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DATE: May 17, 2017 PUBLIC HEARING
SUBJECT: A RECOMMENDATION BY THE HISTORIC SITE PRESERVATION
BOARD FOR CLASS 1 HISTORIC SITE DESIGNATION OF 401 WEST
MERITO PLACE (CASE HSPB #106; APN 505-294-006, ZONE R-1-A).
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
This is a recommendation by the Historic Site Preservation Board ("HSPB") for Class 1
historic designation of 401 West Merito Place.
The current property owner, Alex Soleimani, representing the Soleimani 2011
Irrevocable Trust, has listed the property for sale, and on December 21 , 2016, applied
for a permit to fully demolish the structure. The structure, by virtue of its date of
construction (prior to 1969), is automatically designated a Class 3 historic site. Full
demolition of Class 3 sites must be reviewed by the HSPB prior to issuance of
demolition permits.
The Board considered the demolition request on January 10, 2017, placed a stay on
the demolition request and initiated study to determine if the structure was eligible for
Class 1 designation. The Board generally found that the site possesses sufficient
historic significance and therefore on March 14, 2017, recommended Class 1
designation by the City Council by a vote of 4 to 2 (Johns/Kiser dissenting, Dixon
absent).
The owner does not support the recommendation for Class 1 historic site designation.
RECOMMENDATION:
1 . Open the public hearing and receive testimony.
2. Close the public hearing and adopt Resolution # "A RESOLUTION OF THE
CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, DESIGNATING 401
WEST MERITO PLACE (APN #505-294-006), A CLASS 1 HISTORIC SITE, HSPB
#106 (ZONE R-1-A)".
ITEM NO. a
City Council Staff Report Page 2 of 8
May 17, 2017
Case HSPB#106—Class 1 designation of 401 West Merito Place
BACKGROUND AND SETTING:
The single-family residence at 401 West Merito Place was constructed in 1928
according to County tax records. According to a survey and report of the site dated
February 28, 2017, and an addenda dated April 4, 2017 ("the report"), which were
prepared for the City by Architectural Resources Group ("ARG"), the two-and-a-half
story structure possesses the stylistic markers of simplified or "vernacular' English
Tudor Revival, or "English Tudor Cottage'.
(Below are examples of small homes in the English Tudor Cottage style, the image on
the right for comparison is 401 Merito Place.)
�a
Related Relevant Cit Actions by HSPB, Planning, Fire, Building, etc.
December 21, 2016 The City received an application to demolish the structures at 401
W. Merito Place Case 3.4001 MAA .
January 10, 2017 The HSPB considered the demolition request and placed a stay
of up to 120 days on the demolition request and initiated study to
inform the board of any possible historic significance in the site.
January 23, 2017 Site inspection by members of the HSPB and City Staff.
January 24, 2017 Staff solicited three firms for proposals for professional services
to study the site and prepare a historic resources report.
February 28, 2017 Planning staff received the Historic Resources Report ("the
Report") submitted to the City by Architectural Resources Group
ARG .
March 14, 2017 The HSPB held a public hearing on the case at which time it
voted 4 to 2 to recommend Class 1 historic site designation to the
Citv Council.
;,Ownershi .Status
2011 1 Purchase by current owner.
The Merito Vista Tract. The subject site is located in the Merito Vista Tract which was
platted in 1925 by Prescott Stevens, an early land developer in Palm Springs.
02
City Council Staff Report Page 3 of 8
May 17, 2017
Case HSPB #106—Class 1 designation of 401 West Merito Place
Presently, the Merito Vista Tract is considered part of the "Las Palmas" neighborhood;
and is located just north of the original village center of Palm Springs.
ANALYSIS:
Historic Preservation activities in Palm Springs are regulated under Municipal Code
Section 8.05 ("Historic Preservation'). The purpose of the Historic Preservation
Ordinance is:
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."
Definition of an Historic Site
Section 8.05.020 of the Municipal Code provides the definition of a historic site:
(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.
In addition to this definition, the Municipal Code established seven (7) criterion against
which sites under consideration are evaluated. The historic resources report produced
by Architectural Resources Group ("ARG") dated February 28, 2017 and addenda dated
April 4, 2017, provide an evaluation of the subject property in accordance with this
definition that is summarized below.
The Report concludes that the home meets the definition of a historic site as being
"unique or significant because of its location, design, setting, materials, workmanship or
aesthetic effect."
The following seven criteria were used to further evaluate the potential historic
significance of a site. A site can be deemed historic if any one or more of these criterion
are met:
1. That is associated with events that have made a meaningful contribution to the
nation, state or community; or
03
City Council Staff Report Page 4 of 8
May 17, 2017
Case HSPB#106—Class 1 designation of 401 West Merito Place
The report concluded that the subject property does not meet Criterion 1.
2. That is associated with lives of persons who made meaningful contribution to
national, state or local history; or
Although the names of some of the past owners of 401 Merito Place are familiar in
Palm Springs, the report concludes that none of the individuals associated with the
property rise to the level of local, state or national significance and thus the property
does not meet this criterion.
3. That reflects or exemplifies a particular period of the national, state or local
history; or
Beginning on page 23, the report describes the significance of the home and the Merito
Vista tract in which it is located relative to the period of the 1920's. During the 20's and
30's, Palm Springs grew rapidly, attracting many wealthy families who built large
luxurious estate-like homes designed by notable architects in the latest and popular
"revival styles".
The Merito Vista tract by design was different than the other subdivisions under
development at the time. The developers of the Merito Vista tract advertised..."small
estates" accessible to would-be buyers of lesser means than the "men of large means
who pioneered this treasured spot." As the report denotes, a 1926 advertisement
declared the tract's "privileges have been made available to those who do not
necessarily care to erect pretentious homes here."
401 Merito Place was one of the earliest homes built in the Merito Vista tract and is a
rare surviving example of the sort of "unpretentious', modest-sized home on a small
estate -- envisioned by the tract's developers. Since most of the Merito Vista tract did
not develop with new homes until many years later— much of it not until after World War
ll, the early vision of small unpretentious homes for buyers of more modest means was
soon forgotten, as homebuilding trends moved toward ever larger and more elaborately-
styled homes.
401 Merito Place also is reflective of the period of the 1920's in that it is designed in a
"revival" architectural style. During the 1920's picturesque "revival" style architecture
was extremely popular throughout the United States.
Additionally, the report states that 401 Merito Place is particularly unique for Palm
Springs in that it employed a simplified "Tudor Revival" or "English Tudor Cottage"
architectural style. During this period, Tudor Revival and English Tudor Cottage style
homes were commonly found in the east and Midwest regions of the U.S., which may
explain why the Robinsons, who relocated from Grand Rapids, Michigan, chose this
particular style for their Palm Springs home.
04
City Council Staff Report Page 5 of 8
May 17, 2017
Case HSPB #106 —Class 1 designation of 401 West Merito Place
Thus, home exemplifies the period of the 1920's when revival style architecture was
prevalent. It reflects the vision of the Merito Vista tract developers; that the tract would
attract buyers whose homes be constructed in a "modest and unpretentious manner". It
is also a rare, and possibly the only surviving example in Palm Springs of a home
designed a simplified English Tudor or English Tudor Cottage style of architecture.' For
these reasons, the report concluded that the subject site meets the definition of a
historic site under Criterion 3.
4. That embodies the distinctive characteristics of a type, period or method of
construction;
Beginning on page 24, the Report notes the building has some "distinctive
characteristics related to its method of construction" because it utilized hollow clay tile
construction for exterior walls and also it is constructed with hardwood floors laid over
floor joists supported by a concrete foundation, rather than the more commonly used
"slab-on-grade". Also, as discussed earlier, with its revival-style architecture, 401 Merito
Place embodies the distinctive characteristics of the period of the 1920's, and also is
notable because it reflects the type of modest-scaled home envisioned by the tract
developers.
Yet, given these three factors, the authors of the report did not conclude that the site
meets this criterion. They arrived at this conclusion because they noted that the home's
condition has been "somewhat eroded" by various alterations. ARG concluded that in
its present state, it does not qualify under Criterion 4. This conclusion may be
inconsistent with the "threshold" typically used by City Council, and a fair argument
could perhaps be made either way that the structure also qualifies as a historic site
under Criterion 42.
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;
No information was discovered about the builder or whether there was an architect
involved with the design of the home. Lacking clear evidence, the Report concluded
that the site does not meet this criterion.
' From review of the Citywide historic resource survey from 2004 and the most recent draft survey, no
other English Tudor Cottage style structures have been identified in Palm Springs.
Z Examples of sites with significantly worse "existing conditions" that have been granted Class 1 historic
status based on Criterion 4 include La Serena Villas (HSPB #69), the Kocher-Samson Building (HSPB
#79) and most recently, the Town & Country Center (HSPB #51). Thus, based on past actions on
properties in similarly "distressed" condition, the Council may, at its option, conclude that the subject site
does meet the definition of a historic site as characterized under Criterion 4 despite its "somewhat
eroded" condition -- recognizing that the deteriorated conditions are easily reversible, restorable or
repairable.
05
City Council Staff Report Page 6 of 8
May 17, 2017
Case HSPB#106—Class 1 designation of 401 West Merito Place
6. That represents a significant and distinguishable entity whose components may
lack individual distinction;
The subject property does not meet this criterion.
7. That has yielded or may be likely to yield information important to national, state
or local history or prehistory.
The subject property does not meet this criterion.
INTEGRITY
The report provides an examination of the residence relative to the seven aspects or
qualities of integrity, as recognized by the National Register of Historic Places. The
seven aspects or qualities include location, design, setting, materials, workmanship,
feeling, and association. The report notes on page 28 that while there have been a
number of changes and additions made to the structure, (i.e. removal of wood cladding
in the gable peak, closure of a side entry door and replacement of some windows on the
side of the house), it retains sufficient integrity and still conveys its architectural and
period significance as viewed from the public street. Many of the additions and changes
that have occurred over time are removable, repairable or restorable pursuant to the
Secretary of the Interior Standards for the Treatment of Historic Structures.
DEFINING HISTORIC CHARACTERISTICS
The physical character-defining historic features of this site include the following:
1 . The residential structure with the following features and finishes:
• The steeply pitched roof with wood shake shingles.
• The hand-troweled exterior stucco over hollow clay tile walls.
• The multi-pane wood casement windows;
2. The rock perimeter wall along a portion of the east property line.3
The non-contributing features include the following:
'The wall is characteristic of property boundary walls erected by early pioneers and settlers to demark
their landholding. Constructed of locally found rocks and rubble laid up by hand with mortar in a rustic
manner, it was a fairly common and affordable way to demarcate ones land. Very few of these early
walls survive. A few can be found in the Tennis Club neighborhood but are not protected. For this
reason, it is included in the defining characteristics for this site.
0G
City Council Staff Report Page 7 of 8
May 17, 2017
Case HSPB#106—Class 1 designation of 401 West Merito Place
1 . The site landscaping and hardscape, (including pool deck, etc);
2. The carport, trellises and other additions on the south and west sides of the
original structure.
3. The front door and exterior lights.
4. The additions to the structure constructed in the 1980's.
REQUIRED FINDINGS
HSPB Findings. In considering a recommendation for Class 1 historic designation,
pursuant to PSMC Section 8.05.145, the Board made findings that the subject property
meets the definition of a historic site because (1) it is historically significant because of
its unique or rare English Tudor Cottage design, its relatively intact setting and its
aesthetic effect and (2) because it meets the definition of a historic as defined in
Criterion 3 of Municipal Code section 8.05.020.
City Council Findings. In turn, pursuant to PSMC 8.05.160 the City Council must make
the finding that the purposes of the Historic Preservation chapter are furthered by
designation of such property as a historic site or district. The purpose of the Historic
Preservation chapter of the Municipal Code is outlined in PSMC 8.05.010:
This chapter is adopted pursuant to the authority of (California)
Government Code Section 37361 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.
Class 1 designation of the 401 West Merito Place would further the purpose of the
historic preservation ordinance because it reflects elements of the City's architectural,
social, and cultural history as a site unique or significant because of its design and
aesthetic effect and under Criterion 3.
Based on this finding, the designation of 401 West Merito Place as a Class 1 historic
site furthers the purpose of the Historic Preservation ordinance.
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
07
City Council Staff Report Page 8 of 8
May 17, 2017
Case HSPB #106 —Class 1 designation of 401 West Merito Place
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:
As provided in the analysis, the historic resources report identifies that 401 Merito Place
meets the definition of a historic site, and such designation would further the purpose of
the historic preservation ordinance.
Tinagg, AIC F Marcus L. Fuller, MPA, P.E., P.L.S.
Director of Planning Services Assistant City Manager/City Engineer
f
David H. Ready, Esq., Ph
City Manager
Attachments:
1. Vicinity Map.
2. Draft Resolution. .
3. Historic resource report prepared by Architectural Resources Group dated
February 28, 2017 with addenda.
4. Exhibit "A" — Supplemental Information on Architectural Styles.
5. Excerpt of HSPB meeting minutes of March 14, 2017.
6. Materials from Property Owner
7. Public Comment Letters.
08
ATTACHMENT # 1
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CITY OF PALM SPRINGS
401 West Merito Place
10
ATTACHMENT # 2
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DESIGNATING 401 WEST
MERITO PLACE (APN #505-294-006), A CLASS 1
HISTORIC SITE, HSPB #106 (ZONE R-1-A)".
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. On December 21, 2017, Alex Soleimani, representing the Soleimani 2011
Irrevocable Trust submitted an application for approval to demolish the structures
at 401 West Merito Place (Case 3.4001 MAA).
C. On January 10 2017, members of the Historic Site Preservation Board (HSPB)
considered the demolition application and voted to stay the demolition and to
initiate study to determine any possible historic significance of the site.
D. On January 24, 2017, members of the HSPB visited the site, accompanied by
City staff to familiarize themselves with the conditions therein.
E. On February 28, 2017, at the request of the City, Architectural Resources Group
("ARG") prepared a Historic Resource Report dated February 28, 2017 ('report")
documenting their research, study and findings of the subject site. An addenda
to the report was prepared on April 4, 2017.
F. On March 14, 2017, a noticed public hearing to consider Case HSPB #106 was
held by the HSPB in accordance with applicable law.
G. The HSPB carefully reviewed and considered all of the evidence presented in
connection with the hearing on the project, including, but not limited to, the staff
report and all written and oral testimony presented, and voted to recommend that
the City Council designate 401 West Merito Place as a Class 1 Historic Site.
H. On May 17, 2017, a noticed public hearing to consider Case HSPB #106 was
held by the City Council in accordance with applicable law.
I. The City Council carefully reviewed and considered all of the evidence presented
in connection with the hearing on the project, included, but not limited to, the staff
report and all written and oral testimony presented.
i2
Resolution No. Page 2 of 6
Case HSPB 106—Class 1 Historic Site Designation of 401 West Merito Place
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS RESOLVES:
SECTION 1. 401 WEST MERITO PLACE MEETS THE DEFINITION OF A HISTORIC
SITE. The subject parcel is eligible for consideration as a historic site because it meets
the definition of a historic site as established in Palm Springs Municipal Code (PSMC)
Section 8.05.020 ("Definitions') as follows:
(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 addenda to the ARG report dated April 4, 2017 assesses the subject site against
this statement. It concludes that the home meets this definition as being "unique or
significant because of its location, design, setting, materials, workmanship or aesthetic
effect."
CRITERION 3: That reflects or exemplifies a particular period of the national,
state or local history; or
Beginning on page 23, the report describes the significance of the home and the Merito
Vista tract in which it is located relative to the period of the 1920's. During the 20's and
30's, Palm Springs grew rapidly, attracting many wealthy families who built large
luxurious estate-like homes designed by notable architects in the latest and popular
"revival styles".
The Merito Vista tract by design, -- was different.
The developers of the Merito Vista tract advertised "small estates" accessible to would-
be buyers of lesser means than the "men of large means who pioneered this treasured
spot." As the report denotes, a 1926 advertisement declared the tract's "privileges have
been made available to those who do not necessarily care to erect pretentious homes
here."
401 Merito Place was one of the earliest homes built in the Merito Vista tract and is a
rare surviving example of the sort of "unpretentious", modest-sized home on a small
estate -- envisioned by the tract's developers. Since most of the Merito Vista tract did
not develop with new homes until many years later— much of it not until after World War
II, the early vision of small unpretentious homes for buyers of more modest means was
soon forgotten, as homebuilding trends moved toward ever larger and more elaborately-
styled homes.
13
Resolution No. Page 3 of 6
Case HSPB 106—Class 1 Historic Site Designation of 401 West Merito Place
401 Merito Place also is reflective of the period of the 1920's in that it is designed in a
"revival" architectural style. During the 1920's picturesque "revival" style architecture
was extremely popular throughout the United States.
Additionally, 401 Merito Place is particularly unique for Palm Springs in that it employed
a simplified "Tudor Revival" or "English Tudor Cottage" architectural style. During this
period, Tudor Revival and English Tudor Cottage style homes were commonly found in
the east and Midwest regions of the U.S., which may explain why the Robinsons, who
relocated from Grand Rapids, Michigan, chose this particular style for their Palm
Springs home.
Thus, home exemplifies the period of the 1920's when revival style architecture was
prevalent. It reflects the vision of the Merito Vista tract developers; that the tract would
attract buyers whose homes be constructed in a "modest and unpretentious manner". It
is also a rare, and possibly the only surviving example in Palm Springs of a home
designed a simplified English Tudor or English Tudor Cottage style of architecture.' For
these reasons, the report concluded that the subject site meets the definition of a
historic site under Criterion 3.
SECTION 2. DEFINING HISTORIC CHARACTERISTICS AND NON-CONTRIBUTING
FEATURES:
The physical character-defining historic features of this site include the following:
1 . The residential structure with the following features and finishes:
• The steeply pitched roof with wood shake shingles.
• The hand-troweled exterior stucco over hollow clay tile walls.
• The multi-pane wood casement windows;
2. The rock perimeter wall along a portion of the east property line.2
The non-contributing features include the following:
1. The site landscaping and hardscape, (including pool deck, etc);
2. The carport, trellises and other additions on the south and west sides of the
original structure.
3. The front door and exterior lights.
4. The additions to the structure constructed in the 1980's.
From review of the Citywide historic resource survey from 2004 and the most recent draft survey, no
other English Tudor Cottage style structures have been identified in Palm Springs.
'The wall is characteristic of property boundary walls erected by early pioneers and settlers to demark
their landholding. Constructed of locally found rocks and rubble laid up by hand with mortar in a rustic
manner, it was a fairly common and affordable way to demarcate ones land. Very few of these early
walls survive. A few can be found in the Tennis Club neighborhood but are not protected. For this
reason, it is included in the defining characteristics for this site.
14
Resolution No. Page 4 of 6
Case HSPB 106—Class 1 Historic Site Designation of 401 West Merito Place
SECTION 3. FINDINGS: Pursuant to PSMC 8.05.160 ("Findings and Decisions —
Resolution'), the City Council must make findings in support of the historic site
designation as follows:
"If the city council shall find that the purposes of this chapter are furthered
by designation of property as an historic site or district, such findings shall
be stated in a resolution designating such property within such historic site
or district."
The purpose of the Historic Preservation Chapter of the Palm Springs Municipal Code is
outlined in PSMC Section 8.05.010 as follows:
"This chapter is adopted pursuant to the authority of (California)
Government Code Section 37361 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."
Class 1 historic designation of 401 West Merito Place would further the purpose of the
historic preservation ordinance because it meets the definition of a historic site defined
in Municipal Code Section 8.05.020 and reflects elements of its cultural, social
economic political architectural and archaeological history as follows:
"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 and:"
The addenda to the ARG report dated April 4, 2017 assesses the subject site against
this statement. It concludes that the home meets this definition as being "unique or
significant because of its location, design, setting, materials, workmanship or aesthetic
effect."
Criterion 3: That reflects or exemplifies a particular period of the national,
state or local history;
401 West Merito Place is a rare surviving example of a modestly-scaled revival style
home of the type that the developers of the Merito Vista tract envisioned in 1925.
Architecturally, it reflects the period of the 1920's when revival style architecture was
popular throughout the United States. Further, its simplified or "vernacular" form of
15
Resolution No. Page 5 of 6
Case HSPB 106—Class 1 Historic Site Designation of 401 West Merito Place
Tudor Revival (or English Tudor Cottage) reflects a period in Palm Springs when
modestly-scaled homes were not typically designed by trained professional architects,
but rather by the local builders or the settlers themselves, bringing to the remote desert
a layperson's interpretation of architectural styles that may have been familiar to those
individuals who were relocating to Palm Springs from cities and towns "back east".
Based on this finding, the designation of 401 West Merito Place as a Class 1 historic
site furthers the purpose of the Historic Preservation ordinance.
SECTION 4. ENVIRONMENTAL ASSESSMENT: The City Council finds that the Class
1 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 hereby designates 401 West Merito Place
(APN 505-294-006) as Class 1 Historic Site (Case HSPB #105) subject to the following
conditions:
1. The property owner shall permit the City to place a historic marker of the City's
choosing at the site. The marker shall be placed in a location visible from the
public right-of-way. The owner shall maintain the marker in the location installed
and pay for the replacement cost if the plaque is lost, stolen, damaged or
otherwise removed from the property.
2. All future modifications of the existing structures, as well as any new buildings
shall require HSPB review pursuant Municipal Code Ordinance 8.05.180.
3. All requirements of the Palm Springs Zoning Code shall be met.
4. The City Clerk submit the Council Resolution to the County recorder for
recordation within 90 days of the effective date of this resolution.
ADOPTED THIS SEVENTEENTH DAY OF MAY, 2017.
David H. Ready, Esq., Ph.D.
City Manager
ATTEST:
Kathleen D. Hart, MMC
Interim City Clerk
16
Resolution No. Page 6 of 6
Case HSPB 106—Class 1 Historic Site Designation of 401 West Merito Place
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
17
ATTACHMENT # 3
18
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401 West Merito Place
Historic Resources Report
(Planning Case#3.4001 MAA)
Prepared for:
City of Palm Springs
Department of Planning Services
3200 Tahquitz Canyon Way
Palm Springs, California 92263
Prepared by:
IL
Architectural
Resources Group
Pasadena,California
February 28, 2017
19
Table of Contents
1. Introduction.....................................................................................................................1
2. Architectural Description..................................................................................................2
2.1 Site and Setting................................................................................................................ 2
2.2 Building Exterior.............................................................................................................. 3
3. Alterations and Chronology of Development..................................................................10
4. Historic Contexts............................................................................................................14
4.1 Early Residential Development of Palm Springs............................................................ 14
4.2 Development of the Merito Vista Tract ........................................................................ 15
4.3 401 W. Merito Place...................................................................................................... 16
S. Regulations and Criteria for Evaluation ..........................................................................19
5.1 City of Palms Springs Historic Site................................................................................. 19
6. Evaluation of Significance...............................................................................................22
6.1 Previous Surveys and Designations............................................................................... 22
6.2 City of Palm Springs Historic Site................................................................................... 22
7. Integrity Analysis............................................................................................................26
Summaryof Integrity................................................................................................................. 28
8. Conclusion .....................................................................................................................29
9. Bibliography..................................................................................................................30
401 WesL Merito "lace N-stonr Resources Report rebruary 28, 2017
ARCHITECTURAL RESOURCES GROUP i
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1. Introduction
At the request of the City of Palm Springs' Department of Planning Services,
Architectural Resources Group (ARG) has prepared this Historic Resources Report
for the property at 401 W. Merito Place, Palm Springs, Riverside County,California.
