HomeMy WebLinkAbout23458 RESOLUTION NO. 23458
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PALM SPRINGS, CALIFORNIA, DESIGNATING THE
RACQUET CLUB COTTAGES WEST, LOCATED AT 360
CABRILLO ROAD, AS HISTORIC DISTRICT NO. 3,
(COMMON AREA APN 504-131-061) (HSPB 88, HD-3).
WHEREAS, Chapter 8.05 of the Palm Springs Municipal Code allows for the
designation of historic sites and districts; and
WHEREAS, the Palm Springs Preservation Foundation (PSPF) and the Racquet
Club Garden Villas Homeowners Association (RCGV) filed an application with the City
for Historic District Designation of the Racquet Club Cottages West (RCCW) pursuant
to PSMC Chapter 8.05; and
WHEREAS, a historic resources report ("the Report") dated May 2013 was
prepared and presented to the HSPB pursuant to PSMC 8.05.135, along with the
application for designation of the Racquet Club Cottages West as a historic district; and
WHEREAS, on September 20, 2013, members of the Historic Site Preservation
Board (HSPB) conducted a guided site inspection of the proposed historic district; and
WHEREAS, a significant number of unit owners within the RCCW condominium
association have signed a petition in support of the proposed historic district
designation; and
WHEREAS, notice of a public hearing of the Historic Site Preservation Board of
the City of Palm Springs to consider designation of the Racquet Club Cottages West
was issued in accordance with applicable law; and
WHEREAS, on October 8, 2013, the HSPB conducted a public hearing in
accordance with applicable law to consider designation of the Racquet Club Cottages
West as a historic district; and
WHEREAS, at said hearing, the Historic Site Preservation Board has carefully
reviewed and considered all of the evidence in connection with the designation,
including but not limited to the staff report, application and historical research, and all
written and oral testimony presented and voted unanimously to recommend approval by
the City Council of the Racquet Club Cottages West as Historic District #3; and
WHEREAS, notice of a public hearing of the City Council of the City of Palm
Springs to consider designation of the Racquet Club Cottages West was issued in
accordance with applicable law; and
Resolution No. 23458
Page 2
WHEREAS, on November 20, 2013, the City Council conducted a public hearing
in accordance with applicable law to consider designation of the Racquet Club Cottages
West as a historic district; and
WHEREAS, the designation of the Racquet Club Cottages West as a historic
district will promote the sensitive preservation of said site; and
WHEREAS, the City Council has carefully reviewed and considered all of the
evidence in connection with the designation, including but not limited to the staff report,
application and historical research, and all written and oral testimony presented.
THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY
FINDS AS FOLLOWS:
SECTION 1. Pursuant to Municipal Code Section 8.05.160, the City Council, in
evaluating a historic district application, must find that the designation of the site or
district supports or furthers the purpose of the historic preservation ordinance. As
stated in Section 8.05.010, "Purpose and Authority" 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. "
The Racquet Club Cottages West (RCCW) reflect elements of the City's cultural
and architectural history as explained in the four defining criteria outlined below
including presenting the work of a master architect, a notable builder/developer, and
landscape architect. The proposed designation of the Racquet Club Cottages West as
a historic district is supported because it imbues aspects of the cultural, social,
economic and architectural history and development of the City. It possesses a high-
degree of integrity in terms of its ability to convey its historic significance in the context
of the social and physical development of Palm Springs and the modern period of
architecture for which Palm Springs is well known. Therefore the City Council finds that
the proposed historic district designation conforms to the required finding.
SECTION 2. Pursuant to Municipal Code Chapter 8.05.020 ('Definitions'), in
order for an area within the City to be considered for possible historic district
designation, it must contain a number of structures, natural features or sites that
possess "...historic, architectural, archaeological, cultural or aesthetic significance.".
Resolution No. 23458
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The City Council finds that the Racquet Club Cottages West Historic District
possesses a number of structures and features that possess historic, architectural,
cultural and aesthetic significance as defined in the following criteria outlined in PSMC
8.05.020:
Criteria 1 It is associated with events, or patterns of events - that is, the gradual rise
of the City of Palm Springs prominence as a community with a high
concentration of buildings designed in what has become known as "mid-
century modernism".
Criteria 3 It reflects a particular period of national, state, or local history — that is, it
reflects a significant period of growth of the City of Palm Springs in which it
grew from a relatively quiet village to a world-renowned resort community.
Criteria 4 It embodies the distinctive characteristics of a type, period or method of
construction — that is, the design is based on rigorous application of an 8 x
8 post and beam structural module, expansive use of frameless glass,
exposed concrete block and concrete screen block and flat roofs with flat-
roofed cantilevered eaves. The construction techniques and use of
materials us characteristic of the Modern Architectural period in which it was
constructed. Furthermore, the lush, oasis-like landscape reflects the
mature style of notable landscape architects William Shipley and Dudley
Trudgett.
