HomeMy WebLinkAbout24113RESOLUTION NO. 24113
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DESIGNATING 1611
SOUTH CALLE PALO FIERRO "THE DESERT STAR
APARTMENTS", A CLASS 1 HISTORIC SITE SUBJECT TO
CONDITIONS AND APPROVING A DETERMINATION
THAT THE ACTION IS CATEGORICALLY EXEMPT FROM
THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA) (HSPB 102).
THE CITY COUNCIL FINDS AND DETERMINES AS FOLLOWS:
A. The Desert Star Apartments Homeowners Association, ("Applicant and owner')
in collaboration with the Palm Springs Preservation Foundation (PSPF) have filed an
application with the City pursuant to Article III of Section 8.05 ("Procedure for
Designation of Historic Sites or Historic Districts") of the Palm Springs Municipal Code
requesting Class 1 historic site designation for the parcel located at 1611 South Calle
Palo Fierro (Master APN: 508-353-002).
B. On March 28th and 30th, 2016, members of the Historic Site Preservation Board
(HSPB) and city staff conducted site inspections to familiarize themselves with the
subject site.
C. A notice of public hearing of the Historic Site Preservation Board of the City of
Palm Springs, California to consider designation of the Desert Star Apartments was
given in accordance with applicable law.
D. On September 13, 2016, a noticed public hearing to consider Case HSPB 102
was held by the HSPB in accordance with applicable law at which time, the board
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 Class 1 historic site designation of
the Desert Start Apartments to the City Council.
E. A notice of public hearing of the City Council of the City of Palm Springs,
California to consider designation of the Desert Star Apartments was given in
accordance with applicable law.
F. 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.
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G. On October 5, 2016, the City Council held a public hearing to consider
designation of the Desert Star Apartments as a Class 1 historic site. At said hearing
the City Council carefully reviewed and considered all of the evidence presented in
connection with the hearing on the project, including, but not limited to, the staff report,
and all written and oral testimony presented.
H. ANALYSIS OF THE SITE AGAINST THE DEFINITION OF A HISTORIC SITE:
The subject parcel is eligible for consideration as a historic site because it conforms to
the following criteria established in Palm Springs Municipal Code (PSMC) Section
8.05.020 ("Definitions') for the definition of a historic site 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 and:
1. That is associated with events that have made a meaningful contribution
to the nation, state or community, or
The historic resources report asserts the DSA is associated with "patterns of events or
historic trends" and describes the City's rise in prominence in architectural excellence in
midcentury modern architecture and the growth of small hotel construction in the post -
World War II period as "patterns of events or historic trends". The City's definition
under Criterion 1 does not include "patterns of events" nor "historic trends". These
qualities are more appropriately evaluated under Criterion 3 and analysis is provided
under that heading below; (sites that reflect or exemplify a particular period in national,
state, or local history). The HSPB is not aware of any specific events of historic
significance associated with the subject project.
2. That is associated with lives of persons who made meaningful contribution
to national, state or local history, or
The report notes that Howard Lapham might be considered a person of local
significance; however it deemed Lapham's significance "too tenuous. Beginning on
page 9 of the report, considerable mention is given to Lapham, including an impressive
list of commissions throughout the Coachella Valley that the report notes "were
recognized at both a local and national level". Furthermore, Lapham's roughly thirty
years of architectural design contributions to the local built environment from the time of
his arrival in 1954 until his retirement in the 1980's appears significant. Based on the
information provided in the report, Lapham made a meaningful and noteworthy
contribution to the collection of midcentury modern buildings that bring international
recognition to Palm Springs and thus the HSPB has concluded that Lapham should be
identified as a person who has made a meaningful contribution to the local community.
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3. That reflects or exemplifies a particular period of the national, state or
local history; or
The report states the Desert Star Apartments reflect the post-war period in Palm
Springs during which a prolific number of buildings accommodating all types of uses
were designed and built in the midcentury modern style. It was also a period during
which Palm Springs grew at a very rapid pace, with dozens of small hotels and
"vacation apartments" such as the Desert Star built in response to the increasing
popularity of Palm Springs as a preferred vacation destination. The "apartment hotel"
building typology — in which short term accommodations included full kitchens and
separate bedrooms - appealed to tourists able to spend several months to an entire
season in Palm Springs and who wanted more amenities than a simple hotel room
could offer. In light of the above, the Desert Star Apartments reflects the post-war
period in Palm Springs.
4. That embodies the distinctive characteristics of a type, period or method
of construction;
The report asserts that the DSA embodies the distinctive characteristics of a type,
period or method of construction. From the photos of the site that accompany the
report, it appears that the Desert Star was built using the "post and beam" method of
construction and inexpensive, mass-produced materials. The roof projections (eaves)
in the courtyard reveal exposed heavy wood beams roughly 4" x 10" in dimension with
2" x 6" tongue and groove boards spanning roughly six feet on center laid on top of the
beams. The exterior walls are clad in stucco with steel sash casement windows, accent
panels of "T-111" plywood and perforated "Masonite" ("pegboard") accent panels. The
use of these inexpensive, mass-produced materials such as plywood and Masonite
panels was also characteristic of the post-war period of construction in Palm Springs.
Post & Beam construction was very common in the post-war era in Palm Springs; most
likely because it was fast to erect, relatively inexpensive to build using standard -cut
dimensional lumber, did not require highly skilled labor, and allowed significant flexibility
to the designer in the placement and size of windows and doors.