The property at 401 W. Merito Place is a roughly 2/3-acre lot containing a 2%:-story
single-family residence constructed in 1928, and a swimming pool and spa added
in 1987. ARG has evaluated the property's eligibility for listing as a City of Palm
Springs Class 1 Historic Site.
Completion of this assessment involved a site visit and visual inspection of the
property on February 9, 2017; compilation and review of historic building permits
and project documents obtained from the Palm Springs Department of Planning
Services;primary and secondary source research conducted through various online
repositories; development of applicable historic contexts and themes; evaluation
of the building's eligibility under City of Palm Springs Class 1 Historic Site criteria;
and evaluation of the building's historic integrity.This report was prepared by Katie
E. Horak, Principal; Mary Ringhoff, Associate; and Evanne St. Charles, all of whom
meet the Secretary of the Interior's Professional Qualification Standards for
Architectural History.'
In summary,ARG finds that the property at401 W. Merito Place is eligible for listing
as a City of Palm Springs Class 1 Historic Site. The following report provides a
contextual basis for analysis and a detailed discussion of how this determination
was made.
'Katie E. Horak is a Principal and Architectural Historian in ARG's Pasadena office,with 13 years of
experience in the field.She is a graduate of the Master of Historic Preservation(now Heritage
Conservation)program at the University of Southern California.Mary Ringhoff is an Associate in
ARG's Pasadena office,with eight years of experience in the field.She is a graduate of the Master of
Historic Preservation(now Master of Heritage Conservation)program at the University of Southern
California.Evanne St.Charles is an Architectural Historian in ARG's Pasadena office with 3.5 years of
experience in the field.She is a graduate of the Master of Historic Preservation program at the
University of Oregon.
d01 Wes,Merito Piace Historic Resources Report February 2F,. 2017
ARCHITECTURAL RESOURCES GROUP 1 7
.. f_1
2. Architectural Description
Site map.The subject
property,401 W.
Merito PI.,is outlined
in red.Base map from
maps.google.com.
2.1 Site and Setting
The subject property,401 W. Merito Place, is located in a single-family residential
neighborhood west of Palm Canyon Drive in northwest Palm Springs. It lies on the
south side of W.Merito Place, near the point where Merito Place meets N. Mission
Road. The topography of the immediate area is largely flat, though at the edge of
the neighborhood the slope quickly rises toward the San Jacinto mountain range
to the west. The neighborhood, originally subdivided as the Merito Vista tract in
1925, features curvilinear (and in some cases, looping), wide streets with no
sidewalks; its lots are large and most contain large single-family houses fronted by
hedges,walls, and fences. It is commonly referred to Old Las Palmas. Homes from
the 1920s and 1930s are present,though most of the homes appear to be from the
post-World War II period of development.
401 West Merito Place Historic Resources Report February 28,2017
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22
The subject property is occupied by a 2%-story, single-family residence on a large
(.66 acre),irregularly shaped lot.The house is set well back on its lot,with remnants
of front and back landscaping including mature palm trees, evergreens,and shrubs
on a mostly bare dirt ground surface'A low concrete block perimeter wall with a
modern driveway gate sits at the front of the lot.A slightly curving, wide concrete
driveway leads from the street to the west side of the house.The east side of the
lot contains a mortared slump stone wall with portions of chain link fencing, while
the south and west sides have segments of both concrete block walls and chain
link.The backyard contains a modern concrete swimming pool and spa.The rear of
the parcel abuts a utility easement.
2.2 Building Exterior
,
Overview of subject
property from the
street.All existing
conditions photos _
were taken by ARG on ".
February 9,2017. -
The Tudor Revival-style house is irregular in plan and clad in stucco with a hand-
troweled finish.'Two articulated volumes are visible from the street: a main 2%-
story volume with a smaller one-story volume attached to the west. Both volumes
have side-gabled roofs covered with wood shake; the front-facing portions of the
roofs are steeply pitched and constitute over half of the building's primaryfasade.
Their gables"break"on their rear portions to become much more shallowly pitched
over the second story. Shallow closed eaves with simple bargeboards and gutters
=Pre-2012 aerial photographs show the parcel used to have lawn at both the front and rear.
3 The house reflects a relatively simple and unornamented expression of the Tudor Revival style;
modest examples like this are commonly also referred to as"English Revival"or"English Vernacular
Cottage."To avoid confusion,this report uses the broader definition of Tudor Revival.
401 West Mento Place Historic Resources Report February 28,2017
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are present. A partially stuccoed brick chimney protrudes from the center of the
main volume's gable peak. A partially enclosed carport is attached to the west
facade of the smaller volume. The building's rear fa4ade has another projecting
volume representing a 1981 enclosure of a first-story patio area and a 1987 second-
story addition to existing rooms.
■
m �
North and west
facades,view to
southeast.
The building's primary (north) facade is asymmetrical, showing the two front
volumes. The main volume contains a simple entry with a plain wood door (a
replacement), slightly elevated above an open flagstone stoop fronted by a small
flagstone planter.An original lantern-style metal light sconce sits next to the door.
The rest of the main volume contains two pairs of multi-light wood casement.
windows.A low concrete block wall supporting a wood pergola has been attached
to the east fayade and is visible from the north fayade. The stucco on the primary
facade of the house's main volume contains a number of metal screws as well as
markings from climbing vines (since removed). The north facade of the smaller
volume contains a canted bay with one pair of multi-light steel casement windows
and a hipped hood with wood shake. The carport attached to the west facade of
the smaller volume is clad in plywood with vertical grooves and has a hipped pent
roof covered with wood shake fronting a flat roof. The flat portion of the roof is
covered with an unknown material.
The main volume's west fagade contains five window openings. From top to
bottom, they are an attic window opening with no apparent window; a second-
story awning or casement multi-light wood window; a second-story fixed wood
401 West Merito Place Historic Resources Report February 28,2017
ARCHITECTURAL RESOURCES GROUP 4
24
4,
81,5 I 1.-I
.t�r
® V •.t
West facade,view _
to east.
t
Attached carport at
west facade,view `
to south.
401 West Merito Place Historic Resources Report February 28,2017
ARCHITECTURAL RESOURCES GROUP S
25
window(a modern replacement);a first-story fixed wood window with lead caning
and stained glass;and a first-story fixed oval wood window.The oval window is in
a partially infilled area that once contained a door to the exterior. A metal
standpipe is present at the west fagade.The smaller volume's west fa4ade contains
a group of three metal multi-light awning windows at the first story(replacements),
within a shallowly west-projecting area with a hipped roof covered by wood shake.
The first story also contains two pairs of plywood doors (garage/storage type)
under the carport.The second story of the smaller volume's west fagade contains
an awning or casement wood multi-light window and a pair of wood multi-light
French doors that open onto the carport roof.The area containing the French doors
is part of a 1980s second story addition.
r
South facade,view
to north.
a
The building's rear (south) fa4ade is dominated by additions, with the only visible
portions of the original house configuration being the easternmost portion and the
gable peak. The carport at the west end of the facade has an enclosed plywood
storage volume with a shed roof clad in wood shake. A modern, partially glazed,
metal paneled door closes off the carport from the backyard. East from there,the
south fagade's first story contains a shed-roofed laundry room volume fronted by
a wood trellis fence sheltering equipment. The east wall of this room contains a
fixed wood multi-light window. East of there is a wood utility door for water heater
access. The first story of the south facade also contains a pair of multi-light wood
French doors accessing a concrete patio, flanked by matching wood sidelights. A
non-original metal light sconce is present. The patio is shaded by a wood pergola
401 West Merito Place Historic Resources Report February 28,2017
ARCHITECTURAL RESOURCES GROUP 6
26
fronting an overhanging hipped/pent roof with wood shake and wide, closed,
stucco eaves. East of that is a pair of wood multi-light casements in the house's
original volume, and east of that is a small one-story projecting volume with a
hipped roof. The second story of the south facade projects from the original
house's roofline and is covered by a shed roof with wood shake. It contains three
groups of multi-light wood windows (each grouping has a fixed sash flanked by
casements)as well as an air conditioning unit.
.WK
South fagade,view
to northwest. J
The north portion of the building's east fagade contains original openings and
fenestration/doors. A pair of multi-light wood French doors flanked by matching
wood sidelights opens to a flagstone and concrete patio with a single flagstone
step.The doors are fronted by wood screen doors.As noted above,a low concrete
block wall has been added to the north side of the patio, supporting a modern
wood pergola. A pair of multi-light wood casements is present to the south of the
French doors. The second story here contains two pairs of multi-light wood
casement windows, and a wood single-light window(either casement or fixed)sits
at the attic level.South of the flagstone patio is a small one-story projecting volume
with a hipped roof; its east fagade contains a fixed two-light steel window with a
wood screen. South of this volume,the east fa4ade's first story contains two pairs
of wood multi-light casement windows looking out on a concrete patio shaded by
the hipped/pent roof overhang wrapping around from the south fagade. The
second story contains one pair of multi-light wood casements and a single multi-
401 West Merito Place Historic Resources Report February 28,2017
ARCHITECTURAL RESOURCES GROUP 7
27
J
�a
{a
I }:S
et
4
y East facade,view to
northwest.
it
�t e
r
a:. S
East and north
facades,view to
southwest.
401 West Merito Place Historic Resources Report February 28,2017
ARCHITECTURAL RESOURCES GROUP 8
28
light wood casement; their rooflines and configuration suggest the former is part
of an addition, while the latter is likely to have been original.
Some alterations to the subject property were noted by ARG staff during the site
visit and, where possible, were confirmed with available primary and secondary
source documentation.These alterations are identified and discussed in Section 3:
Alterations and Chronology of Development.
401 West Vo-ito Place Historic Resources Report Fehruary 78, 7017
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3. Alterations and Chronology of Development
Upon review of historical building permits, newspaper sources, and original
documents provided by a Palm Springs Department of Planning Services report,
ARG created the following chronology of development for 401 W. Merito Place.
This chronology provides a summary of the property's development as well as a
summary of all documented alterations.
1928: A single-family residence was constructed at 401 W. Merito Place.
Harry M. Robinson and Nellie R. Robinson were the original owners
of the property.The 1929 Sanborn fire insurance map shows it had
an irregular footprint and was built of hollow clay the 4
1938: In a "For Sale or Rent' newspaper ad placed by Harry Robinson,
the residence was noted as being stucco-clad and having six rooms
(including two bathrooms), two fireplaces, a sleeping porch, a
patio, an attic, and a fruit cellar.'
1939: The Palm Springs city directory listed Raymond Sorum and his wife
Nora M. Sorum residing at 401 W. Merito Place; they were
presumably renting the property from the Robinsons.'
1946: The Robinsons sold the property to Raymond and Nora Sorum.'
1960: The roof was damaged in a fire; a photo of the property shows
wood clapboard siding at the west gable end.'
Post-1960 Aside entrydoor leading to the first floor bathroom and fruit cellar
was partially infilled and converted into an oval window opening;
the wood clapboard siding at the west gable end was removed.'
1977: Dr. Marvin H. Frankel and wife Carol A. Frankel acquired the
property.10
1980: Construction of a slump stone perimeter fence."
a Sanborn Map Company,Palm Springs,California,February 1929,Sheet 8.
s Classified Ad, The Desert Sun,23 September 1938.
1 Palm Springs City Directory, 1939-194OSeason(Long Beach,CA:Western Directory Company,
1939).
r Chain of Title Guarantee,First American Title Insurance Company, December 8,2016,in Palm
Springs Department of Planning Services,Historic Site Preservation Board Staff Report(City of Palm
Springs,2017).
e The Desert Sun,29 November 1960.
v Comparison of existing conditions with photo from The Desert Sun,29 November 1960.
10 Chain of Title Guarantee.
it City of Palm Springs Building Permit No. B4272 in Palm Springs Department of Planning Services,
Historic Site Preservation Board Staff Report.All building permits from this point are from the same
report.
401 Ap,t Mrrico Place Historic Resources Report Fehr,,,v 28, 2017
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1981: Enclosure of an existing patio to increase the square footage of an
adjoining bedroom. A note on the permit says "This project is a
reconstruction of a dilapidated room—new roof line to conform to
pitched section.1112
1986: Interior demolition to prepare for a remodel and addition.13
Construction of a 15'xSO'gunite pool and 7'0'spa.14
1987: Construction of a two-story addition comprising a first floor family
room at the rear of the house and enlargement of upstairs
bedroom and bathroom."
2011: Schell Alexander Soleimani acquired the property.16
2012: Mr. Soleimani transferred ownership of the property to his trust,
the Soleimani 2011 Irrevocable Trust.17
Property footprint on x
1929 Sanborn map
(left)and in 2016
Google Earth image j g.�J
(right).The images are
not to scale and are for
general comparison of
footprint changes only. --
"City of Palm Springs Building Permit No.83689.
13 City of Palm Springs Building Permit No.608515.
14 City of Palm Springs Building Permit No.808378.
ss City of Palm Springs Building Permit No.B08775.
"Chain of Title Guarantee.
11 Chain of Title Guarantee.
401 West Merito Place Historic Resources Report February 28,2017
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31
F�
irii - •, rm� Property as it
appeared in 1960;
note entry door at
side fagade Ito right
PALM SfMNGS NtlMRN, after •.finguirhirrqq ape tro,n uar and virole while 00 blaze of vegetation)and
a roof fire at the Ray Scum residence, was being fought. Damage was hold to S3,
West Marto Piece, place selvage coven ever 000. The fire was first reportaci at 2:15 p m- clapboard siding at
the damaged roof areas to proton the in, wn under control 10 minutes offer affival o) gable. The Desert
tenor from threatening weather which de- units and was extinguished 15 minutes, later. Sun,29 November
velooed into um Saturday night. Fireman A apart iron a chimney was listed as efts
earl., had covered interior am$ of the isuse. (Fire Department Photo) 1960.
house with salvage coven to minimize dent-
In addition to the aforementioned alterations,ARG noted the following additional
alterations to the exterior of the building that are not documented in building
permits or other source materials. These alterations were identified by visual
inspection of the building conducted by ARG staff on February 9, 2017. Most of
these alterations are presumed to be roughly contemporaneous with the major
additions constructed in the 198Os.
e A partially enclosed carport with storage space was added to the west
fagade
401 West Merito Place Historic Resources Report February 28,2017
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32
• Some original windows on the side and rear facades were replaced with
wood or metal multi-light fixed and casement windows
• The primary door was replaced
• A wood pergola and low concrete block wall were added to the flagstone
patio at the east facade
• A wood pergola was added to the concrete patio at the south fagade
• The concrete driveway was expanded or replaced, and a low concrete
perimeter wall with driveway gate was added at the front of the lot
401 West Merzo Place Historic R=sources Report rebruary 23, 2017
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33
4. Historic Contexts
4.1 Early Residential Development of Palm Springs
Originally inhabited by the people of the Cahuilla tribe later known as the Agua
Caliente band, Palm Springs was first settled by European Americans as an
agricultural town in the last decades of the 19th century.Taking advantage of the
region's warm weather, settlers grew fruits and vegetables, which ripened sooner
and could reach Los Angeles markets earlier in the season. However, the town's
agricultural aspirations were short lived. A flood in 1894, followed by years of
drought, devastated the local farming industry. By the early 1900s, Palm Springs'
agricultural ambitions were overshadowed by its emergence as a resort
destination, a quality that would come to define the desert city.18
Palm Springs' residential development began in earnest in the 1920s, and tourism
played a major role in its development from the start. Hotels, including the Desert
Inn (1909),the Oasis Hotel (1925),and the El Mirador Hotel(1928),accommodated
wealthy vacationers who came for the warm desert climate and positive health
effects.19 Taken by the leisurely atmosphere of the desert oasis,hotel patrons often
considered buying a residence. Most of Palm Springs' early residents were
prominent industrialists and Hollywood moguls who bought second homes in the
town.The town residents'exclusive parties and various social occasions were often
covered and popularized in the Los Angeles Times and other newspapers
throughout the 1920s.20 By the time Palm Springs incorporated in 1938, it had
become famous worldwide as a "winter playground for Hollywood stars, European
royalty and business tycoons, all who came to enjoy the endless sunshine and
serenity of the desert."21
Prior to World War II, most residential development was concentrated in the
vicinity of the existing village and its vacation accommodations. The community's
earliest residential subdivisions date to the early to mid-1920s and include Las
Hacienditas (1923), Vista Acres (1923), Tahquitz Park (1923), Palm Canyon Mesa
(1924), Araby Tract (1925), and Merito Vista (1925). Though subdivided and
1e Alan Hess and Andrew Danish,Palm Springs Weekend:The Architecture of a Midcentury Oasis
(San Francisco:Chronicle Books,2001),22-24.
11 Historic Resources Group,City of Palm Springs Historic Context Statement&Survey Findings(City
of Palm Springs:Department of Planning Services,2016),58; Moya Henderson and the Palm Springs
Historical Society,Palm Springs(San Francisco:Arcadia Publishing,2009),8.
20 Historic Resources Group,58-59.
Draft Santa Roso and San Jacinto Mountains National Monument Management Pion and Draft
Environmental Impact Statement(U.S.Department of the Interior,Bureau of Land Management,
Palm Springs-South Coast Field Office,March 2003),3-5.
401 West Meri;a Mace Historic Resources Report Fahni ary 7R,7017
ARCHITECTURAL RESOURCES GROUP 14
34
improved in the 1920s, most tracts were left largely undeveloped until the post-
World War II period.22
4.2 Development of the Merito Vista Tract
The residence at 401 W. Merito Place is located in the Merito Vista tract, a
residential neighborhood subdivided in 1925 by preeminent prewar developer
Prescott T. Stevens. A wealthy cattle rancher from Colorado, Stevens moved with
his wife, Frances,to Hollywood in 1912. By 1920,the couple had relocated to Palm
Springs, where Stevens purchased substantial acreage north of downtown and
shares in the original Palm Valley Water Company,which he then used to form the
Whitewater Mutual Water Company and the Palm Springs Water Company. With
his partner Alvah Hicks, a noted local carpenter and homebuilder, Stevens
subdivided several of the town's earliest tracts,including Vista Acres(1923), Merito
Vista (1925), Las Palmas Estates (1926), and Palm Springs Estates (1927).
Recognizing the most effective method of selling real estate was through tourism,
Stevens, Hicks, and other developers built the El Mirador Hotel (1927), where
Stevens persuaded wealthy hotel guests to invest in a second home."
Merito Vista was advertised by the Evans-Lee Corporation as "one of the most
unique of the exclusive California subdivisions" with large lots made available to
the average homebuyer.24 The subdivision was laid out with a curvilinear street
pattern, a feature evocative of the suburban residential community plans of
Frederick Law Olmsted, and one that later characterized the postwar residential
suburb. The Evans-Lee Corporation purported that most lots in Merito Vista had
been sold within the first season it opened." However, the pace of residential
construction within the tract was slow,and much more construction occurred after
World War II. Houses that were built in the 1920s and '30swere designed in various
Period Revival styles, predominantly Spanish Colonial Revival. Alvah Hicks, noted
contractor and partner of Prescott Stevens, built a number of Merito Vista's prewar
residences."
"Historic Resources Group,58-59.
2'Historic Resources Group,68-69;Ann Greer,"Men on the Forefront,"Palm Springs Life,accessed
February 1,2017,http://www-paimspringslife.com/men-on-the-forefront/.
34 Merito Vista advertisement,Los Angeles Times,7 February 1926.
25"Desert Acres lump to$1500,"Los Angeles Times,25 April 1926.
16 Historic Resources Group,69.
401 West Merito Place IiMore Resources Report Februarq 78,7017
ARCHITECTURAL RESOURCES GROUP is
35
Ell
PALM SPPJ-N,CS
OUR ARABY,
If yore have not been to Palm Springs, nqw is the time to /
Igo, in order to fully enjoy Its sheer natural beauty, Its delight-
fully Ideal winter climate and its invigorating elevation. I
1 Men of wealth have always been quick to find and appre-
ciate the beauty spots of America and convert them to their
own pleasure, and in the past the development of Palm /
Springs has been confined to men of large means who pio-
neered this treasure spot. I
fWith the subdividing, however, of Merito Vista Into small I
estates, Its privileges have been made available to those who I
/ do not necessarily care to erect pretentious homes here. /
i Go +o Patin, Springs this nlaogth and whits there, inverti-
/ gate Dlerito Vista., ane of tho mnst uniqua,of tho exclusive
California. subdivisions. I
/ Matto
note. An the Lns Anrele+-Imperial rally Range. Pelly stare
/ from OnioMatto Pepog, 1m% Angels to Palm Sprinrs.l
MERITO VISTA
O EVANS•LEE CORPORATION
Exclusive Los Angeles Agents /
/ 514 California Bank Bldg. /
MEtropolltan 3148
I CREE & CHAFFEY Display ad in the Los
Exclusive Palm Springs Agents Angeles/
Palm Springs, California / February Times,7
February 1926.
4.3 401 W. Merito Place
The single-family residence at 401 W. Merito Place was built in 1928 for Harry and
Nellie Robinson. Harry M. Robinson was born in 1874 in Allegan, Michigan to
Freeman and Francis Robinson. In 1908, Harry Robinson married Nellie R.
Chamberlain, the daughter of Newton and Ester Chamberlain from Fremont,
Michigan. In 1910, he worked as a mechanic at a planing mill and Nellie worked as
a homemaker. By 1920, the couple lived in Grand Rapids, and Robinson was
employed .as a carpenter. Between 1920 and 1928, the Robinsons moved to
California.The 1930 U.S. Census lists them living in the unincorporated community
of Palm Springs Village, presumably in the house on Merito Place; Mr. Robinson is
enumerated as a carpenter/homebuilder. He lived next to and may have been
employed by local contractor Alvah Hicks. As such, the house may have been
constructed by the Hicks company, or by Robinson himself (original building
401 Lest Mp,itc Place I- tonc Resources Report February 24, 2017
ARCHITECTURAL RESOURCES GROUP 16
35
permits could not be located to confirm).21 By 1937, Hicks and his wife were living
in a new home in the "Little Tuscany' neighborhood of Palm Springs.28
It is unclear how longthe Robinsons lived at 401 W. Merito Place,or whether itwas
their primary or only residence; the 1940 census indicates that they were living in
Temple City in 1935 and in Hermosa Beach in 1940.29 In a 1938 classified ad in The
Desert Sun, Harry Robinson listed the Merito Place property"for sale or rent."30 By
1939, 401 W. Merito Place was occupied by Raymond and Nora Sorum.31
Raymond Sorum, a contractor by trade, helped develop a number of Palm Springs
properties in the 1930s and 1940sthrough his partnership with Raymond R.Wilson,
initiated in 1936. The Raymond R. Wilson Company, later renamed Wilson &
Sorum, constructed well-known Palm Springs buildings such as the Woman's Club,
the La Paz Guest Ranch (no longer extant), and its own office building at 664 N.