Criteria 5 It presents the work of a master builder, designer / architect whose
individual genius influenced his age and possess high artistic value — that
is, the work of architect William F. Cody, who is recognized as one of the
prominent architects practicing in Palm Springs during the mid-century
period and Paul Trousdale, a builder/developer whose name is synonymous
with the development of high-end tract homes in Beverly Hills and other
southern California communities.
SECTION 3. The complex, constructed in 1959-60, reflects the mid-century
modern architecture style for which Palm Springs has become internationally known.
The cottages, developed as an integral part of the historically significant Palm Springs
Racquet Club, were built at a time when Palm Springs began to develop international
acclaim as a world — class resort.
The cottages were constructed on roughly 3.22 acres immediately adjacent and
west of the historic Palm Springs Racquet Club to provide maintenance-free, "hotel
apartments" to "people who wish to visit Palm Springs regularly for the weekend or
those who wish to make Palm Springs their permanent winter home."
The construction of the RCCW at the Racquet Club coincides with the building
"boom" of single family tract homes and multi-family residential development that was
transforming Palm Springs in the fifties and sixties from a secret get-away of the rich
Resolution No. 23458
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and famous to a second-home market for the growing upper middle class in Los
Angeles and other nearby urban centers.
The cottages, designed on an 8-foot square structural module, were developed
with four basic unit types: `The Bachelor", "The Bedroom Suite", "The Living Room
Suite" and 'The full cottage' (a combination of the Living Room Suite and the Bedroom
Suite that could be rented as one unit). A total of 57 original cottages were constructed.
As noted in the report, over time several units have been combined and 37 units exist
today. No units have been demolished or removed from the site.
SECTION 4. Boundaries. The boundaries of the historic district are as noted in
the legal description of the common area parcel (APN 504-131-061) totaling
approximately 3.22 acres. Bounded roughly by Cabrillo Road on the south, the
Whitewater / DWA utility easement to the east, Dominguez Road to the north, and the
easterly property line common with the parcel identified as APN 504-131-022.
SECTION 5. Contributing Elements.
a. The structures identified as all the residences within the Racquet Club
Cottages West complex are to be designated as "Contributing Structures"
and individually treated as Class 1 historic structures pursuant Section
8.05.125 of the Palm Springs Municipal Code.
b. The swimming pool configuration with the raised "island feature", the
surrounding concrete terrace, and the meandering water feature are to be
treated as "Contributing" and treated as Class 1 historic structures.
c. The defining historic characteristics or features on the various buildings
and structures are as follows:
i. The custom designed concrete screen block walls.
ii. The frameless windows.
iii. The post and beam construction and flat, cantilevered roofs.
iv. The "triad" configuration of "short depth, deep depth, short depth"
beam configuration found at numerous overhangs.
v. The thin, flat roof fascia profile (the added horizontal trim profile
found on many fascia conditions are not part of the defining historic
characteristics).
vi. The deeply raked horizontal mortar joints and flush-tooled vertical
mortar joints in the brick walls found throughout the district.
vii. The staggered brick detailing at the corners of the brick walls.
SECTION 6. Non-contributing Elements.
a. The structures identified as the carports are to be designated as "Non-
contributing structures" and individually treated as such pursuant to
Section 8.05.125 of the Palm Springs Municipal Code.
b. The trellis structure with the cabana buildings and the associated screen
block panels in the "Empress" block style are to be designated as "Non-
contributing structures" because they appear to have been significantly
modified over time and it has not been ascertained through the historic
resource report that they were constructed as an integral part of the
original RCCW complex, nor whether the reconstructed trellis was rebuilt
Resolution No. 23458
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to its original design or not. Through further research, these elements
may, in the future be re-designated as "Contributing" structures if they are
found to possess the characteristics to justify such a re-designation.
c. The drives, parking areas, and service areas around the perimeter of the
development are to be designated as "Non-contributing".
d. The landscaping is to be designated as "Non-contributing" until such time
as an assessment or further verification of what elements of the
landscape are original and/or what plants are integral to the original
landscape design.
The table below provides a compilation of all structures in the proposed district, their
APN numbers and unit numbers, and indicates those that the Board deems
"contributing" and "non-contributing".
