSESSMENT
1711 E. Palm Canyon Drive, Palm Springs
HISTORIC RESOURCES GROUP
Cq
a)
TWENTY NINE PALMS BAND OF MISSION INDIANS
q� 46-200 Harrison Place. Coachella,California.92236.Ph. 760.863.2444.Fax:760.863.2449
September 7, 2017 c-1 -rn /'► y�
C J.a
Kathleen D. Hart, MMC, Interim City Clerks
City of Palms Springs rT T
3200 E. Tahquitz Canyon Wayµ
Palm Springs, CA 92262 %0
RE: Case HSPB 109 i
Consideration of Class 1 Historic Site Designation of the Crocker-Citizens National Bank
(1711 East Palm Canyon Dr.)
Dear Ms. Hart,
In regards to the Merced Avenue Greenway Project, the Tribal Historic Preservation Office
(THPO) is not aware of any archaeological/cultural sites or properties in the project area that
pertain to the Twenty-Nine Palms Band of Mission Indians. We currently have no interest in the
project and defer to the comments of other affiliated tribes. If there are inadvertent discoveries
of archaeological remains or resources, the project should stop immediately, and the
appropriate agency and tribe(s) should be notified.
If you have any questions, please do not hesitate to contact the THPO at (760) 775-3259 or by
email: TNPConsultation@29palmsbomi-nsn.gov.
Sincerely,
Antho M rigal,Jr.
Tribal toric Preservation Officer
cc: Darrell Mike,Twenty-Nine Palms Tribal Chairman
Sarah Bliss, Twenty-Nine Palms Tribal Cultural Specialist
Julia Elkin, Project Manager
87
Terri Milton
To: Flinn Fagg;Terri Hintz
Subject: FW: Crocker-Citizens National Bank
From: John D. Stiles [mailto:JDStiles(&dc.rr.com]
Sent: Saturday, October 07, 2017 11:20 AM
To: CityClerk
Subject: Crocker-Citizens National Bank
I am opposed to designating the now closed Crocker-Citizens National Bank located at 1711 E. Palm Canyon Dr. as a
Historical Monument. This building was a smaller bank building built about 1967 and was expanded in the late 1970s or
early 1980s. I don't believe that this building is architecturally compatible with Smoke Tree Shopping Center. I worked
in this building in the early 1970s for 3-4 years and never felt it was built as anything but an average bank building. WE
should not rush to designate any building over 20-25 years old as historical just sue to age. Thank you for your
consideration. John Stiles
John Stiles
2066 Tamarisk Road Palm Springs, CA 92262
Phone 760-567-9219 Fax 760-327-6644
jstiles1 _dc.rr.com NOTE NEW EMAIL ADDRESS
California BRE License 00816328
1 88
CITY OF PALM SPRINGS
PUBLIC NOTIFICATION
O' I1M/1
O
n�1�1otM�►
Date: October 18, 2017
Subject: The Crocker-Citizens National Bank, HSPB 109, 1711 East Palm
Canyon Drive
AFFIDAVIT OF PUBLICATION
I, Cynthia A. Berardi, CMC, Chief Deputy City Clerk, of the City of Palm Springs, California,
do hereby certify that a copy of the attached Notice of Public Hearing was published in the
Desert Sun on October 7, 2017.
1 declare under penalty of perjury that the foregoing is true and correct.
//"Z�
Cynthia A. Berardi, CMC
Chief Deputy City Clerk
AFFIDAVIT OF POSTING
I, Cynthia A. Berardi, CMC, Chief Deputy City Clerk, of the City of Palm Springs, California,
do hereby certify that a copy of the attached Notice of Public Hearing was posted at City
Hall, 3200 E. Tahquitz Canyon Drive, on the exterior legal notice posting board, and in the
Office of the City Clerk on October 5, 2017.
1 declare under penalty of perjury that the foregoing is true and correct.
da!�
Cynthia A. Berardi, CMC
Chief Deputy City Clerk
AFFIDAVIT OF MAILING
I, Cynthia A. Berardi, CMC, Chief Deputy City Clerk, of the City of Palm Springs, California,
do hereby certify that a copy of the attached Notice of Public Hearing was mailed to each
and every person on the attached list on October 5, 2017, in a sealed envelope, with
postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California.
(54 notices)
I declare under penalty of perjury that the foregoing is true and correct.