Palm Canyon Drive. The firm apparently had an ongoing relationship with
prominent local architect John Porter Clark, constructing buildings of his design
including the Woman's Club,the La Paz Guest Ranch, Paul Dougherty Residence at
1860 North Vista Drive (1942), the Florian Boyd Residence at 216 W. Via Lola
(1940),and St.Paul in the Desert Episcopal Church at 125 West El Alameda(1942)."
City directories indicate Sorum served as a manager at the Earl C.Strebe Properties
real estate company between 1946 and 1947, and as an architectural
superintendent at the office of the noted architecture firm of John Porter Clark and
Albert Frey from at least 1948 to 1952.31 Prior to that, he was very active in local
politics in the 1940s,serving on the City Council forthree years and as Palm Springs'
first city manager between 1942 and 1945, when he resigned.34 Sorum also served
as Chairman of the Riverside County Flood Control District, president of the United
School District Board of Trustees, and a member of the Desert Museum Board of
Directors.35 In 1946, the Sorums purchased the residence at 401 W. Merito from
the Robinsons. The Sorums are presumed to have lived at the subject property
continuously between their first known occupation in 1939 until they became its
owners in 1946, but research has not been able to confirm this.
27 U.S.Census Records, 1900,1910,1920,and 1930.
28"'Little Tuscany'Sites Nearly All Taken;3 Left," The Desert Sun 9 April 1937.
2'U.S.Census Records,1940.
30 Classified Ad,The Desert Sun,23 September 1936.
31 Palm Springs City Directory,1939-1940 Season(Long Beach,CA:Western Directory Company,
1939).
32 Ron and Barbara Marshall,Paul Dougherty Residence Nomination Application for City of Palm
Springs Class 1 Historic Site(prepared for the Palm Springs Preservation Foundation,February
2014), 19-20; Historic Resources Group, 130,143,
33 City Directories,City of Palms Springs,California,1946-1952.
34"Ray Sorum Resigns as City Manager,"The Desert Sun, 19-26 October 1945.
3s"Obituaries:Sorum,"The Desert Sun,January 6,1975,2;Palm Springs Department of Planning
Services,Historic Site Designation Application:Paul Dougherty Residence(City of Palm Springs,
2014),40.
40I West Menm Place Historic Resources Repor; heorcary M 2017
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37
After the death of Raymond Sorum in 1975, Nora Sorum sold the residence to Dr.
Marvin Frankel and his wife Carol in 1977. Marvin Frankel graduated from the State
University of New York(SUNY) in 1970 and practiced in Palm Springs for 45 years"
It was during the Frankels' ownership the subject property received most of its
alterations, including interior remodeling; the enclosure of a patio for a bedroom
expansion;the construction of a two-story rear addition to accommodate a family
room and the enlargement of an upstairs bathroom and bedroom;the construction
of a swimming pool and spa; and the erection of a stone fence."
Due to financial difficulties, the house was foreclosed by HSBC Bank USA, Trustee
of J.P. Morgan, in May 2011. In September 2011, Soheil Alexander Soleimani
acquired the property, which he transferred to his trust the following year.38
36 Chain of Title Guarantee.
3)City of Palm Springs Building Permits.
"Chain of Title Guarantee.
401 West Merito Place Historic Resources Report February 28, 2017
ARCHITECTURAL RESOURCES GROUP 19 38
5. Regulations and Criteria for Evaluation
5.1 City of Palms Springs Historic Site
The City of Palm Springs administers a local designation program in which individual
properties and concentrations of properties can be designated as Historic Sites and
Historic Districts, respectively. The designation of Historic Sites and Districts is
governed by Title 8, Chapter 8.05,Article III (Procedure for Designation of Historic
Sites or Districts) of the Palm Springs Municipal Code, which establishes and
authorizes a seven-member Palm Springs Historic Site Preservation Board (HSPB)
to identify, nominate and recommend potential historic sites or districts to the City
Council. To facilitate this process, the Ordinance establishes requirements that a
property must meet in order to qualify for designation as a historic site.39
Per the Municipal Code, a Historic Site is defined as "a building; a structure,
including but not limited to archways, tiled areas and similar elements; an
archaeological excavation or object that is unique or significant because of its
location, design, setting, materials,workmanship or aesthetic effect."40 A property
may be designated a Historic Site if it satisfies one or more of the following seven
evaluative criteria:
1. It is associated with events that have made a meaningful contribution to
the nation,state or community; or
2. It is associated with lives of persons who made meaningful contributions
to national, state or local history; or
3. It reflects or exemplifies a particular period of the national, state or local
history; or
4. It embodies the distinctive characteristics of a type, period or method of
construction; or
5. It 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. It represents a significant and distinguishable entity whose components
may lack individual distinction; or
39 The City of Palm Springs is also a designated Certified Local Government(CLG),which is a
preservation partnership between the National Park Service(NPS),the State Historic Preservation
Offices(SHPOs)and local communities with a goal to create local commitments to historic
preservation.
60 City of Palm Springs Municipal Code,8.05.020—Historic Preservation,General Provisions,
Definitions.
401 West Meum Place Hutonc Re,cLreeS Report February 28, 2017
ARCHITECTURAL RESOURCES GROUP 19
39
7. It has yielded or may be likely to yield information important to national,
state or local history or prehistory.41
In order for a property to qualify as a City of Palm Springs Historic Site, it must not
only be significant under one or more criteria but also retain integrity, which the
National Park Service defines as "the ability of a property to convey its
significance."4z While the City of Palm Springs Historic Sites Ordinance does not
explicitly include language about integrity, it does state that a historic site's
uniqueness and significance can be determined through its location, design,
setting, materials, workmanship or aesthetic effect.41 In nominating historic sites
to the local register, the City of Palm Springs follows guidelines on integrity
established by the National Park Service for the National Register of Historic Places.
The National Register has identified seven aspects of integrity as follows:
1. Location: the place where the historic property was constructed or the
place where the historic event occurred.
2. Design: the combination of elements that create the form, plan, space,
structure, and style of a property.
3. Setting: the physical environment of a historic property.
4. Materials: 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.
5. Workmanship:the physical evidence of the crafts of a particular culture or
people during any given period in history or prehistory.
6. Feeling: a property's expression of the aesthetic or historic sense of a
particular period of time.
7. Association:the direct link between an important historic event or person
and a historic property.
To convey historic integrity, a property will possess several, if not most, of these
aspects.49
Should a property satisfy one or more of the aforementioned criteria and retain
integrity, it is categorized into one of the following classifications by the Palm
Springs City Council:
61 City of Palm Springs Municipal Code,8.05.020.
62 National Park Service,National Register Bulletin#15:How to Apply the National Register Criteria
For Evaluation(Washington D.C.:U.S.Department of Interior,1990),44.
43 City of Palm Springs Municipal Code,8.05.020.
44 National Park Service,National Register Bulletin#15,44.
401 Wcst Mcr to place Historic Resources Report February 29, 207
ARCHITECTURAL RESOURCES GROUP 20
40
Class 1. Structure/site qualified for city designation; may be qualified at the
federal,state and/orcounty level...(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... (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 unusable, 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.41
Class 1 Historic Site designation serves as the highest level of local designation in
Palm Springs, ensuring that a "structure/site may not be modified nor objects
removed without approval of the city council," while its usage may also be
regulated or limited to "the extent that it may impair the integrity of the site.""
41 City of Palm Springs Municipal Code,8.05.125—Created by Council.
a6 Ibid.
401`Nest Merito Place Historic Resources Report Feurcary 28,201/
ARCHITECTURAL RESOURCES GROUP 21
41
6. Evaluation of Significance
6.1 Previous Surveys and Designations
The property at 401 W. Merito Place was previously identified for its historical
significance in the Riverside County Historic Resources Survey(1982-1983, partially
updated 1993). Research did not indicate what criteria surveyors used to evaluate
the property, and the building was not assigned a California Historical Resource
Status Code."The property was not identified in the City of Palms Springs Historic
Resources Survey Summary Report, completed by ARG in 2004. The preservation
planning firm Historic Resources Group (HRG) recently conducted an updated and
more intensive historic resources survey of the City of Palm Springs (completed in
2016).As part of that survey, HRG staff identified 401 W. Merito Place as a potential
historic resource.The property has not been formally designated at the local,state,
or federal level.
In 2016, the Palm Springs Historic Site Preservation Board (HSPB) provided
recommendations in response to a proposed project at the subject property,
proposing the demolition of the single-family residence and other structures on the
site. Recommendations included placing a stay of demolition on the subject
property(not to exceed 120days),and initiating furtherstudy to further inform the
Board on possible historic significance of the building.
6.2 City of Palm Springs Historic Site
Upon evaluation of 401 W. Merito Place against City of Palm Springs Historic Site
eligibility criteria,ARG finds that the property appears eligible for listing as a Palm
Springs Class 1 Historic Site, as follows:
Criterion 1:It is associated with events that have made a meaningful contribution
to the nation, state or community.
The property at 401 W. Merito Place is not associated with a singular event that
has made a meaningful contribution to the nation, state, or community. Research
did not indicate that any significant events occurred at the subject property, nor
did it reveal that the property's construction occurred as a result of any one event;
rather, the residence reflects early residential development patterns. Therefore,
4'The California Historical Resource Status Codes area series of ratings created by the California
Office of Historic Preservation(OHP)to identify the historic status of resources listed in the State's
historic properties database.They area shorthand way of stating whether a property has been
designated,determined eligible,or left unevaluated for eligibility on national,state,and/or local
levels.For more information,seethe California State Office of Historic Preservation's Technical
Assistance Bulletin#8:User's Guide to the California Historical Resource Status Codes&Historic
Resources Inventory Directory(2004).
401 Wes!Mr to Tlace Historic Resources Report rebruary 28,2017
ARCHITECTURAL RESOURCES GROUP 22
42
ARG does not find the subject property eligible as a Class 1 Historic Site under City
of Palm Springs Criterion 1.
Criterion 2: It is associated with lives of persons who made meaningful
contributions to national,state or local history.
The subject property does not appear to be associated with persons who have
made meaningful contributions to national, state or local history. Research
indicates that the original owners were Harry and Nellie Robinson; Harry was a
carpenter and homebuilder, and may have built the house himself.The Robinsons
appear to have only lived at 401 W. Merito Place (and in Palm Springs in general)
for a few years.They do not appear to rise to the level of significant persons within
the context of national,state, or local history.
Between about 1939 and 1975, the subject property was occupied by Raymond
and Nora Sorum,first as renters and then (after 1946)as owners. Raymond Sorum
was a contractorwho was active in local politics in the 1940s. He was a City Council
member (1939-1942) and served as Palm Springs' first city manager (1942-1945).
After resigning from the city manager position in 1945, Sorum continued to work
in real estate and held other civic leadership positions(school district,flood control
district, museum board) over the next few decades. Sorum's involvement with
municipal government soon after Palm Springs incorporated suggests he added to
the institutional and social fabric of the city, but the available evidence does not
indicate he made meaningful contributions to national,state,or local history at the
requisite level to be considered a historically significant personage.
The subject property was owned by Dr. Marvin Frankel and Carol Frankel between
1977 and 2011. Marvin Frankel was a prominent local physician, but despite
running a long-lived professional practice in Palm Springs, neither he nor his wife
appear to rise to the level of significant individuals in the context of national,state,
or local history.
ARG finds the property does not appear eligible as a Class 1 Historic Site under City
of Palm Springs Criterion 2.
Criterion 3: It reflects or exemplifies a particular period of the national, state or
local history.
The residence at 401 W. Merito Place is associated with early residential
development in Palm Springs, specifically, with the 1920s subdivision boom in the
immediate vicinity of the existing Palm Springs village. This was a crucial period in
the development of Palm Springs, reflecting investment in the community by new
part-time and full-time residents attracted by its climate and new recreational
attractions. The city's growth during the 1920s and 1930s was a precursor to the
larger boom of the postwar period,and established characteristics of Palm Springs
residential areas that remain to this day.
/401 WesL Writo Place Historic Resources Report February28 2017
ARCHITECTURAL RESOURCES GROUP 23
43
Merito Vista was designed with distinctive curvilinear streets and large lots
advertised as "small estates' accessible to would-be buyers of lesser means than
the "men of large means who pioneered this treasure spot" a 1926 newspaper
advertisement declared the tract's "privileges have been made available to those
who do not necessarily care to erect pretentious homes here."' Though
subdivided and improved in the 1920s, much of Merito Vista was not developed
until after World War II. The house at 401 W. Merito Place is one of the few
residences constructed immediately after the tract was established. Its small scale
and modest style make it a relatively rare example of the kind of unpretentious
home on a small estate envisioned by Merito Vista's developers. As such, the
subject property is a direct reflection of a particular period of local history, and
exemplifies Palm Springs residential development patterns of the 1920s. For these
reasons,ARG finds the property eligible as a Class 1 Historic Site under City of Palm
Springs Criterion 3.
Criterion 4: It embodies the distinctive characteristics of a type, period or method
of construction.
The subject property is recognizable as a single-family residence built in a modest
Tudor Revival149 style, reflecting one of the popular Period Revival styles seen
throughout southern California in the 1920s and 1930s. The building is slightly
unusual for its hollow clay tile construction, and is even more unusual for its
architectural style; the Spanish Colonial Revival and Mediterranean Revival styles
were by far the most popular Period Revival styles in Palm Springs during this time
period,as seen in the surviving 1920s-1930s houses in the Merito Vista tract as well
as in other parts of the city. The house at 401 W. Merito Place is the only known
1920s Tudor Revival residence in Palm Springs.50 While it is notable as a rare or
even unique example of its architectural style, the house is not strongly
representative of 1920s-1930s residential properties in Palm Springs. Nor is it an
excellent example of the Tudor Revival style;the building is modest stylistically and
has experienced multiple alterations that have diminished its original design
aesthetic. Most of the alterations involve rear additions that are largely not visible
from the public right of way, but others are visible, including the addition of an
attached carport, the infill/window conversion of a side entry door, the
replacement of some original side windows, the addition of a low concrete block
patio wall,a second-story rear addition visible on the eastfa4ade(with new French
doors leading to the carport roof), and the replacement of the primary door. For
08 Display ad,Los Angeles Times,7 February 1926.
49 As noted above,modest examples of the Tudor Revival style are also commonly referred to as
"English Revival"and"English Vernacular Cottage."
so Other Tudor Revival residences may be present in the city,but if so,they are not visible from the
public right-of-way and have not otherwise been reported.
401 West Merito Place Historic Resources Reporl Febniary 78,)017
ARCHITECTURAL RESOURCES GROUP 24
44
these reasons, ARG finds the property not eligible under City of Palm Springs
Criterion 4.
Criterion 5:It represents the work of a master builder, designer artist, or architect
whose individual genius influenced his age;or it possesses high artistic value.
Extensive research has not provided information about the architect/designer or
builder of 401 W. Merito Place. Its original owner, Harry Robinson, was a
homebuilder and may have built the residence himself, but that is conjecture.The
subject property is a modest example of the Tudor Revival architectural style and
does not possess high artistic value. As a result,ARG finds the property not eligible
under City of Palm Springs Criterion 5.
Criterion 6:It represents a significant and distinguishable entity whose components
may lack individual distinction.
As the subject property is not part of a district, it does not represent a significant
and distinguishable entity whose components may lack individual distinction.
Therefore,ARG concludes the property is not eligible as a Class 1 Historic Site under
City of Palm Springs Criterion 6.
Criterion 7: It has yielded or may be likely to yield information important to
national, state or local history or prehistory.
An archaeological assessment was not conducted as part of this study. As a result,
the subject property is left unevaluated under Criterion 7.
40' West Merlto Place Hrtonc Resources Report Feb,,jary 28, 2017
ARCHITECTURAL RESOURCES GROUP 25
45
• i
7. Integrity Analysis
The National Register and California Register have specific language regarding
integrity. Both require that a resource retain sufficient integrity to convey its
significance. In accordance with the guidelines established by the National Park
Service, integrity is evaluated with regard to the retention of location, design,
setting, materials,workmanship,feeling, and association.
The City of Palm Springs'Historic Preservation Ordinance does not explicitly include
language regarding integrity,though it specifies location,design,setting,materials,
workmanship, and aesthetic effect as qualities that convey the significance and
uniqueness of a historic site. However, in nominating historic sites to the register,
the City of Palm Springs appears to follow National Register guidelines on integrity.
Following is an evaluation of these aspects at 401 W. Merito Place:
Location
The place where the historic property was constructed or the place where the
historic event occurred.
The residence has not been moved from its original location. Therefore, it retains
its integrity of location.
Design
The combination of elements that create the form,plan, space,structure, and style
of a property.
The subject property has experienced some alterations which have altered its
original form and plan. Rear additions and alterations in the 1980s expanded its
footprint to the south, enclosed a patio, and greatly enlarged the second story rear
volume. An exterior entry door in the west fa4ade was partially infilled and
converted to an oval window opening. A partially enclosed wood carport was
added to the house's westfaSade.Some original casement windows were replaced
in kind, and the front door is a replacement. Clapboard siding was removed from
the west gable wall. And a low concrete block wall and wood pergola were added
to the flagstone patio at the east facade.
However, most of the additions and alterations are at the rear and side of the
house, leaving the appearance of its structure, style, and aesthetic effect largely
unchanged from the public right-of-way. The property is clearly recognizable as a
modest Tudor Revival-style residence from the late 1920s, with its dominant
stylistic features still intact. Therefore, despite some modifications, the building
retains its integrity of design; while it has been somewhat compromised, it is not
lost altogether.
E01 Wes[Meri[o Place Historic Resources Report February 28 2011
ARCHITECTURAL RESOURCES GROUP 26 46
Setting
The physical environment of a historic property.
The subject property was constructed in a residential tract subdivided in 1925 but
not fully built out until after World War II. The neighborhood is still residential,
comprising one- and two-story single-family dwellings sited on large lots often
fronted by hedges or walls. They reflect a mix of time periods, with the majority
constructed between 1925 and 1960. The scale and character of the immediate
neighborhood continues to reflect its residential nature, and the larger setting
includes the mountains to the west,which retain their natural appearance as it was
in the 1920s.The subject property retains integrity of setting.
Materials
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.
The subject property has seen minimal replacement of its original materials,limited
to the replacement in kind of a few windows at side and rear fagades, the
replacement of the primary door,and replacement of wood clapboard siding at the
attic level with stucco. It retains most of its original materials, including stucco
siding, wood and steel multi-light casement windows, a flagstone entry stoop and
side patio, and wood shake roof material (which may be replacement in kind, but
is appropriate). While the limited replacement of materials has compromised the
property's integrity of materials, when viewed as a whole it is evident that this
element of integrity remains intact.
Workmanship
The physical evidence of the crafts of a particular culture ar people during any given
period in history or prehistory... [expressed through] both technological practices
and aesthetic principles.
The property's original workmanship is evidentthrough its simplified Tudor Revival
architectural style as conveyed by its hand-troweled stucco finish, inset casement
windows, hand-set flagstone entry stoop and side patio, steeply pitched rooflines
covered with wood shake, and a decorative leaded/stained glass window at the
west facade. Not visible but worthy of note is its hollow clay tile construction; this
method was most heavily used during the first quarter of the 20`h century and is
very indicative of that time period. The property retains its integrity of
workmanship.
Feeling
A property's expression of the aesthetic or historic sense of a particular period of
time.
I C 1 West Memo IIace Hutonc Resources Report Fehruary?H 2017
ARCHITECTURAL RESOURCES GROUP 27
47
With its modest Tudor Revival architectural style, the subject property clearly
expresses a 1920s-1930s residential aesthetic, which was dominated in southern
California by Period Revival styles. These styles were idealized interpretations of
older historic periods, viewed through the romantic lens of the prosperous 19205,
The property continues to convey the period of time during which it was
constructed, and its setting, materials, and overall characteristics remain intact.
Therefore,401 W. Merito Place retains its integrity of feeling.
Association
The direct link between an important historic event or person and a historic
property type.
The subject property has been in continuous use as a single-family residence since
its construction in 1928, linking it with 1920s residential development in Palm
Springs. It largely retains its original appearance and is clearly recognizable as a
1920s Tudor Revival house. Therefore, the property's integrity of association
remains intact.
Summary of Integrity
In summary, to be eligible for listing, a resource must retain enough of its historic
character or appearance to be recognizable as a historical resource and to convey
the reasons for its significance. The property at 401 W. Merito Place retains most
aspects of its integrity — location, setting, materials, workmanship, feeling, and
association. Its integrity of design and materials have been somewhat
compromised due primarily to rear additions and alterations dating to the 1980s.
Despite these modifications, the property is still able to convey its overall design
and historical period.Therefore,the subject property retains sufficient integrity to
convey its significance.
401 West Merito Place Historic Resources Report February 28,2017
ARCHITECTURAL RESOURCE5 GROUP 28
48
8. Conclusion
Documentary and archival research, site analysis, the development of historic
contexts, and an evaluation against local eligibility criteria indicate that the
property at 401 W. Merito Place meets City of Palm Springs Historic Site eligibility
Criterion 3. The subject property also retains sufficient integrity to convey its
significance.Therefore, 401 W. Merito Place appears eligible for listing as a Class 1
Historic Site in the City of Palm Springs' Official Register of Historic Sites and
Districts.
401 West Mento Place Hisrorlc Resources Report Fehnrary 78, 70L7
ARCHITECTURAL RESOURCES GROUP 29
49
9. Bibliography
City of Palm Springs Department of Planning Services. "Historic Site Preservation
Board Staff Report: An Application by the Soleimani Zoll Irrevocable Trust, Owner,
to Demolish the Single Family Dwelling at 401 West Merito Place, a Class 3 Historic
Site, Zone R-1-A (Case 3.4001 MAA)." Palm Springs: Department of Planning
Services, 10 January 2017.
City of Palm Springs Municipal Code, 8.05.020 — Historic Preservation, General
Provisions, Definitions.
The Desert Sun, various dates.
Greer, Ann. "Men on the Forefront," Palm Springs Life.
http://www.paimspringslife.com/men-on-the-forefront/, accessed 1 February
2017.
Henderson, Moya and the Palm Springs Historical Society. Palm Springs. San
Francisco: Arcadia Publishing, 2009.
Hess, Alan and Andrew Danish. Palm Springs Weekend: The Architecture of o
Midcentury Oasis.San Francisco: Chronicle Books, 2001.
Historic Resources Group. City of Palm Springs Citywide Historic Context Statement
&Survey Findings. City of Palm Springs: Department of Planning Services, 2016.
Los Angeles Times,various dates.