Many architects and designers working in the Modern architectural style in the design of
dwellings, offices, schools and other modestly -scaled building types used wood post
and beam construction in their designs, not only in light of the characteristics noted
above, but also because it allowed the building's structural system to be exposed and
visually expressed both on the inside and the outside of the buildings - a common
stylistic marker of the Modern period in architecture.
In consideration of the above, the Desert Star Apartments embody the construction
characteristics and techniques commonly used during the post -World War 11 period.
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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;
As noted on page 10 of the report, Architectural designer Howard Lapham had a rather
prolific career designing a variety of building types from high -end residential projects for
wealthy clients to small scale commercial and office buildings. Stylistically, Lapham's
designs reflect the general tenets of the Modern Movement in architecture. In
particular, the use of extensive eaves to provide shade, large areas of glass to provide
visual and physical connectivity between interior and exterior spaces, the "U" shaped
configuration of units around the pool and courtyard that promoted casual social
interaction among the guests while also creating privacy from the street, all reflect
Lapham's sensitivity to the climate and his responsiveness to his client's desire for
casual and convenient "indoor -outdoor" living.
Furthermore, as noted in the report, the visual interaction between the simple flat roof
and sloped roof planes of the complex create a dynamic sense of interplay between
geometric elements, surfaces and planes. This simple relationship between the roof
surfaces gives the complex visual interest.
While Lapham's designs demonstrate a competent or proficient understanding of
space, proportion, movement, scale, composition, and function, his work does not rise
to the level reflecting "individual genius that influenced his age", nor does it possess
"high artistic value". The Desert Star Apartments are an attractive, pleasant, well -
designed compound that reflects the basic design tenets of the Modern Movement.
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.
I. DEFINING HISTORIC CHARACTERISTICS OF THE SITE:
The physical character -defining historic features of this site include the following:
1. The slumpstone planters and exterior walls.
2. The pegboard wall -mounted light fixtures in the courtyard.
3. The large expanses of windows facing the courtyard including the clerestory
windows, steel sash casement windows and fixed sash picture windows.
4. The intersecting horizontal roof planes at Unit 7 (owners' unit) that intersects the
vertical glass wall plane.
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5. The open courtyard and pool with direct access into each unit.
6. The Masonite pegboard transom panels above the doors.
7. The wide cantilevered eaves on the facades facing the courtyard.
8. The raked stucco accent panels.
9. The thin, round steel pipe columns and connecting roof element at the courtyard
entryway.
10. The T-111 plywood accent panels at the front (east) fagade.
11. The clerestory windows at the front (east) fagade.
12. The slumpstone front (east) privacy wall.
13. The slight cant (or angle) of the fascias.
J. NON-CONTRIBUTING FEATURES OF THE SITE: The non-contributing features of
the subject site include the following:
1. The frosted glass privacy panel at the east side fagade.
2. The pair of frosted glass front security doors.
3. The security doors at the back side patios.
4. The frosted glass window & security door assembly at the owner's unit.
5. Miscellaneous surface -mounted electrical conduit and boxes.
6. The sliding glass door at the west elevation of the owner's unit.
7. The replacement window assemblies where original operable window units were
removed. (from the historic photos, these were originally vertical stacked awning
windows: six awning window units stacked vertically on the east fagade and four
awning window units stacked vertically on the courtyard side of the owner's unit
(unit 7).
8. The landscape material. (plants, shrubs, etc.)
9. The pendant light fixtures at the front entry gate and courtyard.
10.The sliding glass doors facing the rear patios (images of the architectural
drawings of the complex show small, steel -sash casement windows and solid
wood doors).
11.The metal roof fascia.
12.Slumpstone fire pit in courtyard.
K. REQUIRED FINDINGS
In considering a recommendation for Class 1 historic designation, pursuant to PSMC
8.05.160, the City Council must make findings 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
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Page 6
are considered to bE
ecological value, to fos
and to promote the use
of the citizens.
of historical, architectural, archaeological or
er civic beauty, to strengthen the local economy
of specific buildings for the education and welfare
Class 1 designation of the Desert Star Apartments would further the purpose of the
historic preservation ordinance because the site reflects elements of the City's
architectural, social, and cultural history as follows:
Criterion 2 It is associated with lives of persons who made meaningful
contribution to national, state or local history. (Howard Lapham)
Criterion 3: It reflects or exemplifies a particular period of the national, state or
local history. (The post -World War II period reflecting the rapid
growth of tourist accommodations in Palm Springs).
Criterion 4: It embodies the distinctive characteristics of a type, period or
method of construction. (Post & beam construction with wide eaves
for shade and large picture and clerestory windows facing the
courtyard).
Based on these findings, the Desert Star Apartments qualifies for Class 1 designation
pursuant to the criteria listed in PSMC Chapter 8.05
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS HEREBY RESOLVES:
Based upon the foregoing, the City Council hereby designates the parcel at 1611 south
Calle Palo Fierro 'The Desert Star Apartments" (MASTER APN #508-353-002); Class 1
Historic Site #HSPB 102.
ADOPTED THIS 5T" DAY OF OCTOBER, 2016.
ATTEST: DAVID H. READY, CITYE♦�
MES THOMPSON, CITY CLERK
Resolution No. 24113
Page 7
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS)
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, California, do
hereby certify that Resolution No. 24113 is a full, true, and correct copy, and was duly
adopted at a regular meeting of the City Council held on the 5th day of October, 2016,
by the following vote:
AYES: Councilmember Foat, Councilmember Kors, Councilmember Roberts, and
Mayor Moon.
NOES: None.
ABSENT: Mayor Pro Tern Mills.
ABSTAIN: None.
MES THOMPSON, CITY CLERK
City of Palm Springs, California 1(144%Z a �,