ID Assessor Common Address or Description Contributing or non- Archival Photos on
Parcel Number (360 Cabrillo lid Unit#) ContributIng (C/N) file?(YIN)
1 504 131-023-9 Unit 105 C Y
2 504-131-024-0 Unit 107 C Y
3 504-131-025-1 Unit 114 C Y
4 1 504-131-026-2 Unit 118 C Y
5 504-131-027-3 Unit123 C Y
6 504-131-028-4 Unit 122 C Y
7 504-131-029-5 Unit 125 C Y
8 504-131-030-5 Unit 128 C Y
9 504-131-032-7 Unit 231 C Y
10 504-131-033-8 Unit 232 C Y
11 504-131-034-9 Unit 227 C Y
12 504-131.035-0 Unit 226 C Y
13 504-131.036.1 Unit 229 C Y
14 504-131-037.2 Unit 222 C Y
15 504-131.038.3 Unit 218 C Y
16 504-131-039-4 Unit 211 C Y
17 504-131-040-4 Unit 209 C Y
18 504-131-041-5 Unit 207 C Y
19 504-131-042-6 Unit 201 C Y
20 504-131-043-7 Unit 205 C Y
21 504-131-044-8 Unit 213 C Y
22 504-131-045-9 Unit214 C NO
23 504-131-046-0 Unit202 C Y
24 504-131-047-1 Unit204 C Y
25 504-131-048-2 Unit217 C Y
26 504-131-049-3 Unit220 C Y
27 504-131-050.3 Unit224 C Y
28 504-131-051-4 Unit 120 C Y
29 504-131-052.5 Unit 113 C Y
30 504-131.053-6 Unit 116 C Y
31 504-131-054-7 Unit110 C Y
32 504-131-055-8 Unit109 C Y
33 504-131-056-9 Unit103 C Y
34 504-131-057-0 Unit 104 C Y
Resolution No. 23458
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35 504-131-058-1 Unit 102 C Y
36 504-131.059-2 Unit 101 C Y
37 504-131- 663-5 Unit 127 C Y
38 504-131-061 Common Areas Overall boundary for the Y
historic district
39 504-131-o61 Carports,drives and Parkin Areas Non-contributingNo
40 504-131-061 Common area pool,pool deck and C Y
meandering water feature
41 504-131-061 Trellis&Pool Cabana _Wn--contributing Y
SECTION 7. Integrity. The factor of integrity, while not a requirement of the
Municipal Code Findings, is a factor that is considered in applications made to the
National Trust for Historic Places and in certain state historic designations. The report
concludes that although the buildings within the proposed Racquet Club Cottages West
historic district have undergone numerous alterations, virtually all of the character-
defining features survive, and thus the City Council has determined that the site retains
a high degree of Integrity, sufficient to quality it for designation as a historic district.
SECTION 8. The following elements or alterations are ones that the home-
owners association may wish to place on a long term capital improvement list for
possible restoration to further strengthen the authenticity (integrity) of the district.
1. Pool Cabana Trellis — Remove and relocate the surface mounted electrical
conduit mounted to the face of the trellis members.
2. Pool Cabana Trellis - The wood timbers of the trellis structure appear to be "Glu-
Lam" beams, and are in extremely good condition, suggesting the trellis was
reconstructed in recent times. No documentation was provided to confirm
whether this structure was original to the complex at the time of its construction
or added later. It is however, harmonious in its design and scale and does not
diminish the integrity of the district.
3. Original Color - Consider scraping or other non-destructive method to determine
if the tan color is original to the complex.
4. Cabana Buildings. - Review the existence of plans for the pool cabana buildings;
one is currently a restroom and the other is a laundry with windows that do not
match the rest of the development; these structures may have originally been
"his and hers" changing rooms and toilets. (Removal of the laundry room is not
suggested because of the convenience of this amenity, however window
replacement with something more sympathetic to the rest of the development
may be considered.)
5. Fabric shade cloth at Trellis - Investigate the authenticity of the fabric shade cloth
at the pool cabana trellis in terms of placement, color, material, original design,
etc.
6. Screen block at Pool Cabana - The "Empress' pattern concrete screen block
adjacent to the trellis and pool cabanas does not match the ones found
throughout the complex. Furthermore, the quality of the masonry work is
extremely poor, with blocks misaligned and mortar joints sloppy and irregularly
tooled. It appears these screens were added after the original construction.
They are also noted on page 17 of the historic resources report. Although these
Resolution No. 23458
Page 7
screen blocks are "of the period", staff believes they diminish the integrity of the
cabana buildings and the HOA may wish to conduct further investigation on an
appropriate replacement of these blocks.
DETAIL OF EMPRESS SCREENBLOCK NEAR POOL CABANA
7. Landscape Management - Continue a long term plan for replacement of
specimen trees, hedges and groundcovers respectful of the original landscape
plan. Much of the plant material is overgrown and in need of maintenance or
replacement
8. Pool Deck - Consider a long term strategy for removal of the "Kooldek" painted
coating on the concrete terraces and coping around the swimming pool.
9. Safety Fence at Pool - Consider repainting the safety fence around the pool a
dark color to "visually recede" into the landscape, or explore eventual
replacement with a security fence more visually complementary to the complex.
10.Beam depth — maintain the "triad" motif of "short-deep-short" when maintianing
and re lacin deteriorated catilevered timbers and beams.