Marshall, Ron and Barbara Marshall. Paul Dougherty Residence Nomination
Application for City of Palm Springs Class 1 Historic Site. Prepared for the Palm
Springs Preservation Foundation, February 2014.
National Park Service. National Register Bulletin 15: How to Apply the National
Register Criteria for Evaluation. Washington, D.C.: U.S. Department of the Interior,
National Park Service, Interagency Resources Division, 1990, rev. 1991.
Sanborn Map Company. Fire Insurance Maps, Palm Springs, California. New York:
Sanborn Map Company, 1929 and 1962.
U.S. Census Bureau. Census data: 1900-1940
Western Directory Company. Palm Springs City Directory, 1939-1940Season. Long
Beach, CA: Western Directory Company, 1939.
401 West Mer)to Place Historic Resourres Report February 28, 2017
ARCHITECTURAL RESOURCES GROUP 30
50
Architectural
\ � 9M1I5?la i SuiU:300
Resources Group Paszden Cai ornia 97705 �,uprt
401 W. Merito Place Historic Resource Report—April 4,2017
ADDENDUM
The following addendum is provided to further clarify the discussion of architectural style provided in
Architectural Resources Groups (ARG)'s 401 W. Merito Place Historic Resources Report (February 28,
2017). During the discussion at the HSPB public hearing on March 14, 2017, one of the board members
commented that the building was more akin to an English Tudor Cottage rather than "full on Tudor
Revival." Staff requested ARG to briefly provide further clarification of this distinction, and to add the
full definition of Historic Site as defined in 8.05.020.
Tudor Revival and its Variants
The classification "Tudor Revival" is used to encompass a wide variety of architectural types and styles
that drew inspiration from Medieval and 16"'-171' century English building traditions, ranging from
thatched-roof cottages to grandiose Elizabethan and Jacobean manor houses. Tudor Revival has its
American origins in the Arts and Crafts movement, whose proponents looked to English domestic
architecture for its picturesque qualities and relationship to the natural environment. Early examples
were typically elaborate and architect-designed estate houses. Corresponding with a surge in popularity
of a wide variety of Period Revival styles, Tudor Revival architecture became extremely popular during
the 1920s population boom in Southern California. Masonry veneering techniques of the 1920s and '30s
helped to further disseminate the style, as even modest houses could afford to mimic the brick and
stone exteriors of traditional designs.'
Tudor Revival architecture is characterized by its asymmetry, steeply-pitched gable roofs, decorative
half-timbering, and prominent chimneys. High style examples are typically two to three stories in height
and may exhibit leaded glass diamond-paned windows and slate roof shingles. Although the style
continued to be used through the 1930s, later interpretations of Tudor Revival architecture were
simpler in terms of form and design.
Typical character-defining features of Tudor Revival architecture include:
• Irregular massing and asymmetrical facades
• Steeply-pitched gable roofs with a prominent front-facing gable and slate, wood shingle, or
composition shingle roofing
• Rolled, pointed, and/or flared eaves,sometimes with exposed rafter tails
• Prominent chimneys
• Brick,stone,or stucco wall cladding
• Decorative half-timbering
'Virginia and Lee McAlester,A Field Guide to American Houses(New York:Alfred A.Knopf,1984),355.
51
1'lun nei R
Cu Rerti�uku}
Addenda—401 West Meriito Place Page 2 of 3
• Entrance vestibules with arched openings
• Multi-paned casement windows that are tall, narrow, and typically arranged in groups
A more whimsical variant of Tudor Revival, which often includes exaggerated rolled eaves, dominant
half timbering, decorative brick, and towers and turrets, is sometimes referred to as the Storybook style
or Hansel and Gretel cottage.
Another variation of the style, sometimes referred to as English Cottage, English Revival, or Cotswold
Cottage, takes its cues from more modest English country houses. This variant, also almost exclusively
used in domestic architecture, features picturesque, asymmetrical massing, walls of thick stucco (often
absent of half timbering), side gabled-forms with dramatically pitched roofs that appear to extend
nearly to ground level, and deeply set window openings.
The property at 401 W. Merito Place, which was classified by ARG as Tudor Revival in the Historic
Resources Report, has characteristics of the English Cottage variation of Tudor Revival.
Definition of Historic Site
The City of Palm Springs Municipal Code 8.05.020 provides the following definition of 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 and:
(1) That is associated with events that have made a meaningful contribution to the nation, state
or community;or
(2) That is associated with lives of persons who made meaningful contribution to national, state
or local history; or
(3) That reflects or exemplifies a particular period of the national,state or local history; or
(4) That embodies the distinctive characteristics of a type, period or method of construction; or
(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;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.
Discussion
As discussed in the Historic Resources Report, 401 W. Merito Place meets Criterion 3 because it
exemplifies Palm Springs residential development patterns of the 1920s, specifically the development of
52
An hu,,I
Pinn nro:d
Cec, �ni.mc,
Addenda—401 West Meriito Place Page 3 of 3
the Merito Vista tract as a subdivision of large lots priced for would-be buyers of lesser means "who do
not necessarily care to erect pretentious homes here."'
It also meets the Historic Site requirement of being "unique or significant because of its location, design,
setting, materials, workmanship or aesthetic effect" and as reflecting "a particular period of ... local
history." The property is one of relatively few surviving houses constructed immediately after the
subdivision of Merito Vista. It occupies a large lot with remnants of lush landscaping, and its larger
setting includes residential properties on curvilinear streets. The house's design, in a Period Revival
style, reflects typical residential development of the period. In Palm Springs, Period Revival architecture
tended to reflect Spanish and Mediterranean variations, rather than English as seen in the subject
property; however, the use of a Period Revival idiom in general is part of what makes this property
reflect a particular period of local development history.
The house's design, materials, workmanship, and aesthetic effect have been somewhat eroded by
multiple alterations, including the removal of wood cladding in the gable peak; additions to the side and
rear of the building which have changed its overall massing; infill/window conversion of a side entry
door; replacement of some side windows; and replacement of the primary door. For these reasons,
despite its rarity, ARG does not conclude that it is significant for embodying the distinctive
characteristics of a type, specifically the English Cottage style(Criterion 4).
2 Display ad,Cos Angeles Times,7 February 1926.
53
It yw have not been to Palm Springs, nqw is the time to
go, in order to fully enjoy Its sheer natural beauty. Its delight.
fully ideal winter climate and its invigorating elevation.
Men of wealth have always been quick to find and appre-
ciate the beauty spots of America and convert them to their
own pleasure, and in the past the development of Palm
Springs has been confined to men of large means who pio-
neered this treasure spot.
With the subdividing, however. of Merit* "Vista; Into small
estates, its privileges have been made available to those who
do not necessarily care to erect pretentious homes here.
Go to Palen Springs this tnanth and while there, inresti-
gate- Alcrito Vfsta, *tic of thO meat ftniquo ,of the cxeteu iVIO
Catifomia #ubdivisions.
ills onto* On the 140 Aau+►t#%-tenpMal TeHOY ROM& BOUT 40"
from I1o#oa btage Depot, [.ow .lMW1011 to t'INtns ;tiprtess.)
MERIT VISTA
IEVANS-LEE CORPORATION
Exclusive Los Angeles Agents
514 California Bank Bldg.
MEtropolitan 3148
CREE & CHAFFEY"
Exclusive Palen Springs Agents
Paris» Springs, California
54
ATTACHMENT # 4
Exhibit "A"
Supplemental Information on Tudor Revival and English Tudor Cottage Architectural Styles
HSPB 106 — Consideration of Class 1 historic site designation
for 401 West Merito Place.
As the historic resource report accompanying this staff report notes on page 24 and in the addenda, 401 Merito
Place exemplifies a simpler version of"Tudor Revival", referred to as "English Tudor Cottage" or a "vernacular"
version of Tudor Revival. It lacks many of the more refined stylistic markers such as diamond paned windows,
heavy timber wall framing exposed to the outside, brick infill, ornate chimneys and upper floors that slightly
overhang the first. As such, defining it as "Vernacular Tudor Revival" or "English Tudor Cottage" more
accurately reflects its style. The term "vernacular' in the context of architecture often refers to regionalized,
local, or rural variants of a more refined style found in the larger urban areas. Whereas Tudor homes in larger
cities in England might be designed by trained professional architects, vernacular forms found in the
countryside may have no architect associated with them and often were the stylistic interpretation of a local
carpenter or builder who was involved with the home's construction. Such seems to be the case with 401
Merito Place and thus the report concludes that the site meets Criterion 3.
In addition to the report, Staff researched further the distinction between "English Tudor Revival" and "English
Tudor Cottage" and found the following information from the Internet.
Tudor revival became especially popular for 1920s suburban homes, loosely based on late
medieval prototypes. The style reaches back to England's Tudor period (1500-1559) as a
romanticized revival of the timber-frame buildings popular at that time. Many of the revival
examples are dominated visually with (ornamental) half-timbering, a medieval English building
tradition, often with stucco or masonry veneered walls, steeply pitched roof, and cross-gabled
plans. A variant of this is sometimes referred to as the English Cottage, which typically includes
a picturesque (asymmetrical) floor plan but without the half timbering.
The English Tudor Cottage -A Simpler and Popular Form of English Tudor.
The English Tudor Cottage or English Revival Cottage is a variation on English Tudor Revival. It
differed from the classic Tudor Revival in several ways:
• These were smaller and more modest homes, built for middle-income families, usually
one story.
• They were built on smaller lots, typically between the mid 1920s and late 1930s.
• The cottage version might have the half-timber over stucco style. But often not. The
exterior material might be all stucco, or brick, or even shingle.
• The style features long rectangular windows, and often the use of leaded glass windows.
• The steeply pitched roof is still a common feature on these homes, as is a cross gable --
where the roof ridgelines run perpendicular to each other, with the gable end facing
forward.
56
ATTACHMENT # 5
EXCERPTS OF MINUTES
At the Historic Site Preservation Board meeting of the City of Palm Springs, held (month
day, 2016), the Historic Site Preservation Board took the following action:
2.A. CONSIDERATION OF CLASS ONE HISTORIC SITE DESIGNATION
FOR 401 WEST MERITO PLACE (APN #505-294-006) ZONE R-1-A,
(CASE HSPB #106).
Staff member Lyon summarized the staff report.
There were no questions of staff and the chair opened the public hearing.
STEVEN HANNEGAN, with Berkshire Hathaway Realtors spoke on behalf
of the owner opposing the proposed designation.
ALEX SOLIEMANI, owner spoke opposing the designation.
JOHN WALSH, spoke opposing the designation.
JADE NELSON, spoke in support of the designation.
HENRY WEISS, read a statement by SARAH FRANKEL in support of the
designation.
Seeing no further speakers, the Chair closed the public hearing.
Member Burkett opined that the request is akin to "Demolition by Neglect".
He cited the condition of the home and questioned why it could not be
restored. He noted a professional consultant should be commissioned by
the owner for an assessment of the structural feasibility of restoring the
home.
Member Kiser opined that the board is creating a negative public relations
impression by holding up demolition of this structure.
Member La Voie stated he is in support of a recommendation to designate
the site. He noted the report characterized the home as "Tudor Revival"
however he noted home is more aptly described as "English Vernacular
Cottage", which is a subset of the English Tudor Revival style.
He noted that sites under consideration for historic designation do not
always reflect current fashion trends in architecture, that tastes change
and the subject structure is a record of the architectural styles that were
popular during the 1920's, and that is one reason why it is important to
58
consider.
He further noted that many of the characteristics that are considered
"problems" such as the wood shake roof can appropriately be replaced
with cementitious shingles that look like wood as long as the replacement
is in keeping with the Secretary of the Interior Standards for the Treatment
of Historic Structures. He also noted the State Historic Building Code
should be considered in instances such as this for relief from the stringent
requirements of the contemporary building codes.
Member Marsh opined that the structure was a rare architectural type for
Palm Springs making it significant to the community. He noted the
additions that detract from its integrity can be removed, therefore he would
support a recommendation to designate.
Member Burkett gave a comparative example noting the historic
importance adobe style structures and that there are only one or two
surviving in Palm Springs. He noted the board should act carefully to not
only see the importance of mid-century modern structures in Palm Springs
but other styles such as this one as well. He noted he would support a
recommendation for designation.
Member Hays noted that the home is not functionally obsolete, that it is
possible for it to be restored and that it is a very unique structure and style
for Palm Springs — perhaps the only one of its kind. That feature makes it
important for the board to give it careful consideration.
He noted designation is not an "anti-development" action and that he
believes the structure is restorable and could be integrated into a new
home design on the same lot.
Chair Johns opined that there are plusses and minuses about this
potential nomination and he felt "conflicted" in considering whether to
support the recommendation for designation.
Member La Voie stated that there are significant misperceptions in the
community about historic preservation and Class 1 historic sites and that
modifications to Class 1 historic sites are possible. He further clarified that
those elements that the Board may deem "non-contributing" are "fair
game" to change, remove or alter (such as the additions to the rear of the
structure). He noted the concept of retaining the front of the structure
doesn't preclude new development being added behind it in a way that is
appropriate in scale, style, and design.
ACTION: M/S/C: La Voie / Hays to recommend that the City Council approve
Class 1 historic site designation for 401 Merito Place with the findings as
59
outlined in the staff report. 4-0-2 (Johns / Kiser opposed).
I, JOANNE BRUGGEMANS, Senior 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 14t" day of March, 2017, by the following vote:
AYES: La Voie, Hays, Marsh, Burkett,
NOES: Kiser, Johns.
ABSENT: Dixon
Joanne Bruggemans
Senior Secretary
Go
ATTACHMENT # b
12/15/2016
Dear Ken, man man thanks for our guidance on how to get this off the ground and
Y Y Y
get some answers to the many questions from buyers interested in this property. Almost
everyone interested likes the location and the land but not the house. Everyone inquires
if the house can be razed and a modern house built.
Hopefully submitting this application will make the road ahead more clear. At present
there is a buyer waiting in the wings. I didn't want to tie up the property until we have
some answers.
Thank you for taking the time to talk to me, email me with recommendations, and guide
me to other people at the City and elsewhere to help me. I have the completed
application and other supporting documents for your review. I hope we make it to Jan
11, 2017 meeting. After your initial review please let me know if I am missing anything
and I will do my best to get it to you right away.
AraT lly,
x Soleimani
PS, my cell is 310 508 6400 if you have any questions.
RECEIVED
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ATTACHMENT #7
--Lfte KXX%vJ
HA.IbcA-rr 1/10/17
Raymond Melvin Sorum
b. Nov. 6, 1898 - d. Jan. 4, 1975
According to his obituary, Ray Sorum was a "pioneer in the city's development and
lived in Palm Springs for 42 years."
He arrived in PS 1934,wife Nora, five children - all went to PSHS
First Palm Springs Address: Peterson Road, 1939
Bought 401 Merito Place in 1946
City Councilman, elected April 1940
Public Safety Commissioner, 1942
Director Of Public Works, Jan 1943
Planning Commission, 1943
First PS City Manager, January 1, 1944 - late 1946 (three years)
In 1945, Sorum and then-Mayor Eugene Therieau selected the names for many
PS streets
President of Lions Club, April 1947
Flood Commissioner, 1952-1970
Director, Desert Museum Board, 1953
Board of Trustees then later President of PS Unified School District, 1953-55
Worshipful Master, Masonic Lodge, 1955
Chair of Riverside County Flood Control Board, 1957
Interred at Welwood Murray Memorial Cemetery, 1975
By definition of the city ordinance, Sorum was indeed a "person who made
meaningful contribution to the community" thereby qualifying his former home at
401 Merito Place under criterion 2 as well as criterion 3, 4 and 7.
Subs.wed by Jamc�-
J
73
-(AVE aJ
NA+�Ibc�CT 11101i7
Harry Merrit Robinson,born 1874, Fennville, MI
married Nellie "Nonnie" R. Chamberlain in 1908
1925 - In December, Harry and Nellie Robinson bought lot 61 of Merito Vista tract
(401 Merito Place) from Hellman Commercial Trust and Savings Bank, sold in May
that year by developer/landowner Prescott T. Stevens,builder of the El Mirador
Hotel (1928) and wife Frances Stevens, the first teacher in the village of Palm
Springs.
• Seeing as the Robinsons bought a piece of land, and with his building
background, Harry Robinson quite possibly built the Tudor/English
Provincial Revival Style residence at 401 Merito Place, likely inspired by
similar houses in his home state of Michigan (inhabited by families of English
immigrants via New England and New York in the 1830's including his own
father, Freeman W. Robinson).
1930 Census - Harry M. Robinson listed as a carpenter/home builder/contractor
Harry and Nellie resided primarily in Temple City and her 13 year old
nephew David Chamberlain was living with them; Harry was affiliated with
San Gabriel Valley Lumber Company in Alhambra.
• They resided part time in Palm Springs (then "San Gorgonio Pass") where
they maintained 401 Merito Place until at least 1939. The house was possibly
rented for the following 6 years (based on a 1938 Desert Sun ad).
1940 census -Robinsons listed in Hermosa Beach, CA
1946 - SOLD 401 Merito Place to Raymond M. Sorum and Nora Sorum
Harry died 1961 in Los Angeles, CA;
Nellie died 1965 in San Diego, CA;
Both interred at Cypress View Mausoleum, San Diego
Note: Perhaps Nellie was related to well-known Palm Springs builder Charles G.
Chamberlain. More research is needed. C �m`i� �� t�b�l I/ro//J'a
J Jade.neIVSQ�,In cryr►n,
74
March 13,2017
Mr, Ken Lyon, RA, Associate Planner ,VXXAVW V
City of Palm Springs + t '
Dear Ken,
Thank you and all the dedicated members of the Historic Site Preservation Board for all you do.
I/we also want to thank the Architectural Resource Group for the extensive review of the 401 Merito
property.
Most recently we sold a similar style, behind gates and walls,one black away at 831 Mission Street. This
particular property has Hollywood history in that I believe It was the prior home of a famous baseball
play,and the structure is well maintained and sound, The current owners are able to keep the heritage
alive,
In the case of 401 Merito, the property appears to be in such poor condition the structural integrity is
most compromised.
As the report commissioned by the Department of Planning Services found,this particular property fails
to meet the criterion of Historical Designation In that it Is NOT,
1. "Associated with events that have made a meaningful contribution to the community."
2. "Associated with lives of persons who made meaning ful contribution to local history,"
3. It does not"embody the distinctive characteristics of a type, period or method of construction."
4, it does not"present the work of a master builder,designer artist, or architect whose Individual
genius Influenced his age;or that possesses high artistic value."
S. It does not meet the criterion of any"significant and distinguishable entity—"
And...
6. It does not"yield;or likely to yield information important to national,state or local history or
Pre-history."
To all of the above, the report states"The sub)ect property does rot meet this criterion,"
The only area that the report Identified as a possible,maybe, reason to consider or recommend Is that it
"reflects a particular period of national, state or local history."
As mentioned above,there are better examples in the community than this particular property,
75
The report refers to the property as an "unpretentious home on a small estate".
It also calls It a popular build In the mid-west and the east. Therefore, according to toe 7t4 criteria for
qualifying..,"That(it) reflects or exemplifies a particular perlod of the national, state or local history"
ONLY qualifies for national, possibly Los Angeles, but not Palm Springs,
This appears to be the ONLY reason the Architectural Resources Group could find to remotely designate
401 Marto Class One Historic.
Added to the current health, fire and safety concerns,the lack of construction Integrity and the
flammable curling shake roof,the current owner Is highly opposed to this designation for his family
property,
I/we would suggest that it may also devalue the importance of the other such designated sites and
districts listed on the Revised February 1, 2017list.
We would agree,
Sincerely and respectfully,
Steve Hannegan
Louise Hampton
75
Dear Ken,
Mr Soleimanl, our client and the Merito homeowner, purchased the subject property for lot
value,with the intention of building a second family home at the site.
We've had experience in working with prospective buyers and their agents in marketing the
home for months. Unfortunately, none of the parties have been able to justify the cost to
resurrect the existing building.
It is in significant disrepair and may even be a fire hazard.The old shake roof is presently
curled up at the edges,with harsh summer temps coming soon.
As a neighbor to the Merito property,we dealt with a similar vacant home down the street. It
was a property in disrepair that drew the homeless. The eventual solution at that time was to
board it up in order to keep people out of the unsafe environment.That worked for a bit...
But the homeless came back, occupied the property and subsequently started a fire that was
fortunately brought under control before it damaged or destroyed neighboring homes.
Sadly, the property is functionally obsolete as it stands.
The homeowner of 401 Merito Is requesting that the home not be designated as an historic
landmark.
Thank you very much for your consideration of our request.
Sincerely,
Louise Hampton
,;ate
,4� . 77
CLOCK INVESTMENTS, LLC
438 WEST MERITO PLACE, PALM SPRINGS, CA 92262
CJ ti K
March 6, 2017 a o�
Kathleen D. Hart, MMC, Interim City Clerk p„
3200 E. Tahquitz Canyon Way, Palm Springs, CA 92262 n o s
cn µ
Re: 401 Merito Place Application for Historic Site (Case HSPB #106)
For the last approximate 83 years, since 1934, our family has owned the two lots
and improved properties (Riverside APNs 505-292-004 & 005), totaling
approximately 1.4 acres, directly across the street from the applicant.
We strongly object to designation of that derelict, mostly abandoned eyesore,
falling down structure as any kind of"historic or preservation site". To the
contrary, the most recent occupant— as opposed to owner— Dr. Marvin Frankel
walked away from, and allowed a foreclosure against, the property approximately
ten (10) years ago, after which the landscaping degenerated and then completely
died and became an enormous fire hazard; the drained swimming pool is
alligator cracked and a dangerous "attractive nuisance" for anyone who can
easily access the property as there are no locked gates or anything to prevent
either legal or illegal access; the roof is illegal wood scaffolding in violation of
State of California laws and regulations constituting an extreme fire hazard; and
nobody has done anything to maintain the eyesore property for the last decade.
In addition, trash and garbage accumulates (which our family members have
voluntarily cleaned up since 2007) both on the street, around the mailbox, and all
over the derelict interior of the abandoned property at 401 Merito Place. In our
opinion, this property should be condemned and not rewarded with HSPB
designation.
RECaE VE
� al, CQ� r tC l � , .
78
0
Research of the property by
Palm Springs Historical Society and others
The house was built in 1928 and has had 4 owners. The owners were:
1928-1946 Mr. Harry M. Robinson and Nellie R. Robinson
1946-1975 Mr. Raymond Sorum and Nora M. Sorum
1975-2011 Dr. Marvin H.Frankel and Carol A. Frankel
2011- Present Soheil Alexander Soleimani and later by his Trust:
The Soleimani 2011 Irrevocable Trust
Visual inspection of the house reveals: the house consists of two stories in
the style of English Tudor cottage. The house has a pool. At present the
house is vacant and in poor condition. The bathrooms and kitchen don't
appear to be original and it's estimated to have been remodeled in the 70s.