Cynthia K Berardi, CMC 89
Chief Deputy City Clerk
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
CONSIDERATION OF CLASS 1 HISTORIC SITE DESIGNATION OF
"THE CROCKER-CITIZENS NATIONAL BANK"
LOCATED AT 1711 EAST PALM CANYON DRIVE
CASE HSPB 109
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a
public hearing at its meeting of October 18, 2017. The City Council meeting begins at 6:00 p.m., in the
Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs.
The purpose of this hearing is to consider a recommendation by the Historic Site Preservation Board
("HSPB") for Class 1 historic site designation of"The Crocker-Citizens National Bank Building" located at
1711 East Palm Canyon Drive, Case HSPB 109, APN: 510-020-001.
ENVIRONMENTAL DETERMINATION: The proposed historic site 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.
REVIEW OF INFORMATION: The application and related documents are available for public review at
City Hall between the hours of 8:00 a.m. and 6:00 p.m., Monday through Thursday. Please contact the
Office of the City Clerk at (760) 323-8204 if you would like to schedule an appointment to review these
documents.
COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the
Public Hearing and/or in writing before the hearing. Written comments may be made to the City Council
by email at cityclerk(a-palmspringsca.gov, or letter (for mail or hand delivery) to:
Kathleen D. Hart, MMC, Interim City Clerk
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
Any challenge of the proposed in court may be limited to raising only those issues raised at the public
hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior to,
the public hearing. (Government Code Section 65009(b)(2)).
An opportunity will be given at said hearing for all interested persons to be heard. Questions regarding
this case may be directed to Ken Lyon, RA, Associate City Planner, at (760) 323-8245.
Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con
Felipe Primera telefono (760) 323-8253.
Kathleen D. Hart, MMC
III
Interim City Clerk
90
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1711 East Palm Canyon Drive
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Office of the City Clerk
3200 E.Tahquitz Canyon Way • Palm Springs, California 92262
cgIIFCRN�P Tel:760.323.8204 • Fax: 760.322.8332 •TDD 760.864.9527 •www.palmspringsca.gov
NOTICE OF CONTINUANCE
NOTICE IS HEREBY GIVEN that the Regular Meeting held on October 18, 2017, the
City Council continued Public Hearing Item No. 2.A. to November 1, 2017:
2.A. CONSIDERATION OF A RECOMMENDATION BY THE HISTORIC SITE
PRESERVATION BOARD FOR CLASS 1 HISTORIC SITE DESIGNATION OF "THE
CROCKER—CITIZENS NATIONAL BANK" LOCATED AT 1711 EAST PALM
CANYON DRIVE, ZONE CSC, CASE HSPB 109:
RECOMMENDATION:
1. Table the Public Hearing with no public testimony at this time;
2. Continue the Public Hearing to November 1, 2017; and
3. Direct the City Clerk to post a Notice of Continued Public Hearing pursuant to law.
I, Kathleen D. Hart, Interim City Clerk of the City of Palm Springs, California, certify this Notice
of Continuance was posted at or before 6:00 p.m. on October 19, 2017, as required by
established policies and procedures.
\L"V-4p
KATHLEEN D. HART, MMC
Interim City Clerk
92
Post Office Box 2743 • Palm Springs, California 92263-2743
; t E i 1~
October 251h, 2017
2117 OCT 25 AM 10: 07
To the Mayor and City Council Members of Palm Springs, CA
CIJ
Re: Proposed In-N-Out Burger
Agenda item November 1st, 2017
I strongly oppose the proposed In-N-Out Burger at the corner of Palm Canyon and
Sunrise. I actually love their product and will travel far to find one of their outlets
but this is not the place for them.
The Historic Site Preservation Board has appropriately addressed the architectural
issue but I have several additional concerns.
First of all the In-N-Out Burger outlets tend to be a little garish partially due to the
red neon treatment around the top as well as their signage. It will definitely
negatively affect the character of the attractive Western style Smoke Tree center. It
will also hurt the town's image,which at one time forbade any type of drive-through
restaurants.
Secondly,there are major traffic and parking issues. Being quite familiar with
several In-N-Out Burger outlets their popularity generates major traffic and parking
problems. The inter section of Palm Canyon and Sunrise would definitely have
difficulty absorbing the additional traffic. It is already strained to the max, as is the
parking lot.
In Sherman Oaks the traffic on the Moorpark location often is literally around the
block obstructing through traffic. And at the studio City location on Ventura
Boulevard the cars are often tandem parked in the parking lot. I would be happy to
supply pictures. This is definitely not the location for an In-N-Out Burger Drive
through restaurant.
Frank Tysen
43