No information is available on Mr. and Mrs. Robinson. Dr. Frankel's daughter
reports she had heard from her parents the house was built for the
Robinson's and at one point was surrounded by orchards. Also, she reports
Mr. Nellie Robinson was born and raised in France and immigrated to US as
an adult.
Light research by Ms. Renee Brown of Palm Springs Historical Society
reveals:
Search through some of our digitized periodicals and I could not find any articles or ads on this
address. We have digitized phone books and magazines and have over 30,000 photos in our
archives. I checked and we do not have a photo of anything on that address.
Additional detailed research by Ms. Jeri Vogelsang at PSHS has revealed the
following:
The home was owned at least from 1946 through 1973 (the last phone book we have until the
1990s) by a Raymond M. Sorum. Sorum is first listed as living in PS on Peterson Avenue in 1939. f,
That was the same year I found in a search of the Limelight News that his firm, Wilson and
Sorum, General Contractors, built a home for our first mayor, Florian Boyd on Via Lola. That
house was designed by John Porter Clark. RECeivef
In 1940, Sorum moved to 401 Merito PI. We have no reverse directories prior to 1952, soI,�gan't j7G1�
tell if Sorum is the first person to live at the house in 1940.
PLI NNINGSERVICES
DEPARTMENT
73
In 1942, Wilson &Sorum built the John Porter Clark designed "St. Paul's of the Desert" designed
also by John Porter Clark. (still exists)
In 1944, Ray Sorum was City Manager of Palm Springs, at least through 1945 when our
Limelights end.
In 1956, it looks like Sorum opened a shop at 471 N. Palm Canyon Dr. Before that, his business is
listed at 401 Merito Pl. in his home.
Dr. Marvin Frankel was an east coast transplant. Dr. Frankel graduated from
State University of New York Upstate Medical University in 1970 and
practiced in Palm Springs for 45 years. He completed a residency at
Cedars-Sinai Medical Center. He limited his practice to Family medicine and
was affiliated with Desert Regional Medical Center, Desert Oasis Healthcare,
Eisenhower Medical Center, and John F Kennedy Memorial Hospital. Due to
financial difficulty the house was foreclosed by HSBC Bank USA, as Trustee
of J.P. Morgan
Soheil Alexander Soleimani purchased the house in 2011. He is a
Periodontist and real estate investor living in Los Angeles. A year later he
transferred the property to his Trust.
Mr. David Christian the architect who had pulled a permit on the house was
interviewed on the phone. He does recall the owners wanted of the property
wanted to modify the property but doesn't recall what the plans were. He
sold his Architectural firm over 30 years ago and has no access to the plans.
He wasn't able to provide any additional information.
Mayor Will Kleindienst was contacted on the phone. Although he knows the
house he doesn't recall anything significant from top of his mind.
tit
RECOVED
? ANNiNG SERVICES
DEPARTMENT
80
The Honorable Robert Moon, Mayor, March 14, 2017
councilmembers, Chairman and members, HSPB,
Palm Springs City Hall
3200 E Tahquitz Canyon Way
Palm Springs, CA 92262
Dear Mayor Moon, councilmembers. Chair, Gary Johns and members, Historic Site Preservation Board
Nearly 40 years ago, at the behest of former Palm Springs Mayor, Bill Foster, it was my privilege to
research and draft our city's initial Historic Site Preservation Ordinance. Mayor Foster was justifiably
dismayed that the original Plaza Theater ticket booth had been suddenly demolished with neither
adequate review nor public input. Although Palm Springs was a relatively new city at the time, it was
already clear that our architectural. and historical treasures were both profound and quite worthy of
preservation.
It is reasonable to believe that Bill Foster's vision has played a major role in the Mid-Century Modern
movement which helped to inspire the recent (and valuable) renaissance of our remarkably proud
community: Because subsequent City Councils have sustained and strengthened that initial ordinance,
scores of homes, structures and neighborhoods in Palm Springs have been preserved for future
generations.
Please consider this letter as my strongest endorsement in support of a Class 1 Historic Site designation
of the home located at 401 West Merito Place in Old Las Palmas. This structure is architecturally unique
and powerfully reflects the individual spirit of the Palm Springs pioneers. Since I am well-familiar with
this property and even more so with the establishment of the HSP Ordinance, I consider myself to be
appropriately qualified to recommend that the structure on 401 West Merito Place receive a Class 1
designation as soon as possible.
Recent research has demonstrated that this property was once owned by Palm Springs city manager,
Raymond Sorum. Sorum was largely responsible for negotiating the O'Donnell gift deed to the city
during World War II. He is interred (1975) in the Welwood Murray Cemetery, along with scores of Palm
Springs pioneers. In 1976, Sorum's widow sold the home to Doctor Marvin Frankel, a physician
distinguished by one of the longest tenures to date at Desert Regional Medical Center. Clearly this
structure is worthy of preservation.
I am most grateful for your consideration.
Kind regards,
Henry Weiss
Palm Springs
� 1
The Honorable Robert Moon, Mayor, March 14, 2017
councilmembers, Chairman and members, HSPB,
Palm Springs City Hall
3200 E Tahquitz Canyon Way
Palm Springs,CA 92262
Dear Mayor Moon, councilmembers. Chair, Gary Johns and members, Historic Site Preservation Board
Nearly 40 years ago, at the behest of former Palm Springs Mayor, Bill Foster, it was my privilege to
research and draft our city's initial Historic Site Preservation Ordinance. Mayor Foster was justifiably
dismayed that the original Plaza Theater ticket booth had been suddenly demolished with neither
adequate review nor public input. Although Palm Springs was a relatively new city at the time, it was
already clear that our architectural and historical treasures were both profound and quite worthy of
preservation.
It is reasonable to believe that Bill Foster's vision has played a major role in the Mid-Century Modern
movement which helped to inspire the recent (and valuable) renaissance of our remarkably proud
community. Because subsequent City Councils have sustained and strengthened that initial ordinance,
scores of homes, structures and neighborhoods in Palm Springs have been preserved for future
generations.
Please consider this letter as my strongest endorsement in support of a Class 1 Historic Site designation
of the home located at 401 West Merito Place in Old Las Palmas. This structure is architecturally unique
and powerfully reflects the individual spirit of the Palm Springs pioneers. Since I am well-familiar with
this property and even more so with the establishment of the HSP Ordinance, I consider myself to be
appropriately qualified to recommend that the structure on 401 West Merito Place receive a Class 1
designation as soon as possible.
Recent research has demonstrated that this property was once owned by Palm Springs city manager,
Raymond Sorum. Sarum was largely responsible for negotiating the O'Donnell gift deed to the city
during World War II. He is interred (1975) in the Welwood Murray Cemetery, along with scores of Palm
Springs pioneers. In 1976, Sorum's widow sold the home to Doctor Marvin Frankel, a physician
distinguished by one of the longest tenures to date at Desert Regional Medical Center. Clearly this
structure is worthy of preservation.
I am most grateful for your consideration.
Kind regards,
Henry Weiss
Palm Springs
82
Ken Lyon
From: Adam Levy <adamvlevy@gmaiI.com>
Sent: Tuesday, April 11, 2017 7:55 PM
To: Ken Lyon
Cc: dodgerdaisyl4@gmail.com
Subject: Save the Tudor!
Dear Palm Springs City Council,
My name is Adam Levy, I am a Palm Springs native, longtime resident and working professional. Architectural
spectacles have and will always be an integral part of the history and future of Palm Springs. Properties such as
the "story book"house on Merito PI is our calling card for tourism to this beloved city. Allowing this historical
monument to be torn down would be a sad and disgraceful day for Palm Springs.
This house along with other iconic properties in the Las Palmas neighborhood, defines the charm of our city.
Just like the landmark Spadena House located on the corner of Walden Drive and Carmelita Avenue in Beverly
Hills. The storybook home on Merito Place is a quintessential attraction in the Las Palmas neighborhood. Class
1 designation is not a want, but a necessity to keep the integrity of our city alive. This home is a celebration of
our past and a look into the future of imaginative architectural feats. Please designate the "story book"house on
Merito pl a Class 1 historic site.
Sincerely,
Adam Levy
83
r
Ken Lyon
From: Kathie Hart
Sent: Wednesday, April 05, 2017 10:01 AM
To: Flinn Fagg
Cc: Ken Lyon
Subject: FW: Merito draft email message
Attachments: image002.png; image003jpg; image004.png; image005.png; image006.png,
image007.png,- image008jpg,- image009.png
RE: 04-19- —PublicHearing
Kathleen D. Hart, C
Interim City Clerk
� �d CITY OF PALM SPRINGS
1 ". h•,,.,,x
City of Palm Springs (760) 323-8206
3200 E. Tahquitz Canyon Way =. (760) 322-8332
Palm Springs,CA 92262 T! Kathie.Hart@Palm5pringsCA.gov
City Hall is open 8 am to 6 pm, Monday through Thursday, and c o on Fridays.
From: Louise Hampton [ma ilto:louise(ablouisehampton.com]
Sent: Monday, April 03, 2017 4:32 PM
To: CityClerk
Subject: FW: Merito draft email message
Importance: High
Dear Ms. Hart,
am writing to you as a concerned neighbor and the listing agent of the property at 401 Merito in Old Las Palmas.The
property is on the Council's agenda for the upcoming April 19 Public Hearing. Would you be kind enough to ensure that
a copy of this message and the attached letter is included in the Public Hearing packets for the April 19 Council meeting?
It's an agenda item because the Historical Society wants to designate it as "Class One". My assistant, Kathy, spoke with
Terri Milton this morning;Terri very kindly suggested that I email my attached letter over for you review and inclusion
into the packets.
The homeowner of 401 Merito (Alex Soleimani), myself and the surrounding neighborhood are vigorously opposed to
the pending Class One designation of the property.
In brief, our concerns are as follows:
• The property does not meet even two of the many criteria for Class One (in our collective opinion —homeowner,
myself& professional real estate colleagues, neighbors, etc.)
• As an experienced real estate professional in Palm Springs for over 35 years, I'm aware that the Merito home is
'functionally obsolete' in its current condition.The buyer we had 'in escrow' (to purchase) cancelled when he
realized the property looked to be headed into the restrictive Class One designation. The Buyer had planned a
total remodel to update and render the property habitable.All the other agents who either wrote offers on the
home or had buyers with a serious level of interest were only offering 'lot value' based upon its obsolete
condition.The intention in those instances was to demo the property.
• As a concerned neighbor, I am wary of the property attracting vagrants or vermin which could have both
immediate and far reaching consequences for the neighborhood. A few years ago, a neighboring property(also
t 84
vacant) at 221 Merito became occupied by vagrants who started a fire.The city ended up requiring the
homeowner to tear the 'remains' of the post fire house down (incl. pool removal)at his own cost.
We have a list of numerous prospective Buyers who have contacted us since the property was put on "Hold" in
The MLS.These are folks waiting for the Council's decision in order to decide whether to proceed with an offer.
Thank you very much for your assistance, Ms. Hart.
Sincerely,
Louise Hampton
Louise Hampton, cat
r'eN CaIBRE#00802409
�$^
Prudential 25 Year Legend
BERKSHIRE 760-320-4586(direct)
HATHAWAY 760-861-5191 (cell)
Homeservlc" www.louisehamoton.com
California Properties
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2
Ken Lyon
From: Terri Milton
Sent: Tuesday, April 04, 2017 4:31 PM
To: Ken Lyon; Flinn Fagg
Cc: Kathie Hart; Cindy Berardi
Subject: FW: Historical Site designation
Printed for 415117 meeting
From: JA9293A@aol.com [mailto:JA929]A@aol.com]
Sent: Tuesday, April 04, 2017 4:28 PM
To: CityClerk
Subject: Historical Site designation
Dear City Council members,
It is my understanding you are entertaining making 401 Merito a "historical site"
against the wishes of the owner. I am not sure why I have to write this kind of letter as
I thought we lived in a free country. What message does this send to our
community when Gestapo tactics are used to diminish the value of ones property.
No one in their right mind wants this designation for the their property. A group of
people tried to get Gene Autry's home in Studio City changed to this type of site
and I told them if they did, I would keep them in court until hell froze over. But
many people can't afford to spends hundreds of thousands of dollars to make their
point. I could.
Jackie (Mrs. Gene) Autry
1 86
Ken Lyon
From: Kathie Hart
Sent: Wednesday, April 05, 2017 10:02 AM
To: Flinn Fagg
Cc: Ken Lyon
Subject: FW:401 Merito
-----Original Message-----
From:Jan Hyman [mailto:janhyman1111@gmail.com]
Sent: Tuesday,April 04, 2017 9:53 PM
To: CityClerk
Subject: 401 Merito
Dear Ms Hart,
Re: Proposal regarding 401 Merito, Old Las Palmas.
Louise Hampton does not speak for us.
We are a neighbor of 401 Merito and we are not opposed to this property being designated as historical.
We believe that Palm Springs needs to retain these older interesting properties to retain the integrity of our beautiful
old area.
If you need to contact us please do.
My name is Jan Hyman. 811 N Mission Road.
Thank you so much.
Jan
Sent from my iPhone
t
F7
Terri Milton
From: jdibella <jim.dibella@earthlink.net>
Sent: Thursday, April 06, 2017 3:54 PM
To: CityClerk
Cc: louise@louisehampton.com; sherrod.turner@earthIink.net
Subject: Fw:Immediate Old Las Palmas Neighbors
Dear Ms. Hart,
I understand that an item on the agenda for the upcoming Public Hearing meeting, scheduled for
April 19, concerns the property at 401 Merito Dr. in Old Las Palmas. Apparently, the Palm
Springs Historical Society would like to designate it as a "Class One" historic property. As a
nearby homeowner, I concur with the comments made by my neighbor, Louise Hampton, in her
letter to you of April 3rd, (see attached), and respectfully urge a "No" vote by the City Council.
I too fail to see the historic or architectural significance of this property that would warrant such
a designation. I have been a homeowner in historic districts for most of my adult life, (i.e.,
Electric Park in Birmingham, Michigan, the first neighborhood in the nation to have electric
streetlights; The Central West End of St. Louis, Missouri, a neighborhood of late 19th and early
20th century homes closely associated with the 1904 World's Fair; and currently, the Bluff Park
Historic District in Long Beach, California, a neighborhood of primarily early 20th century
Craftsman homes). I have been very active in the historic preservation and renovation of homes
in these areas, and have a great deal of respect for efforts to preserve the architecture,
craftsmanship and/or significant structures reflective of local history or a particular era for
posterity. However, the property in question does not appear to meet any one of these
objectives, and a "Class One" designation would be an unnecessary encumbrance upon it,
without merit to the homeowner, our Old Las Palmas neighborhood, or the public at large.
I therefore kindly request that you include this message with the Public Hearing packets for the
April 19 meeting. Once again, I urge the City Council to vote "No" on this initiative.
Respectfully,
Jim DiBella
420 W. Canyon Pl. $ $
r
Terri Milton
From: JA929JA@aol.com
Sent: Tuesday, April 04, 2017 4:28 PM
To: CityClerk
Subject: Historical Site designation
Dear City Council members,
It is my understanding you are entertaining making 401 Merito a "historical site"
against the wishes of the owner. I am not sure why I have to write this kind of letter as
I thought we lived in a free country. What message does this send to our
community when Gestapo tactics are used to diminish the value of ones property.
No one in their right mind wants this designation for the their property. A group of
people tried to get Gene Autry's home in Studio City changed to this type of site
and I told them if they did, I would keep them in court until hell froze over. But
many people can't afford to spends hundreds of thousands of dollars to make their
point. I could.
Jackie (Mrs. Gene) Autry
89
Kathie Hart
From: Terri Milton
Sent: Monday,April 03, 2017 6:09 PM
To: Kathie Hart
Cc: Cindy Berardi
Subject: FW: Merito draft email message
Attachments: Merito Council agenda item- Letter from Louise Hampton.pdf
Importance: High
Printed out.
From: Louise Hampton [mailto:louiseC�louisehampton.com]
Sent: Monday, April 03, 2017 4:32 PM
To: CityClerk
Subject: FW: Merito draft email message
Importance: High
Dear Ms. Hart,
I am writing to you as a concerned neighbor and the listing agent of the property at 401 Merito in Old Las Palmas.The property
is on the Council's agenda for the upcoming April 19 Public Hearing. Would you be kind enough to ensure that a copy of this
message and the attached letter is included in the Public Hearing packets for the April 19 Council meeting? It's an agenda item
because the Historical Society wants to designate it as "Class One". My assistant, Kathy, spoke with Terri Milton this morning;
Terri very kindly suggested that I email my attached letter over for you review and inclusion into the packets.
The homeowner of 401 Merito (Alex Soleimani), myself and the surrounding neighborhood are vigorously opposed to the
pending Class One designation of the property.
In brief, our concerns are as follows:
• The property does not meet even two of the many criteria for Class One (in our collective opinion—homeowner,
myself& professional real estate colleagues, neighbors, etc.)
• As an experienced real estate professional in Palm Springs for over 35 years, I'm aware that the Merito home is
'functionally obsolete' in its current condition.The buyer we had 'in escrow' (to purchase) cancelled when he realized
the property looked to be headed into the restrictive Class One designation.The Buyer had planned a total remodel to
update and render the property habitable. All the other agents who either wrote offers on the home or had buyers
with a serious level of interest were only offering 'lot value' based upon its obsolete condition.The intention in those
instances was to demo the property.
• As a concerned neighbor, I am wary of the property attracting vagrants or vermin which could have both immediate
and far reaching consequences for the neighborhood. A few years ago, a neighboring property (also vacant)at 221
Merito became occupied by vagrants who started a fire.The city ended up requiring the homeowner to tear the
'remains' of the post fire house down (incl. pool removal) at his own cost.
• We have a list of numerous prospective Buyers who have contacted us since the property was put on "Hold" in The
MILS. These are folks waiting for the Council's decision in order to decide whether to proceed with an offer.
Thank you very much for your assistance, Ms. Hart.
Sincerely,
Louise Hampton
JO
1
!"i ; Louise Hampton. sit
HS, CalBREst 00802409
Prude tia!25 Year Legend
B ERKS H I RE 760-320-4586(direct)
HATHAWAY 760-861-5191 (cell)
HomeServices www.louiseharn0on.com
California Properties -'
OJA
Start searching for your dream "me
d
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91
2
S
,,HS
BERKSHIRE HATHAWAY I California Properties
HomeServices
April 3,2017
Ms. Kathie Hart
Office of the City Clerk, City of Palm Springs
Dear Ms. Hart,
Thank you and the City Clerk Office Staff for all you do!
The homeowner, neighbors and I all appreciate the Council's review of the 401 Merito property.
In the case of 401 Merito,the property appears to be in such poor condition, thatthe structural integrity
is most compromised.
As the report commissioned by the Department of Planning Services found,this particular property fails
to meet the criterion of Historical Designation in that it is NOT,
1. "Associated with events that have made a meaningful contribution to the community."
2. "Associated with lives of persons who made meaningful contribution to local history."
3. It does not"embody the distinctive characteristics of a type, period or method of construction."
4. It does not "present the work of a master builder,designer artist, or architect whose individual
genius influenced his age; or that possesses high artistic value."
5. It does not meet the criterion of any"significant and distinguishable entity..." ✓
And...
6. It does not "yield,or likely to yield information important to national, state or local history or
Pre-history."
To all of the above,the report states"The subject property does not meet this criterion."
The only area that the report identified as a possible,maybe, reason to consider or recommend, is that
it"reflects a particular period of national, state or local history" (711 criteria).
There are better examples in the community than this particular property. Most recently,we sold a
similar style, behind gates and walls, one block away at 831 Mission Street. This particular property has
Hollywood history in that, I believe it was the prior home of a famous baseball player, and the structure
is well maintained and sound. The current owners are able to keep the heritage alive.
29o5 Tahquitz Canyon Wy.•Palm Springs,CA 92262•Bus:/6o-323-5000-Fax:760-322-5083•w .bhhscapr tperties•.wm L-T A member of the franchise system of U➢Ii Affiliates,LM 92
The (Merito) report refers to 401 Merito as an "unpretentious home on a small estate". It also calls it a
popular build in the mid-west and the east. Therefore, according to the 71h criteria for qualifying..."That
(it) reflects or exemplifies a particular period of the national, state or local history", it qualifies ONLY for
national, possibly Los Angeles, but not Palm Springs.
This appears to be the ONLY reason the Architectural Resources Group could find to remotely designate
401 Merito as Class One Historic.
Added to the current health, fire and safety concerns,the lack of construction integrity and the
flammable curling shake roof, the current owner is highly opposed to this designation for his family
property.
I would suggest that the"Class One" assignment may also devalue the importance of the other such
designated sites and districts listed on the Revised February 1, 2017 list.
A few years ago, neighboring property(also vacant) at 221 Merito, became occupied by vagrants who
started a fire.The city ended up requiring the homeowner to tear the 'remains' of the post fire house
down (incl, pool removal)at his own cost.
As a neighbor to both Merito properties, I (along with many other neighbors) am extremely concerned
about vermin and vagrants potentially occupying the subject property and causing serious damage or
destruction.
As a real estate agent(and listing agent for 401 Merito), I've had considerable experience with potential
buyers for the property. Most all buyers have been interested solely in the property for 'lot value'.The
one buyer that was actually in escrow to purchase 401 Merito for the purpose of remodeling,was
unwilling to move forward with the transaction, upon finding that it was in jeopardy of being assigned a
"Class One" designation. We respectfully request that you not allow this designation which would create
a 'no win' situation for the neighborhood, as well as the homeowner.
Sincerely and respectfully,
Louise Hampton
93
Terri Milton
From: Megan Abbott <megan@vancouverwomen.com>
Sent: Wednesday, April 05, 2017 9:43 AM
To: CityClerk
Cc: Louise Hampton
Subject: 401 Merito, Palm Springs
As outlined in Louise Hampton's email of Monday,April 3,we are neighbors who are vigorously opposed to the pending
Class One designation of the above property for the reasons in that email. We would like to add our voices to her
dissenting voice.
It woud be a disservice to the neighbourhood if this property was designated Class One. It would probably mean the
property would not be bought because of the prohibitive costs to bring it up to Class One designation and any
prospective buyers would drop away for good reason, leaving a derelict property open to problems with the homeless,
vagrants and vermin.
We live at 271 Merito.A few years ago we had a problem with the property next to ours, 221 Merito. The homeless
moved in and had to be removed by the police. Because it was derelict, it was difficult to ensure at all times that there
were no unauthorized people on the property. This resulted in a serious fire. If the wind had been blowing in a
different direction, it could have encompassed our house and possibly many other homes in the Old Los Palmos area.
The result of this very real and dangerous problem was the city required the homeowner to demolish the house and all
surrounding buildings, including the pool removal,for the sake of the neighbourhood.
This problem could very easily arise in the instance of 401 Merito if the property is designated Class One. This property,
401 Merito, is much closer to the neighbors than was the property at 221 Merito.
We strongly urge council to reconsider this planned designation.
1 94
Terri Milton
From: Jan Hyman <janhyman1111@gmail.com>
Sent: Tuesday,April 04, 2017 9:53 PM
To: CityClerk
Subject: 401 Merito
Dear Ms Hart,
Re: Proposal regarding 401 Merito, Old Las Palmas.
Louise Hampton does not speak for us.
We are a neighbor of 401 Merito and we are not opposed to this property being designated as historical.
We believe that Palm Springs needs to retain these older interesting properties to retain the integrity of our beautiful
old area.
If you need to contact us please do.
My name is Jan Hyman.811 N Mission Road.
Thank you so much.
Jan
Sent from my iPhone
95
t
Cindy Berardi
R E
From: Terri Milton JIT 'r Of PALM SPPING;
Sent: Thursday, April 06, 2017 11:33 AM 2117 APR -6 AM 11: 40
To: Kathie Hart
Cc: Cindy Berardi OFFICE OF nE CI i Y CLL ;'
Subject: FW: Letter for Public Hearing Packet - Merito Property
From: Steven Hannegan [mailto:steven hanneganCalyahoo.com]
Sent: Thursday, April 06, 2017 11:28 AM
To: CityClerk
Cc: Steven Hannegan; Kathy Kendrick; Louise Hampton
Subject: Letter for Public Hearing Packet- Merito Property
Dear Ms. Hart,
As Director of the Buyer Agent Division of The Louise Hampton Team, I've been involved every step of the way regarding
the potential Class One designation of 401 Merito.
Louise Hampton,Alex Soleimani (the Merito homeowner) and I greatly appreciate the Council's review of the Class One
Historic designation. We've also been in communication with Ken Lyons at the Planning Dept. on this subject. (The
Planning Services Dept. found that Merito does not meet most of the criterion for Class One designation.)
The structural integrity of 401 Merito is compromised.There are health, fire and safety concerns as well.The curling
shake roof is just one of the fire hazards that comes to mind.
The current owner is highly opposed to this designation for his family property.And given its functional obsolescence,
informed buyers and real estate professionals know that Class One restrictions will all but eliminate any potential sale of
the property.
It's my hope that the Council Members will agree with the practical arguments put forth by'many' in opposition to the
Class One designation. Please include my letter along with the others in the Public Hearing packets for the April 19 Public
Hearing.
Thank you, Kathie!
Sincerely,
Steven Hannegan, MBA
Broker Associate CaIBRE#01365316
The Louise Hampton Team
Berkshire Hathaway HomeServices California Properties
96
t
Terri Milton
From: W Koch <wekco@aol.com>
Sent: Wednesday, April 05, 2017 1:32 PM
To: CityClerk
Subject: 401 Merito
Dear Ms. Hart:
I am writing today in regards to the property at 401 Merito in Old Las Palmas, located just down the street from
our home. I am in support of the property owner (Alex Soleimani) and his request to not designate the property
"Class One". Furthermore, I have read Louise Hampton's letter to you, which I am in full agreement with.
Sincerely,
Walt Koch
735 North Prescott Drive
t 97
Terri Milton
From: Roger Neustadyer <rogernn@aol.com>
Sent: Wednesday, April 05, 2017 9:58 AM
To: CityClerk
Subject: 401 W Merito Place
As a neighbor(481 W Merito Place)of the above property, I urge the city council NOT to designate it as a class 1
historical site. The property, as it currently exists does not fit well in the neighborhood from a design point of view. In
its current state it is unlivable and an attractive nuisance to vagrants. We have seen what happens to derelict properties
in this neighborhood and the problems they cause with fires and police calls.
Please allow the market to determine the highest and best use for this property.
Sincerely,
Roger Neustadter
Sent from my iPad
98
Terri Milton
From: ps.rollins@gmaii.com
Sent: Thursday, April 06, 2017 12:36 PM
To: CityClerk
Cc: Louise@louisehampton.com
Subject: 401 Merito Class One Historic Site designation
Dear Ms Hart,
Will you please add a copy of this message the Public Hearing packets for the April 19 Council meeting?
As neighbors of 401 Merito, we urge the council NOT to vote to designate this property as a Class One Historic Site.
We refer you to the information in the letter written by Louise Hampton,with which we concur.
Sincerely,
Mary and Al Rollins
776 N Mission Rd.
Palm Springs
Sent from Mail for Windows 10
99
Terri Milton
Subject: FW: Letter for Mayor and Council: 401 W Merito Place
-----Original Message-----
From: Daniel Kiser fmailto:dankiser5l@email.coml
Sent: Friday, March 31, 2017 1:10 PM
To: CityClerk
Subject: Letter for Mayor and Council:401 W Merito Place
289 W vereda Sur
Palm Springs, California 92262
March 30, 2017
Mr. Robert Moon, Mayor, and City Council Members Palm Springs City Hall
3200 Taquitz Canyon Way
Palm Springs, California 92262
Dear Mayor Moon, Mr. Mills, Ms. Foat, Mr. Kors and Mr. Roberts:
I am writing to urge that you vote against granting a Class 1 Historic Designation to
401 W Merito Place.
The house is neither architecturally nor historically significant. I have read the Historic Resources Report prepared by the
Architectural Resources Group of Pasadena.The reasons for designation are sighted on page 5 of their report.
Steeply pitched roof with wood shake shingles
Hand-trowled exterior stucco walls
Multi-pane wood casement windows
Rock perimeter wall along a portion of the east property line
I do not find these reasons adequate to warrant designation, and feel if the designation is granted the importance of
Class 1 status in Palm Springs would be greatly diminished.
Further, I have visited the property.The house has been uninhabited for many years and is in deplorable condition. It is
virtually unrestorable I believe. It is a magnet for homeless squatters.The landscaping has not been maintained nor
watered and the dry conditions are a fire hazard. The wood shake shingle roof is dry and curling,further adding to the
danger of fire.There is no pool equipment and no climate control. Often the house is unsecured.
This property is a blight to the Old Las Palmas neighborhood.
This property was in escrow, but the potential buyer backed out when he learned that historic designation was being
considered. So demolition by neglect continues.
I ask you to help our neighborhood rid itself of a long-troubled insignificant property.
Sincerely,
Dan Kiser
t 11,10
Terri Milton
From: Barbara Hoover <barbara@bbhoover.com>
Sent: Sunday,April 09, 2017 5:36 PM
To: CityClerk
Subject: 401 Merito, Palm Springs, CA 92262
We are wall-to-wall neighbors of this property. We have witnessed the decline, lack of repair and, finally,
complete abandonment of the home and garden. It's only distinction is that of being the most dilapidated
property in Old Las Palmas. The safety and security of the residents and neighborhood must prevail. This
property is a major fire hazard. The roof is composed of wood shingles, outlawed in most in most cities. All it
would take is a spark to have the neighborhood go up in flames.
This email is a plea to deny Historic Designation to the property.
Mr. & Mrs. H. Earl Hoover 1I
641 No. Cahuilla Road
Palm Springs, CA 92262
i
101
Terri Milton
From: Louise Eccard <leccard@sbcglobal.net>
Sent: Saturday, April 08, 2017 4:37 PM
To: CityClerk
Subject: Proposal to Designate 401 Merito Place Historica Class I Status
Dear City Clerk,
We are writing as 25 year residents of Old Las Palmas. We knew the Frankel's that lived there when we first moved into
our home in 1991. The house was a lovely Tudor-Style cottage that always took us back to another time. With a good
architect and thought, the home could be restored to reflect both its history and become a beautiful home. There must be
a way that the home can be saved. It would be a horrible shame to demolish a home that represents a particular period in
Palm Springs history, just because no one-to-date wants to restore it.
There was a Los Angeles Times advertisement February 7, 1926 that specifically refers to the original subdividing of
Merito Vista into small estates.lt specifically states, "Its privileges have been made available to those who do not
necessarily care to erect pretentious homes here."These homes represented the vision and desire of the pioneers and
villagers before us.
(Los Angeles Times, February 7, 1926, Historical Newspapers.
It was such a shame that another home was demolished on the same street a few years ago. We do not want to lose
another historical home just because it does not "fit"the current Mid-Century theme. We should be custodians of rare
examples of our history.
Please designate 401 Merito Place as a Class I Historical site.
Regards,
Ron & Louise Eccard
780 Prescott Drive
Palm Springs, CA 92262
310-254-6468
102
Terri Milton
From: Louise Hampton <louise@louisehampton.com>
Sent: Thursday, April 06, 2017 6:06 PM
To: Ken Lyon
Cc: thinkalex@gmail.com; Flinn Fagg; Louise Hampton
Subject: Re: Case HSPB 106 - 401 Merito Place to City Council - Hearing Date Change
All: unfortunately that takes this property off the market for the prime selling season! We have a list of buyers waiting
for a decision from our city Council! I'm very disappointed! Louise Hampton
Sent from my iPhone
NOTICE OF CONFIDENTIALITY
This email, and any attachments, are private and confidential; and is the property of the sender. It is for the sole use of
the intended recipient identified above. It may contain information that is confidential and prohibited
from disclosure. If you are not the intended recipient, be advised that you are legally prohibited from retaining, using,
copying,distributing, or otherwise disclosing this information in any manner; and taking any action in reliance on the
contents of this email is strictly prohibited. If you are not the intended recipient, please contact the sender by
reply email and delete all copies of this message and any attachments.
WIRE FRAUD DISCLOSURE
Communicating through email is not secure or confidential;therefore, Berkshire Hathaway HomeServices California
Properties will never send instructions to you regarding wire transferring of funds or requests for confidential financial
information such as credit card numbers or bank account routing numbers by email. If you receive an email concerning
any transaction involving Berkshire Hathaway HomeServices California Properties that requests financial or confidential
information,do not respond to the email and immediately contact info bhhscaproperties.com.
On Apr 6, 2017, at 5:57 PM, Ken Lyon <Ken.LvonC@palmsprinas-ca.gov>wrote:
Dear Alex,
I was informed today that the City Council public hearing on consideration of historic designation on
your property at 401 Merito Place which was scheduled for the April 19 City Council meeting, has been
rescheduled to the City Council meeting of May 3, 2017.
Give me a call direct at 760 322 8364 x 8786 if you have concerns or questions about this. Thank you.
Ken Lyon, RA
Associate City Planner
Department of Planning Services
City of Palm Springs,California
3200 Tanquitz Canyon Way
Palm Springs,California 92263
T 760 323 8245 F 760 322 8360
"Make no little plans,
They nave no mail,to stir men',blood
And probably won't be realized.
Make big plans
Aim high in work and in hope,
Let your watchword be order,
And your beacon beau!,/
- Daniel Burnham,Architect and Planner
103
Ray Warman
289 West Vereda Sur, Palm Springs, CA 92262
MEMORANDUM
Date: April 11, 2017
To: The Mayor and Council of the City of Palm Springs
Subject: Contemplated `Historic'Designation of 401 West Merito Place
As a resident of Old Las Palmas, let me mention how glad I was to learn recently that a
neighborhood property might be awarded a `Class I Historic Designation'—that is, until the property
in question was identified as 401 West Merito Place!
Really??!!
Though that property undeniably brings Old Las Palmas more than its share of special qualities —as a
neglected eyesore ... as a magnet for squatters ... even, I suspect, as a fire hazard —, none of these, I
trust, should warrant`historic'recognition at any level,much less as a `class I'property.
As well,even the most casual eye will recognize that the tumbledown house at 401 West Merito Place
is not at all representative of Palm Springs. Rather,it stands in a class very much its own—and,until
its merciful demolition, in that more dubious `class' (and not among our city's properties with far
greater claim to historic designation) it should stay.
Historic-designation processes generally command public respect insofar as they preserve cherished
elements of a community's heritage; contrariwise, to dignify 401 West Merito Place as proposed
would constitute, as I and many neighbors see it, a sad travesty inviting ridicule of the program.
Please don't make that mistake!
Faithfully yours,
— Ray Warman
104
Terri Milton
From: Jessica Enayati <jessica.enayati@gmail.com>
Sent: Friday, April 14, 2017 11:48 AM
To: CityClerk
Subject: 401 Merito Place
4/14/2017
Dear Councilmen and and Councilwoman of City of Palm Springs,
I am a homeowner in City of Palm Springs and live within few blocks of 401 Merito Place. I am against the
historical designation of this house.
I often walk my dog on this street and in the neighborhood. I am always surprised how badly 401 Merito sticks
out compared to the other houses on the street. The houses in the OLP neighborhood are low and discreet
allowing for enjoyment of mountain and vista views. However this house is a tall and dominating structure and
it takes away from the looks, views and the feel of the neighborhood. I don't think even with extensive hedging
and creative landscaping this house can be covered up. Replacing this structure with a new conforming structure
will have positive impact on the neighborhood.
Also, the wood shingle roof of the house is a fire danger for the entire neighborhood. Removing this structure
gives peace of mind and adds to the safety of the residents.
Thank you,
Jessica Enayati
r
105
Terri Milton
From: michael sheffer <mrsheffer@msn.com>
Sent: Sunday, April 16, 2017 7:41 PM
To: CityClerk
Subject: 401 MERITO
PLEASE LET MR ALEX SOLIMANI DEMOLISH HIS PROPERTY AT 401 MERITO. THESE HISTORIAL ALIENS COULD
BUY THE PROPERTY FROM HIM ATFAIR MARKET VALUE IF THEY ARE SO IN LOVE WITH THE PLACE.
YOU SHOULD BE MORE CONCERNED WITH ALL THESE STARTED PROJECTS AROUND TOWN THAT NEVER GET
FINISHED WHEN THEY WALK AWAY OR DELAY FOR MONTHS/YEARS BECAUSE YOU DO NOT REQUIRE
PERFORMANCE BONDS ON PRIVATE MONEY. MICHAEL SHEFFER 350 WEST VEREDA SUR OLD LAS PALMAS
106
Terri Milton
From: Gary Hawley <gary@garyrhawley.com>
Sent: Wednesday, April 19, 2017 4:15 PM
To: CityClerk, Alex S
Subject: 401 Merito Place
Ms. Hart,
I am sending this email to let you know that we are opposed to the historical designation for 401 Merito Place.
This property does not warrant this designation. The structure does not fit in with the community and is actually
an eyesore.
How this property received this designation is beyond neighbors understanding. It should be removed from the
Historic Designation and allow the owner to put a compatable structure of the neighborhood on his property.
We have a home at 350 N. Via Las Palmas.
Unfortunately, Laguna Beach has done the same things to many homes in our community& there is quite an
uproar by the property owners who just had that designation slapped on their property. No reason or notification
given as to why.
City Council meeting is this month and you can bet the chambers will be packed.
Your attention to removing this property from the Historic Designation is needed and appreciated.
We look forward to hearing this designation has been removed from this property.
Jim Ardery& Gary Hawley
Thanks,
Gary R. Hawley
(C)949-887-3822
(0) 949-494-7700
(F) 949-340-2026
vary@garvRhawley.com
CalBRE #00849421
t
107
Terri Milton
From: Loren Sanborn <Isanborn@jsco.net>
Sent: Tuesday, April 18, 2017 7:28 PM
To: CityClerk
Subject: 401 Merito
Dear Sir/Madame, As OLP residents we do not understand the vehement desire to cap an historic designation
on 401 Merito? It has no desert qualifications and looks considerably out of place as you turn the corner. We
love our neighborhood, but do not see any reason to preserve an English Tudor home.
Loren and Peter Wilson
233 Camino Sur
Palm Springs
Sent from my Verizon, Samsung Galaxy Tablet
This message together with any attachments and responses (email) is intended only for the use of the individual or entity to which it is
addressed. The contents of this email are considered proprietary and confidential and may contain information that is privileged, confidential
and/or exempt from disclosure under applicable law. If you are not the intended recipient, you are hereby notified that any dissemination,
distribution, or copying of this email, is strictly prohibited. If you have received this email in error, please notify the original sender
immediately by telephone or by return e-mail and delete this e-mail, from your computer, without making any copies.
t
I08
Terri Milton
From: Glenn Mounger <gm@themoungers.com>
Sent: Sunday, April 23, 2017 2:22 PM
To: CityClerk
Subject: Re: 401 W Merito Place
Dear Mayor Moon, Councilpersons Roberts, Kors, Foat, Mills,
In the newly released book "Architecture 100 "published by the Palm Springs
Preservation Foundation and introduced by board members Ron & Barbara Marshall, it
states "Class 1 is the most prestigious historic designation."
It follows that Class 1 status should be reserved for the finest architectural and historic
properties in Palm Springs.
Please do not diminish the special nature of Class 1 status by designating 401 W Merito
Place—a property that is neither historically significant nor architecturally important.
Sincerely,
Glenn& Mary Lynn Mounger/260 W Vereda Sur
1
109
Terri Milton
From: Vik Warren <dvmanla@yahoo.com>
Sent: Sunday, April 23, 2017 1:22 PM
To: CityClerk
Subject: Disposition of 401 Metito Palm Springs
Dear Ms. Hart,
My name is Verlon Rawls and I have been helping to maintain 401 Merito for the past
few years. I would like to urge the City Council and the Mayor to vote "NO" on a historic
designation for this house.
I know first hand the house is in bad condition. With one look at the roof shakes you
can see how old and damaged the entire pitched roof is. The shake shingles are dry,
brittle and constitutes a significant fire hazard. The exterior stucco is full of cracks and
to repair it, it literally needs to be stripped away and completely redone. The bedrooms
are small and barely functional. Only a few of the original windows are still there as
some are missing and others are cracked or have pieces missing and the rest were
removed when an addition was done to the house. The remaining window frames are in
poor shape.
To the best of my understanding, research has failed to turn up any significant
residents or other reasons this property should be considered as a candidate for any
historic designation. If it had been owned by a significant film star or celebrity, or built
by an architect of note, that might be of interest. But as nothing like that has been
discovered, in my opinion, it is not a candidate for registry.
While it has a modicum of charm from an architectural standpoint, placing it on a
historical register seems pointless and not at all in the best interests of the
neighborhood.
Thank you,
Verlon Rawls
460 S Calle Encilia #109
Palm Springs Ca 92262
110
Terri Milton
From: Randi Judge <randijudge@gmail.com>
Sent: Tuesday,April 11, 2017 1:34 PM
To: CityClerk
Subject: Save the Tudor!
To whom it may concern,
I'm not a Palm Springs resident but I am a lifelong visitor. Back when I was a young girl, my grandparents would take my brother and I to
Palm Springs and we'd always stop first at the Cottage. As kids,it didn't do much for us,but the reward of See's Candy made the trip worth
it! My grandparents had a love affair with this home as it reminded them of their time in England and was unlike anything else they saw in
Palm Springs. As Granada said"we came for the weather,we stayed for our walks past that house!"
While I didn't have the appreciation for this home as a kid,it's my first stop as an adult.It brings back so many memories of summers with
Grandma and Grandpa and is such a special surprise among the mid-century homes around Palm Springs.I always rave about it when
someone even mentions taking a trip to Palm Springs. It's a must-see for me and I can't imagine Palm Springs without it. Please save this
home!
Best,
Randi
t
111
CITY OF PALM SPRINGS
PUBLIC NOTIFICATION
oN�'
Date: May 17, 2017
Subject: HSPB 106, 401 West Merito Place
AFFIDAVIT OF PUBLICATION
I, Cynthia A. Berardi, CMC, Interim Chief Deputy City Clerk, of the City of Palm Springs,
California, do hereby certify that a copy of the attached Notice was published in the Desert
Sun on April 29, 2017.
1 declare under penalty of perjury that the foregoing is true and correct.
I
Cynthia A. erardi, CMC
Interim Chief Deputy City Clerk
AFFIDAVIT OF POSTING
1, Cynthia A. Berardi, CMC, Interim Chief Deputy City Clerk, of the City of Palm Springs,
California, do hereby certify that a copy of the attached Notice 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 April 27, 2017.
1 declare under penalty of perjury that the foregoing is true and correct.
CY nthia . Berardi CMC
Interim Chief Deputy City Clerk
AFFIDAVIT OF MAILING
1, Cynthia A. Berardi, CMC, Interim 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 April 27, 2017, in a sealed
envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs,
California. (55 notices)
I declare under penalty of perjury that the foregoing is true and correct.
— IVR
Cynthia A. erardi, CMC
Interim Chief Deputy City Clerk
112
The Desert Sun
750 N Gene Autry Trail Certificate of Publication
Palm Springs, CA 92262 RECEIVED
760-778-4578/Fax 760-778-4731 CITY OF PALM S P R I N G�_
State Of California ss: 2017 MAY -3 AM 7: 42
County of Riverside
OFFICE Or THE CITY CLERil
Advertiser: CITY OF PALM SPRINGS/LEGALS
PO BOX 2743
PALM SPRINGS CA 92263
Order# 0002104439
1 am over the age of 18 years old, a citizen of
the United States and not a party to, or have
interest in this matter. I hereby certify that the NOTICE OF PUBLIC HEARING
attached advertisement appeared in said Noo6n. CITY CouNCR.CITY OF PALM SPRINGS
newspaper(Set In type not Smaller than non RECOMMENDATION BY THE HISTORIC SITE PRESERVATION BOARD(HSPB)
FOR MSS 1 HISTORIC SITE DESIGNATION OF 401 WEST MERITO PLACE
pariel)in each and entire issue of said (CASE HSPB#106;APN 505.294-006)
newspaper and not In any Supplement thereof NOTICE IS:HEREBY GIVEN that the City Council Sf the y 1 , Palm 5hpe Cit
California,will hold a public hearing at its meeting oPalmySl fin 01 Convention
on the following dates,to wit: Council,meeting tiepins at 6:00 m., in Primrose B, Springs
Center at 277,North Avenida Caballeros,Palm Springs.
Newspaper:The Desert Sun The purpose of this hearing is to consider a recommendation by the Historic Site
Preservation Board (H5PB) for Class 1 historic site designation of 401 West.
Mento Place -----
...:.. -........
4/29/2017 u.o-1-01�ssem«^ .
eW u.v
I acknowledge that I am a principal clerk of the J
printer of The Desert Sun, printed and .-
published weekly in the City of Palm Springs,
County of Riverside, State of California. The I I
Desert Sun was adjudicated a Newspaper of mm
general circulation on March 24, 1988 by the m 1
Superior Court of the County of Riverside,
State of California Case No. 191236. "' Trawt�rams ,
mT.
CwnaPelW eat Weel>na�e t?lem
n is
ENVIRONMENTAL DETERMINATION: The proposed historic)site
to the California Environmental Quat in li 'Act(CEQA)
ble indc'IvrO60(phy ical change 1n ill enviroot nment)and 15060(c)(3)(hriact or e activ ty.is
declare under pepalty .pf perjury that the not`a project as'defined m Section 15378)of the CEQA Guidelines, California
Code of Regulations,Title 14,.Chapter 3,because it has no potential for result-
foregoing is true and corr ct. Executed On in g in physical changes.to the environment,directly or Indirectly:
this 29th d2Jl Of APRf�, 2011 In Palm -REVIEW OF INFORMATION' The proposed application and related documents'
1f are available
Monda ublic review at hrough Thursday Hall
Please contact the rOffice Oof the
Cty
Springs*eclarant
Ca Ifornia. / thes6:00e
p.m, yy
Clerk at(160)323-8204 if you would ike to schedule an appointment to review
these documents.COMMENT ON THIS APPLICATION; Response to this notice mayy be made verbal-
ly at the Public Hearing and/or in writing before the hearing,Wntten comments
maybe made to the City Council by email at citycleik®palmspringsca-90% or
letter(for mail.or hand delivery)to:.Hart,MMC;Interim City Clerk320DE:Tahquitz Canyon Way
Palm Springs,.CA 92262Arre-
ny challenge of theproposed in court in belimited to raising only those isspdence del vered bto thelic rtCi ydClerkbeat,�or npriois �io, thece, or�p blkeheanng.
the u @
(Govemment Code5ectlon 65004 )(2))
�An opportunity w.11 be given at said hearing, all Interested persons A,Associate
:-heard.-PQuestjons reg9arding this case may be directed to Ken Lyon,RA,
City..-....- at p60)323-8245.
Si necesRa ayuda con esta carta,porfavor (lame a la Ciudad de Palm Springs y
puede.hablar con Felipe Primera telefono(760)323-8253,
\\ Kathleen D Hart,MMC Published:412912017..-
Interim'CityClerk -
r i r
NOTICE OF PUBLIC HEARING
CITY COUNCIL
CITY OF PALM SPRINGS
RECOMMENDATION BY THE HISTORIC SITE PRESERVATION BOARD
(HSPB) FOR CLASS 1 HISTORIC SITE DESIGNATION OF 401 WEST
MERITO PLACE (CASE HSPB #106; APN 505-294-006)
NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a
public hearing at its meeting of May 17, 2017. The City Council meeting begins at 6:00 p.m., in
Primrose B, Palm Springs Convention Center at 277 North Avenida Caballeros, 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 401 West Merito Place.
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 proposed 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 @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.
t"T
Kathleen D. Hart, MMC
Interim City Clerk
113
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Case HSPB 106 - 401 West Merito Place
114
JOHN WALSH
RECEIVED ARCHITECT
CITY OF PALM SPRING:
760-325-6100 T
2811 MAY 15 PM 12: 22 408-829-0377 C
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OFFICE OF THE CITY CLt `. 1945 Belding Dave,Palm springs.California 92262
April 5, 2017
Re: 401 Merito, Palm Springs / Proposed Class 1 Historical Designation
Mr. S. Alex Soleimani
401 Merito Place
Palm Springs, California 92262
Dear Alex,
I am writing in support of your effort to prevail on the Palm Springs City Council to
stay any action by the Historic Site Preservation Board in granting Class 1
Historical Designation to your property at 401 West Merito Place. I see at least
three critical points to allow demolition of the structure:
Planning staff relied on the Historic Resources Report as completed by
Architectural Resources Group to justify staff recommendation for Class 1
designation. Although six of the seven criteria for possible Class 1 justification fell
short, only Section 3 (indicating a tie to a historical period) provided a basis for
the Department's position. When considered on the whole, Section 3 is the least
compelling reason for such advocacy-when stacked next to the factual
requirements of the other six possible criteria. Simply put-this is a stretch.
Preservation designations are a critical planning tool that should be used only
when the merits of the subject property warrant such-which they do not in this
case.
I have been inside the property on more than one occasion and observed that
its physical condition is one of poor design and extensive deterioration. There
are multiple floor elevation changes from room to room, the stairs are woefully
poorly laid out, and non-compliant code conditions abound. Clearly there
would be unjustifiable construction costs when looking at exactly what is to be
repaired and restored; to what end?
In and of itself, this site is unique-with respect to its configuration, frontages, and
dimensions. It offers both challenges and opportunities for a thoughtful infill
design solution that not only compliments the site, but the surrounding
neighborhood as well. Being forced to maintain the existing structure that is
currently on the site would impede a far more fitting site solution and build out.
Sincerely,
John Walsh Architect
Palm Springs
y•\'�•1'l Aad��ona` '�c�ace`��0.\ \ktx�v �b
RECEIVED
CITY Of PALM S-PRINGS
Linda and Don Sherwood 2017 MAY 15 PM 12: 22
333 West Merito Place
Palm Springs, California 9226 ' fICE ui INc CITY CLcF;P;
(310) 623 2610
vicentedonCq aol.com
March 28, 2017
The Honorable Robert Moon
Mayor, City of Palm Springs
The Honorable Chris Mills
Member, Palm Springs City Council
The Honorable Ginny Foat
Member, Palm Springs City Council
The Honorable Geoff Kors
Member, Palm Springs City Council
The Honorable J.R. Roberts
Member, Palm Springs City Council
3200 East Tahquitz Canyon Way
Palm Springs, California 92262
Re: Council Meeting April 19, 2017
Proposed Historic Designation
401 West Merito Place
Palm Springs, CA (the "Property")
Dear Mayor Moon, Council Member Mills, Council Member Foat, Council
Member Kors and Council Member Roberts:
We reside at 333 West Merito Place which is just east of the Property. We
have lived in our home full time since September 2015. Because the Property is
adjacent to us, we have expressed an interest in purchasing the Property in order to
expand our yard area and to provide more privacy for our yard. If the Property
receives a Historic Designation, we would not be able to remove the existing
structure to expand our yard and increase our privacy. The height of the existing
structure is not consistent with the present zoning of the neighborhood and causes
the structure to stand out in our neighborhood of homes with appropriate height
limitations. If another structure were to be built on the Property, the maximum
height of that structure would be less than that of the existing structure that is
presently looming over our yard. A structure with less height would be much less
intrusive to our property, as well as the property of the other adjacent property
owners. We assume a new structure on the Property would be developed
consistent with the zoning of the neighborhood.
We have been in the Property several times since it has been on the market.
In our opinion, the structure on the Property would be very difficult to salvage
because of extensive evident water damage and what appears to be termite damage.
The shake roof appears to be a fire hazard. The Property is currently vacant and is
not being maintained. The lawn is overgrown, and the empty pool in the back yard
is not only unattractive but a potential attractive nuisance.
We believe that in its present condition the structure on the Property is
unsightly, out of character in our neighborhood, and perhaps not able to be
rehabilitated due to years of neglect. Therefore, we are supporting the present
owner's opposition to the Historic Designation of the Property.
Very truly yours,
Linda K. Sherwood
Don C. Sherwood
Kathie Hart
From: Alex S <thinkalex@gmail.com>
Sent: Tuesday, May 16, 2017 11:36 AM
To: Ken Lyon
Cc: Kathie Hart; <louise@louisehampton.com>
Subject: Re: Missing letter
Attachments: 05162017_0003.pdf
Ken, my agent Louise Hampton received this email last night from Mr. Clock the
neighbor across street. I contacted Mr. Clock after reviewing the email as he thought
Louise is for the historic designation and I explained to him it's not true. Mr. Clock feels
as some who has lived across 401 Merito all his life it's important for the councilmen to
know the facts he has outlined in the email/pdf attached here. Initially he was planning
to attend the Council meeting but because of two rescheduling he has already left PS
for San Francisco. He was trying to fax the attached letter to the council members but
he couldn't find a fax number and instead has requested I send this to you and ask you
if you could send it to the council members prior to tomorrow's meeting . m
I would appreciate your help. CD
x — b0
r
rn ant
_
n -0 _<
Thank you, _ La
Cn
Alex
On Mon, May 15, 2017 at 12:33 PM, Kathie Hart <Kathie.Hartaae pahnsprings-ca.gov> wrote:
I was able to open and print the email from Mr. Moran; however, because it was a PDF I was not able to open the attachment
"Merito Council agenda item—Letter from Louise Hampton.pdf".
FYI -As part of the material for this item,the email and letter from Ms. Hampton dated 04-03-2017 is attached.
The other two letters (from Sherwood and Walsh) will be sent to the City Council before the meeting.
Kathleen D. Hart, MMC
Interim City Clerk
t
CITY OF PALM SPRINGst
Like no place else to uvi .
City of Palm Springs (760)323-8206
3200 E. Tohquitz Canyon Way c3 (760)322-8332
Palm Springs,CA 92262 l4 Kathie.Hart@PalmSpringsCA.gov
City Hall is open 8 am to 6 pm, Monday through Thursday, and closed on Fridays.
From: Ken Lyon
Sent: Monday, May 15, 2017 12:22 PM
To: Kathie Hart
Cc: thinkalex(lomail.com
Subject: FW: Missing letter
Kathie,
These three public comment letters were inadvertently omitted from the CC packets for the item on 401 Merito Place Class 1
Historic site consideration. Would it be possible to have them forwarded to the CC members prior to Wednesday's
meeting? Thank you.
Ken Lyon, RA
Associate City Planner
Department of Planning Services
City of Palm Springs,California
3200 Tahquitz Canyon Way
Palm Springs,California 92263
T 760 323 8245 F 760 322 8360
"Make no We plans,
Tina,haw no maple to rtG men',blood
And probably won't be rcaIimd.
Melee big plans
Aim high In wok and in hope,
Let yoo,waxh.M be order,
And your beanon beauty"
2
Daniel Burnham,Archlu ct and Planner
From: Alex 5 [mailto:thinkalex(a)gmail.com]
Sent: Monday, May 15, 2017 11:46 AM
To: Ken Lyon
Subject: Missing letter
Ken, three of the letters I sent you are missing from the website. Is there a way you
can get them to the council members since they were turned in in a timely manner?
I am reattaching the letters to this email.
Thank you,
Alex
3
tilla`2017 bmal-Fwd:4el West Merb Race-City Candl to Wte0recamirg Weio5day.May 176
MGinail Alex S<thinkalex@gmail.com>
Fil 401 West Merito Place-City Council to Vote this coming Wednesday, May 17th
2 messages
Louise Hampton<louise@louisahampton.com> Mon, May 15,2017 at 7:01 PM
To:Alex Soleimani<thinkalex@gmad,com>
Alex can you please respond to Ed Clockl He doesn't get it that I am not in favor of this!Your neighbor directly across the
street!I would appreciate it!Just not good far me to try to discuss this with him!Louise
Sent from my phone
NOTICE OF CONFIDENTIALITY
This email,and arty attachments,are private and confidential;and is the property of the sender. it is for the sole use of the
intended recipient identified above. It may contain information that is confidential and prohibited from disclosure. If you are not
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otherwise disclosing this information in any manner;and taking any action in reliance on the contents of this email is strictly
prohibited. If you are not the intended recipient, please contact the sender by reply email and delete all copies of this
message and any attachments.
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Will never send instructions to you regarding wire transferring of funds or requests for confidential financial Information such as
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the email and immediately contact in o@bhhscapropertias.com.
Begin forwarded message:
From:Ed Clock<Ed@clockinvestmems.com>
Date:May 15,2017 at 6:38:26 PM PDT
To:Louise Hampton Team<louis(KgIowsehamp!on.cpm>
Subject:RE:401 West Merito Place-City Council to Vote this coming Wednesday, May 17th
We,as owners of Riverside County APNs 505-292-004005 since 1934,think it farcical and contrary to the
historical reasons supporting such designations to support anything,positive about the property at 407.West
Mentte Place,for the following reasons:
1. Falling down and in disrepair since the 1990s.
2. Abandoned and foreclosed upon in the early 2000s after doctor/owner took out an enormous mortgage
and then defaulted on first payment.
3. Empty swimming pool with alligator cracking,unsafe surrounding support or safety guardrails,and a
massive(15 foot pit at least)into which anyone can fall.
4. Unlocked,often open,gates and little or no walls around the property.
5. Dead and dying eucalyptus,Monterey pine,oleander and other flora that are both ugly,extremely high in
elevation,and have posed a fire hazard since the early 2000s,when the property was abandoned by the
doctor/prior owner and his wife.
6. A major source of neighborhood rodent and pestilence,which Terrninix and other third party pest controls
have confirmed,since the late 1990s,because it is abandoned and derelict.
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SMBfAi7 Gmail-Fwd;401 West Merit Place-City Council b Vala this caning Wednesday.May 17ei
7. Also a source of neighborhood garbage and trash,as the property does not contract with PS Disposal
Services and we,as neighbors,have been forced to pick up and deposit into our trash and recycling cans all of
their scattered disposals.
So sorry that such a reputable organization as Berkshire Hathaway and Louise Hampton personally support
such a disgusting property that really needs to be condemned,as we stated in our letter to the City of Palm
Springs two(2)months ago.
Sincerely, The Edwin Clock Family
Cc: City of Palm Springs
From: Louise Hampton Team[maiuo:louiye=louisehamptoncom(<Pmailclustw..sharpwagenl.wm)on BehaM Of
Louise Hampton Team
Sent:Monday,May 15,2017 1:D4 PM
To:Ed Clock
Subject:401 West Mento Place-City Council to Vote this coming Wednesday,May 17th
VIEWAS A WEDPAGE I SEND TO A FRIEND
Once;700-320-454i(3
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A T T O R N E Y S �J
LENA D. WADE REPLYTo:
wade(d�sbemp.com Palm Springs, California
ADMFFFED IN CA
To: City Clerk of the City of Palm Springs
From: Lena D. Wade, Esq.
Date: May 17, 2017
Re: May 17, 2017 Council Meeting of the City of Palm Springs, Agenda Item 2.B.;
Proposed Historic Designation; 401 West Merito Place
Statement of Lena D. Wade on behalf of Alex Soleimani, the Trustee of the Soleimani
2011 Irrevocable Trust ("Trust'). The Trust is the owner of real property located at 401 West
Merito Place, having APN 505-294-006 ("Property). Attached hereto is a letter, dated April 28,
2017, from Lena Wade to Council in opposition to the proposed historic designation of the
Property.
Good afternoon Mayor Moon and the Honorable City Council.
My name is Lena Wade and I am an attorney with Slovak Baron Empey Murphy & Pinkney.
Dave Baron and I represent Alex Soleimani, the Trustee of the Trust that owns the property that
is being considered for historic designation today.
As set forth in a letter sent to the Council on April 28, 2017, our client, as well as many of the
neighbors of the property, strongly oppose the historic designation of this property. In fact, of all
the letters included in the agenda packet, overwhelmingly, the public is opposed to the
SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1000 E.Tahquita Canyon Way 650 Town Center Drive,Ste.1400 103 Carnegie Center Blvd.,Ste.300 2240 Fifth Avenge
Palm Springs,California 92262 Costa Mesa,California 92626 Princeton,New Jersey 08540 San Diego,California 92101
Tel.(760)322-227SI Fax(760)322-2107 Tel.(714)435-9592•Fax(714)850-9011 TeL I609I 91-Fax(609)520-9731 Tel.I619)501-4540
www.Shemp.com
`kQm 2�
City Clerk of the City of Palm Springs
Re: May 17, 2017 Council Meeting of the City of Palm Springs, Agenda Item 2.B.;
Proposed Historic Designation; 401 West Merito Place
May 17, 2017
Page 2
proposed historic designation. More importantly, it is our position that legally, the property does
not qualify as historic under the Citys Code. In fact, it is our position that the property does not
meet any of the criteria considered by the Historic Site Preservation Board or its consultant that
prepared the report. To that end, to designate this property as historic would be arbitrary and
capricious.
Although the property was built in the 1920s, it is not of such historic architectural or local
significance to merit historic designation; particularly, class 1 —the most prestigious designation.
Architectural Resources Group (ARG), which advised the City when creating this program and
which advised the Board in this case, considered seven criteria when preparing its report on the
property. ARG suggests that 1 of the 7 criteria have been met—it loosely suggests that
Criterion No. 3. was met (That the property reflects or exemplifies a particular period of the
national, state or local history). To the contrary, this property does not meet any of the criteria.
The following criteria were not met:
1. That is associated with events that have made a meaningful contribution to the
nation, state or community; or
2. That is associated with lives of persons who made meaningful contribution to
national, state or local history; or
3. That the property reflects or exemplifies a particular period of the national,
state or local history,' or
4. That embodies the distinctive characteristics of a type, period or method of
construction;
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;
6. That represents a significant and distinguishable entity whose components may
lack individual distinction;
7. That has yielded or may be likely to yield information important to national, state
or local history or prehistory.
SLOVAK BARON EMPEY MURPHY&PINKNEY LLP
1800 E.Tahqultz Canyon Way 650 Town Center Drlye,Ste.1400 103 Carnegie Center Blvd.,Ste.300 2240 Fifth Avenue
Palm Springs,California 92262 Costa Mesa,California 92626 Princeton,New lersey08540 San Diego,California 92101
Tel.(760)322-2275•Fax(760)322-2107 Tel.1714)435-9592•Fax(7141850-9011 Tel.(609)955-3393•Fax(609)520-8731 Tel.(6191 S014S40
www.sbemp.com
City Clerk of the City of Palm Springs
Re: May 17, 2017 Council Meeting of the City of Palm Springs, Agenda Item 2.B.;
Proposed Historic Designation; 401 West Merito Place
May 17, 2017
Page 3
ARG contends that criterion #3 is "satisfied" because the property "likely reflects the
architecture from Grand Rapids, Michigan in the 20s." Although in a survey prepared by ARG
in 2004 when advising the City about historic preservation, its stated that, with respect to
structures built in the 1920s — 1930s, "The Palm Springs residences of this era, both grand and
modest, rely on predominantly Spanish and Mediterranean inspired architectural styles...Native
rock or adobe materials were common and enhanced the rusticity of early residences." This is
inconsistent with the description included in the report prepared for this property. Is this what
these preservation efforts are intended to do. The property should be cohesive, in harmony
with the community; reflective of Palm Springs' past Spanish and Mediterranean inspired
architecture.
What is notable and documented on the City's website is that ARG advised the City when it
created the Historic Site Preservation Board in 2004 and the policies associated therewith. On
the website is a document entitled: "City of Palm Springs Historic Resources Survey," dated
June 2004, prepared by ARG.
Attached to the 2004 Survey is a "Citywide Reconnaissance Survey Master List," also prepared
by ARG, of potential historic properties in the City. It is a very long, inclusive list,
including hundreds of properties ARG thought could qualify as historic in the City of Palm
Springs. Likely an overly broad list for a community the size of Palm Springs.
This Reconnaissance List, prepared by the very organization that assessed whether this
property is historic, included a number of properties located on West Merito Place—it included
183-189, 191-193, 300 and 333 West Merito Place. Notably absent from the list is the property
located at 401 West Merito Place, located a mere few units away from the residences on West
Merito Place included in the master list. ARG did not believe that the Property was of significant
historic potential to include it on the comprehensive 2004 Survey.
SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800E-Tahquiu Canyon Way 650 Town Center Dri",Ste.2400 103 Carnegie Center 131W.,Ste.300 2240 Fifth Avenue
Val.SprinW,Califo.ia 92262 Usn Mean,California 92626 Princeton,New 3eney 08540 San Oia,%California 92101
Tel.(760)322-2275 a Fax(7601322-2107 Tel.(714)435-9592•Fax(714)850-9011 Tel.1609)95&3393•Fax(609)520-8731 Tel.(619)501-4540
www.sbemp.com
City Clerk of the City of Palm Springs
Re: May 17, 2017 Council Meeting of the City of Palm Springs, Agenda Item 2.B.;
Proposed Historic Designation; 401 West Merito Place
May 17, 2017
Page 4
As stated by ARG when advising the City in 2004, "Citizen participation is an essential part of a
determining whether a property in a community should be designated as historic. Citizen input is
extremely valuable in order to glean historical information that is part of the local history but is
not formally documented." Overwhelmingly, the citizens have voiced their opposition to this
proposed designation as documented in the emails and letters included in your packet. Further,
to designate this property as historic would be arbitrary and capricious.
Thank you for your consideration.
SLOVAK BARON EMPEY MURPHY& PINKNEY LLP
1800 E.Tahquitx Canyon Way ti50 Town Center Drive,Ste.1400 103 Camegie Center Blvd.,Ste.300 2240 Fifth Avenue
Palm Springy California 92262 Costa Mesa,California 92626 Princeton,New Jersey 03540 San Olego,California 92101
Tel.(760)322-2275•Fax 1760)322-2107 Tel.(714)435-9592•Fax(714)850-9011 Tel.(609)955-3393•Fax(609)520-8731 Tel.(619)5014540
www.sbemp.com
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A T T O R N E Y S
LENA D. WADE REPLY To:
wade@sbemp.com Palm Springs,California
ADMITTED IN CA
April 28, 2017
VIA FIRST CLASS MAIL & E-MAIL
Mayor Robert Moon
Mayor Pro Tem Ginny Foat
Council Member Geoff Kors
Council Member Chris Mills
Council Member J.R. Roberts
Palm Springs City Hall
3200 E. Tahquitz Canyon Way
Palm Springs, CA 92262
RE: Proposed Historic Designation; 401 West Merito Place
Dear Honorable Mayor Moon and Palm Springs City Council Members:
This letter will confirm that SBEMP represents Alex Soleimani, a representative of the
Soleimani 2011 Irrevocable Trust ("Trust") in connection with the above referenced matter. The
Trust is the owner of real property located at 401 West Merito Place, having APN 505-294-006
("Property), which is in the Old Las Palmas neighborhood. Photographs of the Property are
included herewith.
Earlier this year, an application to demolish the structure on the Property had been
submitted to the City on behalf of the Trust. The intent was to build a beautiful replacement
structure on the Property. Thereafter, on January 10, 2017, the Historic Preservation Board
("Board") met to consider if the Property should be designated as historic, according to the Palm
Springs Municipal Code. At that time, the Board commissioned a study/report to consider the
historic designation of the Property. The report, prepared by Architectural Resources Group
("ARG") and dated February 28, 2017, states that the property is eligible for listing as a City of
Palm Springs Class 1 historic site. It states further that Property, constructed in early 1920s,
"reflects the picturesque revival architectural style popular throughout the U.S. during that
period." The Trust has since abandoned its plan to demolish the Property and placed the
Property on the market. A buyer has been identified; however, because of the current
proceedings regarding the proposed historic designation of the Property, the transaction is at a
standstill.
On March 24, 2017, the Board voted 4-2 in favor of recommending the historic
designation of the Property to the City Council. Mr. Soleimani and many concerned residents
strongly oppose the proposed historic designation of the Property. We understand that the City
SLOVAK 13ARON EMPEY MURPHY & PINKNEY LLP
1800 L.T hquw.Canyon Way 650 Town C..w Drive,Sk.1400 101 C anm8ie CeM>Blvd..Ste.300 22,10 Fifth Awa,ar
Pali.Springs.Califamla 92262 Cwla Me Califomis92626 Princeton,New 1a 08540 San Diego.California 92 10 1
Id 17601 3 2 2--n71-Fat(70)122'107 Ted,1714)433-9592•Fax(714)SW9011 Tel.16091 93 5-3 393•Faa(609)520.8731 TA 461915014 W
33w3c.sbcmp,com
Palm Springs City Council
RE: Proposed Historic Designation, 401 West Menlo Place
April 28, 2017
Page 2
Council is scheduled to consider this recommendation at the May 17, 2017 City Council
Meeting.
Enclosed herewith is a letter from Palm Springs architect John Walsh regarding his
review of the Property and opposition to the proposed historic designation. Mr. Walsh states:
Planning staff relied on the Historic Resources Report as
completed by Architectural Resources Group to justify staff
recommendation for Class 1 designation. Although six of the
seven criteria for possible Class 1 justification fell short, only
Section 3 (indicating a tie to a historical period) provided a
basis for the Department's position. When considered on the
whole, Section 3 is the least compelling reason for such
advocacy — when stacked next to the factual requirements of
the other six possible criteria. Simply put — this is a stretch.
Preservation designations are a critical planning tool that
should be used only when the merits of the subject property
warrant such — which they do not in this case.
1 have been inside the property on more than one occasion and
observed that its physical condition is one of poor design and
extensive deterioration. There are multiple floor elevation changes
from room to room, the stairs are woefully poorly laid out, and
non-compliant code conditions abound. Clearly there would be
unjustifiable construction costs when looking at exactly what is to
be repaired and restored; to what end?
Many neighbors consider the Property an eyesore and inconsistent with the other homes
in the community. Several property owners residing in Old Las Palmas have submitted letters in
support of Mr. Soleimani's efforts to oppose the proposed historic designation. Copies of the
letters are attached hereto. Following are examples of statements contained in these letters:
• The height of the existing structure is not consistent with the present
zoning of the neighborhood and causes the structure to stand out.in a
neighborhood of homes with appropriate height limitations.
• (T]he structure on the Property would be difficult to salvage because of
extensive evident water damage and what appears to be termite damage.
• The shake roof appears to be a fire hazard.
• The empty pool in the back yard in not only unattractive but a potential
attractive nuisance.
• The Property is unsightly [and] out of character in our neighborhood.
• (The Property) has been through foreclosure and has sat vacant for the
past seven years.
• Over this period there have been several break-ins by the homeless.
• Many of the window casings have been broken or damaged and anything
possible to remove has been stolen.
SLOVAK BARON EMPEY MURPHY & PINKNEY LLP
1800 F. fd,yuir.Canym l5'ay 650 Town Cemer Drive,Ste.1400 103 Camenie Censer Blvd.,Sle.300 2240 F10h Avenge.
Patin Spring,Califumu 92262 Coale Mean,CaBfmnia 92626 Brace m,Now Jerzy 09540 Sea Me,.California 92101
Tel.(760)322-2275•Fax(M)322.2107 Tel.(7141415-9592•Fax 4714)950-9011 Tel.(6 091 95 5-339 3•F.(Will 0-3731 Tel(619)5014540
www.sbemp.com
Palm Springs City Council
RE: Proposed Historic Designation; 401 West Marto Place
April 28, 2017
Page 3
• Due to lack of pure architecture, the style of the house has been
referred to as Tudor Revival, Vernacular Architecture and even Ranch
Style. It has been added to indiscriminately, so any original
Architectural Style is completely lost.
It is not representative of the 20's or 30's architecture and certainly
does not represent the history of Palm Springs.
• It was not built by a noted architect or developer and has not been
owned by a famous resident.
There is no other home in Old Las Palmas resembling it.
• It has the distinction of being the most dilapidated property in our area.
• The property at 401 Merito is in terrible condition, it isn't affiliated to any
significant history and the safety and security of the residents and
neighborhood must prevail over any imagined historic significance.
• 1 do think there is a path to tenant and related issues. We are ready to sit
down and discuss those. Please let us know when that can occur.
• We strongly object to designation of that derelict, mostly abandoned
eyesore, falling down structure as any kind of "historic or preservation
site".
• nobody has done anything to maintain the eyesore property for the last
decade.
If the City gives historic status to the Property, it would be a step in the wrong direction
as it is a stretch to attribute historic significance to the Property. Because the home is old, it
may be "eligible"for historic designation; however, it certainly is "not qualified" as such.
On the City's website is a document entitled: "City of Palm Springs Historic Resources
Survey,' dated June 2004, also prepared by ARG ("2004 Survey"). Please recall that ARG also
prepared the report regarding the Property as historic at the request of the Board. In the 2004
Survey, it states, "Citizen participation is an essential part of an historic preservation project.
When conducting survey activities in a city and formulating historic themes, citizen input is
extremely valuable in order to glean historical information that is part of the local history but is
not formally documented." That is precisely what Mr. Soleimani and his neighbors have been
trying to do. By their letters of opposition, the residents of Old Las Palmas are attempting to
participate in the historic designation process. Their voices should be heard and considered.
They are voicing their opposition loudly.
The 2004 Survey also addresses structures built in the 1920s — 1930s. It states: "The
Palm Springs residences of this era, both grand and modest, rely on predominantly Spanish and
Mediterranean inspired architectural styles...Native rock or adobe materials were common and
enhanced the rusticity of early residences." This property certainly is not consistent with what
the authors of the 2004 Survey, the author of the report regarding the Property, though
characterized this period.
Lastly, attached to the 2004 Survey is a "Citywide Reconnaissance Survey Master List,"
also prepared by ARG, of potential historic properties in the City. Included on the list are
SLOVAK BARON EMPEY MURPHY & PINKNE) LLP
1300 F.T*M ,te Cmyon Way 650 Town Center Win,W.1400 103 Came*Cemef Blvd..Ste.300 2240 FiOh Mot..
Pahn Spinp,Califamia 92262 Cmm bless Califomla 92626 Palncelo9.New Je 08340 San 119M Celifamia 92101
Tel.1760)122-2275•Fax(760)322-2107 Tel,(714)435-9592•Fax(7141850-9011 Tel.(609)955-3393-Faa(609)520 8131 Tel.(61915014540
wwvv.sbcmp.com
Palm Springs City Council
RE: Proposed Historic Designation; 401 West Merito Place
April 28, 2017
Page 4
properties located at 183-189, 191-193, 300 and 333 West Merito Place. Notably absent from
the list is the property located at 401 West Merito Place, located a mere few units away from the
residences of West Merito Place included in the master list. ARG did not believe that the
Property was of significant historic potential to include it on the comprehensive 2004 Survey.
However, 13 years later, after the Property has fallen into further disrepair, ARG now suggests
that the Property is"eligible" for historic designation.
As argued by Mr. Soleimani and documented by Mr. Walsh and current residents of Old
Las Palmas, the Property is an eyesore, it is an attractive nuisance, it is not in harmony with the
other homes in that community, and it is not of historic significance. The physical condition of
the Property is one of poor design and extensive deterioration. For the reasons set forth above,
we strongly urge that you oppose the proposed historic designation of this Property.
Thank you for your consideration.
Respectfully submitted,
SBEMP, LLP
4�4�
By: Lena D. Wade
enclosures
CC: Alex Soleimani
David L. Baron, Esq.
David Ready, City Manager(Via Email)
Douglas Holland, City Attorney(Via Email)
Christina Chartier, Executive Assistant to Mayor and City Council (Via Email)
SLOVAK BARON ENIPEY MURPHY & PINKNF.Y 1d.11'
ISM F.Talquile CsryM way 650 Town C.W Ddc,Sw-1400 103 caw&Calla DWd.sw.300 2241 Fifth Avenue.
Palm Springs,California 92M Coax Mea,Califormia 92626 Mi=t ,New'Salty 08W San Diego,Califormie 92101 -
1'e1.17601322 2275•F.(7601322.2107 Tel.(A 41435-9592•Fu(7141 M9011 Tel.(609)955.3393•Pea(609)3104131 Tel 1619)50U540
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JOHN WALSH
ARCHITECT
760-325-6100 T
408-829-0377 C
I.w o I sh®lohnwolsha,chi l ec t.com
1945 Balding Drive.Pots Springs.Caibmla 92262
April 5, 2017
Re:401 Merito, Palm Springs/ Proposed Class I Historical Designation
Mr,S. Alex Soleimani
401 Merito Place
Palm Springs,California 92262
Dear Alex,
I am writing in support of your effort to prevail on the Palm Springs City Council to
stay any action by the Historic Site Preservation Board in granting Class 1
Historical Designation to your property at 401 West Merito Place. I see at least
three critical points to allow demolition of the structure:
Planning staff relied on the Historic Resources Report as completed by
Architectural Resources Group to justify staff recommendation for Class I
designation. Although six of the seven criteria for possible Class I justification fell
short,only Section 3 (indicating a tie to a historical period) provided a basis for
the Department's position. When considered on the whole,Section 3 is the least
compelling reason for such advocacy-when stacked next to the factual
requirements of the other six possible criteria. Simply put- this is a stretch.
Preservation designations are a critical planning tool that should be used only
when the merits of the subject property warrant such-which they do not in this
case.
I have been Inside the property on more than one occasion and observed that
Its physical condition Is one of poor design and extensive deterioration. There
are multiple floor elevation changes from room to room, the stairs are woefully
poorly laid out, and non-compliant code conditions abound. Clearly there
would be unjustifiable construction costs when looking at exactly what is to be
repaired and restored; to what end?
In and of itself, this site is unique-with respect to its configuration,frontages, and
dimensions. It offers both challenges and opportunities for a thoughtful infill
design solution that not only compliments the site, but the surrounding
neighborhood as well. Being forced to maintain the existing structure that is
currently on the site would impede a for more fitting site solution and build out.
Sincerely,
John Walsh Architect
Palm Springs
VW2017 Gm d-FW:Hislwical Site desigw,on
M Gmail
From:JA929JA@aol.com [mallto:JA929JA@aol.com1
Sent:Tuesday,April 04,2017 4:28 PM
To:cityclerk@palmspringsca.gov
Subject:Historical Site designation
Dear City Council members,
It is my understanding you are entertaining making 401 Merito a "historical site"
it9.1S1 1I114 wLlLes 0(!1G ownel. I am not sure why I have to write this kind of letter
as I thought we lived In a free country. What message does this send to our
community when Gestapo tactics are used to diminish the value of ones
property.
No one in their right mind wants this designation for the their property. A group
of people tried to get Gene Autry's home in Studio City changed to this type of
site and I told them if they did, I would keep them in court until hell froze over.
But many people can't afford to spends hundreds of thousands of dollars to
make their point. I could.
Jackie (Mrs. Gene) Autry
0:GBH°•
',HS
BERKSHIRE HATHAWAY I California Properties
HomeSePvices
April 3,2017
Ms. Kathie Hart
Office of the City Clerk,City of Palm Springs
Dear Ms.Hart,
Thank you and the City Clerk Office Staff for all you do[
The homeowner, neighbors and I all appreciate the Council's review of the 401 Merito property.
In the case of 401 Merito,the property appears to be in such poor condition,that the structural Integrity
Is most compromised.
As the report commissioned by the Department of Planning Services found,this particular property falls
to meet the criterion of Historical Designation In that it Is NOT,
1. "Associated with events that have made a meaningful contribution to the community."
2. "Associated with lives of persons who made meaningful contribution to local history."
3. It does not"embody the distinctive characteristics of a type,period or method of construction."
4. It does not"present the work of a master builder,designer artist,or architect whose Individual
genius Influenced his age;or that possesses high artistic value."
5. It does not meet the criterion of any"significant and distinguishable entity..."
And.,.
6. It does not"yleld,or likely to yield Information Important to national,state or local history or
Pre-history."
To all of the above,the report states"The subject property does not meet this criterion."
The only area that the report identified as a possible,maybe,reason to consider or recommend, Is that
it"reflects a particular period of national,state or local history" (7t6 criteria).
There are better examples In the community than this particular property.Most recently,we sold a
simllar style, behind gates and walls,one block away at 831 Mission Street, This particular property has
Hollywood history In that,I believe It was the prior home of a famous baseball player,and the structure
is well maintained and sound, The current owners are able to keep the heritage alive.
29o5 Tahgnitz Canyon Wy.•Palm Springs,CA 92262.aas:760-323-5000.Pax:76o-3m•5093.+ .bbhsmpiopertiea.eom
m A m"mb.of 0.f." .mt..&MH AWWs ,LL .
The (Merito)report refers to 401 Merlto as an "unpretentious home on a small estate". it also calls it a
popular build in the mld•west and the east. Therefore,according to the 7t'criteria for qualifying.."That
(it)reflects or exemplifies a particular period of the national,state or local history",it qualifies ONLY for
national,possibly Los Angeles,but not Palm Springs.
This appears to be the ONLY reason the Architectural Resources Group could find to remotely designate
401 Merito as Class One Historic.
Added to the current health,fire and safety concerns,the lack of construction integrity and the
flammable curling shake roof,the current owner is highly opposed to this designation for his family
property.
I would suggest that the"Class One"assignment may also devalue the importance of the other such
designated sltes and districts listed on the Revised February 1,2017 list.
A few years ago,neighboring property(also vacant)at 221 Merito,became occupied by vagrants who
started a fire.The city ended up requiring the homeowner to tear the'remains'of the post fire house
down(Incl.pool removal)at his own cost.
As a neighbor to both Merlto properties,I(along with many other neighbors) am extremely concerned
about vermin and vagrants potentially occupying the subject property and causing serious damage or
destruction.
As a real estate agent (and listing agent for 401 Merito),I've had considerable experience with potential
buyers for the property.Mast all buyers have been interested solely in the property for'lot value'.The
one buyer that was actually In escrow to purchase 401 Merlto for the purpose of remodeling,was
unwilling to move forward with the transaction,upon finding that it was In Jeopardy of being assigned a
"Class One" designation.We respectfully request that you not allow this designation which would create
a'no win'situation for the neighborhood,as well as the homeowner.
Sincerely and respectfully,
I/
`Loulse Hampton
404/2017 Gmaa-401 Merito Place
MGmail Alex S<thinkalex@gmall.com>
401 Merito Place
1 message
Jessica Enayatl<Jessica.enayafi@gmall.com> Frl,Apr 14, 2017 at 11 47 AM
To:cityclerk@palmspdngsca.gov
4/14/2017
Dear Councilmen and and Councilwoman of City of Palm Springs,
I am a homeowner In City of Palm Springs and live within few blocks of 401 Merito Place. I am against the historical
designation of this house.
I often walk my dog on this street and In the neighborhood. I am always surprised how badly 401 Merito sticks out
compared to the other houses on the street.The houses in the OLP neighborhood are low and discreet allowing for
enjoyment of mountain and vista views. However this house is a tall and dominating structure and it lakes away from the
looks,views and the feel of the neighborhood. I don't think even with extensive hedging and creative landscaping this
house can be covered up. Replacing thts structure with a new conforming structure will have positive Impact on the
neighborhood.
Also,the wood shingle roof of the house is a fire danger for the entire neighborhood. Removing this structure gives peace
of mind and adds to the safety of the residents.
Thank you,
Jessica Enayali
hitps:llmail.googio.wrNmaii/u/0/7ui=2&ik=2aOd6ab89cdview=pt&soarch=inbo.&1h=15b6dcacaab1286d&siml=15bedcawabl286d 111
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Gmail Alex&cthinkalez@gmall.com>
401 Morita Place
3 messages
Gary Hawiay cgary®gerymavAey.can> Wen.Apr 19,2017 a14:15 PM
To:cltyclerk®palmapdngaCa.gov.Alex S<thlnkalex*¢nail.conl>
Ms.Han.
I am sending this email to let you know that wa an opposed to the historical designation for 401 Media Place.
This property does not warrent this designation. The structure does not 0t In with the community and is scluaay ar
eyesore.
How this property received We designation Is beyond neighbors understanding. It should be removed from the Historic
Designation and allow the owner to put a computable structure of the neighborhood on his property,
We have a home at 350 N.Via Las Palmas.
Unfortunately,Laguna Beach has done the same things to many hones In our community&there Is Quite an uproar by
the property owners who Just had that designetlon slapped on their property.No reason or nouficatlan glvw as to why.
Oty Council meeting le this month and you can bet the chambers will be packed.
Your attention to removing this property from the Historic Designation is needed and appreciated.
We look forward to hearing this designation has been removed from this property.
Jim Ardery&Gary Hawley
Thanks,
R�a
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(C)QWA"87�&22
(0)949494-7700
(F)949J40.202a
gory@garyRhawIey.com
CaIBRc NUOU0421
421Ra11 Gmai.Outpwiem d 4al MaCb Pam$pnp
WGmail Alex a<thinkalaxOgmall.eom>
Disposition of 401 Metno Palm Springs
1 message
Vlk Wernn<dvmsnla@yahco.com> Sun,Apr 23,2017 at 111 PM
Reply-To:Vik Warren<dvmanla®yahcc.com>
To:"cllyderk®palmapdngsca.gm'<c1tyc1e*@palmspdngsca.gml>
Dear Ms. Hart,
My name is Verlon Rawls and I have been helping to maintain 401 Merito for the
past few years. I would like to urge the City Council and the Mayor to vote"NO" on a
historic designation for this house.
i know first hand the house Is In bad condition. With one look at the roof shakes you
can see how old and damaged the entire pitched roof Is, The shake shingles are dry,
brittle and constitutes a significant fire hazard. The exterior stucco Is full of cracks and
to repair It, it literally needs to be stripped away and completely redone. The
bedrooms are small and barely functional, Only a few of the original windows are still
there as some are missing and others are cracked or have pieces missing and the rest
were removed when an addition was done to the house. The remaining window
frames are in poor shape.
To the best of my understanding, research has failed to turn up any significant
residents or other reasons this property should be considered as a candidate for any
historic designation. If It had been owned by a significant film star or celebrity, or
built by an architect of note, that might be of interest. But as nothing like that has
been discovered, in my opinion, it Is not a candidate for registry.
While It has a modicum of charm from an architectural standpoint, placing it on a
historical register seems pointless and not at all in the best interests of the
neighborhood.
Thank you,
Verlon Rawls
460 S Calle Encilia#109
Palm Springs Ca 92262
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438 WEST MERITO PLACE, PALM SPRINGS, CA 92262
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March 5, 2017
Kathleen n, Hart, MMC, Interim City Clerk w rm
3200 E. Tahquilz Canyon Way, Palm Springs, CA 92262 ' o sc
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Re: 401 Merito Place Application for Historic Site (Case HSP6 #106)
For the last approximate 83 years, since 1934, our family has owned the two lots
and improved properties (Riverside APNs 505-292-004 & 005), totaling
approximately 1.4 acres, directly across the street from the applicant.
We strongly object to designation of that derelict, mostly abandoned eyesore,
falling down structure as any kind of"historic or preservation site". To the
contrary, the most recent occupant— as opposed to owner— nr. Marvin Frankel
walked away from, and allowed a foreclosure against, the property approximately
ten (10) years ago, after which the landscaping degenerated and then completely
died and became an enormous fire hazard; the drained swimming pool is
alligator cracked and a dangerous"attractive nuisance' for anyone who can
easily access the property as there are no locked gates or anything to prevent
either legal or illegal access; the roof is illegal wood scaffolding In violation of
State of California laws and regulations constituting an extreme fire hazard; and
nobody has done anything to maintain the eyesore property for the last decade.
In addition, trash and garbage accumulates (which our family members have
voluntarily cleaned up since 2007) bath on the street, around the mailbox, and all
over the derelict Interior of the abandoned property at 401 Merito Place. In our
opinion, this property should be condemned and not rewarded with HSPB
designation.
Linda and Don Sherwood
333 West Merlin Place
Palm Springs, California 92262
(310) 623 2610
yicent€don&aol.com
March 28, 2017
The Honorable Robert Moon
Mayor, City of Palm Springs
The Honorable Chris Mills
Member, Palm Springs City Council
The Honorable Ginny Foat
Member, Palm Springs City Council
The Honorable Geoff Kors
Member, Palm Springs City Council
The Honorable J.R. Roberts
Member, Palm Springs City Council
3200 East Tahquitz Canyon Way
Palm Springs, California 92262
Re: Council Meeting April 19, 2017
Proposed Historic Designation
401 West Merito Place
Palm Springs, CA (the "Property")
Dear Mayor Moon, Council Member Mills, Council Member Foat, Council
Member Kors and Council Member Roberts:
We reside at 333 West Merito Place which is just east of the Property. We
have lived in our home full time since September 2015. Because the Property is
adjacent to us, we have expressed an interest in purchasing the Property in order to
expand our yard area and to provide more privacy for our yard. If the Property
receives a Historic Designation, we would not be able to remove the existing
structure to expand our yard and increase our privacy. The height of the existing
structure is not consistent with the present zoning of the neighborhood and causes
the structure to stand out in our neighborhood of homes with appropriate height
limitations. If another structure were to be built on the Property, the maximum
height of that structure would be less than that of the existing structure that is
presently looming over our yard. A structure with less height would be much less
intrusive to our property, as well as the property of the other adjacent property
owners. We assume a new structure on the Property would be developed
consistent with the zoning of the neighborhood.
We have been in the Property several times since it has been on the market.
In our opinion, the structure on the Property would be very difficult to salvage
because of extensive evident water damage and what appears to be termite damage.
The shake roof appears to be a fire hazard. The Property is currently vacant and is
not being maintained. The lawn is overgrown, and the empty pool in the back yard
is not only unattractive but a potential attractive nuisance.
We believe that in its present condition the structure on the Property is
unsightly, out of character in our neighborhood, and perhaps not able to be
rehabilitated due to years of neglect. Therefore, we are supporting the present
owner's opposition to the Historic Designation of the Property.
Very truly yours,
Linda K. Sherwood
Don C. Sherwood
Mr. & Mrs. H. Earl Hoover 11
641 No. Cahullla Road
Palm Springs, CA 92262
(760)325-5156 hoovors@gbhoover.conr
March 23, 2017
Mayor Moon and City Council Members, City of Palm Springs, California
The Hoover Family has resided in Old Las Palmas since 1951. Unfortunately,we are wall to
wall neighbors of 401 Merito Place. This letter is written as a plea to deny Historic Designation
to that property.
Over the years,we have witnessed the decline, lack of repair and finally the complete
abandonment of the home and garden. It has been through foreclosure and has sat vacant for
the past seven years. Over this period there have been several break Ins by the homeless.
Many of the window casings have been broken or damaged and anything possible to remove
has been stolen.
Due to lack of pure architecture, the style of the house has been referred to as Tudor Revival,
Vernacular Architecture and even Ranch Style. It has been added to indiscriminately, so any
original Architectural Style is completely lost. It is not representative of the 20's or 30's
architecture and certainly does not represent the history of Palm Springs. It was not built by a
noted architect or developer and has not been owned by a famous resident. There is no other
home in Old Las Palmas resembling it. it has the distinction of being the most dilapidated
property In our area.
Most important, the house has a high pitched roof made of wood shingles-the same shingles
that have been outlawed in many cities. This material is a major fire hazard and we live in fear
of the entire neighborhood going up in flames. As a matter of fact, this roof has been on fire
once already and well documented by local newspapers. Less than two years ago, the
homeless set fire to a vacant house located at 221 Merito,gratefully It did not spread to
neighboring homes.
The property at 401 Merito is in terrible condition. It isn't affiliated to any significant history and
the safety and security of the residents and neighborhood must prevail over any imagined
historic significance.
H. Earl Hoover 11 Barbara C. Hoover