THIS MOTIF OF"SHORT-DEEP-SHORT'CANTILEVERED BEAMS OCCURS IN NUMBEROUS LOCATIONS THROUGHOUT THE DISTRICT
11.Continue to maintain the frameless glass detail when repairing or replacing
windows and the sill height at kitchen windows flush with the countertop-
E
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FRAMELESS GLASS JAMB DETAIL WINDOW SILL FLUSH WITH COUNTERTOP AT KITCHEN
12.Deteriorating wood privacy panels. - Establish a replacement plan for the T-11
wood screens at the patios, many of which are beginning to sag and show signs
Resolution No. 23458
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of deterioration (further investigation whether these were part of the original
design may also be warranted). When replacing air conditioning units, consider
relocation of those placed in locations that detract from the aesthetic of the
district.
.a.:
II
FUTURE A/C REPLACEMENT SHOULD ANTICIPATE RELOCATION FROM DECORATIVE SCREEN BLOCK,
WOOD PANELS APPEAR TO HAVE BEEN ADDED AT A LATER DATE AND NOT PART OF THE ORIGINAL DESIGN
13.Exterior Paint - Implement a schedule of maintenance painting for the exterior of
all structures.
14.Establish a policy of no mirrored or reflective film on windows. Phase out any
such window film or use a standard tinted film for visual consistency throughout
the complex.
15. Establish a standard front screen door style and door hardware color that is
sympathetic with the modern architecture of the district, for those unit owners
who wish to have one.
2
�LL�` •Y��r.l�r f
NUMEROUS SCREEN DOOR TYPES DIMINISH THE COHESIVENESS OF THE ENTIRE DISTRICT; STANDARDIZE OR REMOVE OVER TIME.
16.Unit Numbers - Re-establish a standard font and material for the unit numbers at
each door. Many have been replaced with individual styles that do not reflect the
original details. ^
2 . 2
2
7
LEFT IS THE ORIGINAL ROOM NUMBER TYPE,OTHERS ARE NOT CONSISTENT AND SHOULD BE RESTORED OV7 R—IME.
Resolution No. 23458
Page 9
17. Fascia Trim — Further investigation on the detailing of the fascia throughout the
complex is encouraged. As noted in the historic photo below left, the fascia
appear flat and free of trim. A recent photo shows a chamfered trim strip added.
Staff believes this trim was added when the carports were constructed. The
photo on the right below is a carport fascia which is a generic detail found on the
carports at RCCW and at the adjacent Club Condominiums. These non-original
fascia trim strips should be removed over time and the fascia restored to smooth
flat condition as designed.
ism
ORIGINAL FLAT FASCIA CURRENT CONDITION WITH TRIM STRIP CARPORT FASCIA
18.Broken Screen block - Continue a maintenance plan for the replacement of
broken screen block units with matching units.
19.Maintenance of the T-11 plywood panels and brick accent walls. The spacing of
the grooves in the T-11 plywod at the privacy panels closely matches spacing
created by the deeply scored mortar bed joints in the brick accent walls.
Replacement of the plywood panels for maintenance and/or tuckpointing of the
masonry walls the I ood should maintain these details.
DETAIL OF THE SIMILARITY IN SPACING OF THE T-11 PLYWOOD GROOVES AND
DEEPLY RAKED HORIZONTAL BED JOINTS IN THE BRICK ACCENT WALLS
20.Perimeter Oleanders - Consider a long term plan for replacement of the mature
oleanders along the perimeter of the property. These species have been known
to become blighted and diseased and prematurely die off.
21.Drives and parking lots - Implement a long term schedule for slurry-coating the
asphalt drives and parking areas.
22.Remove any plywood infill walls, windows, doors, and privacy panels that are not
verifiable as part of the original Cody design.
23. Establish an HOA policy that any exterior modifications/alterations/additions or
restoration/rehabilitation efforts are done in accordance with the Secretary of the
Interior Standards for the Treatment of Historic Properties with Guidelines for
Preserving, Rehabilitation, Restoring, and Reconstructing Historic Buildings
(1995, Weeks and Grimmer)
Resolution No. 23458
Page 10
SECTION 9. Conditions of Approval Pursuant to the regulations of Municipal
Code Section 8.05, including but not limited to the following:
1. (8.05.125) Contributing structures/sites shall be subject to Class 1 regulations
until such time that they may be reclassified.
2. (8.05.125) Noncontributing structures/sites shall be subject to review by the
HSPB before demolition or construction.
3. (8.05.180) No person may undertake any of the following within or upon a Class
1 historic site without a certificate of approval from the historic site preservation
board:
(1) Construction of a new structure;
(2) The moving, demolition or alteration of an existing structure in any manner
which affects the exterior appearance of the structure;
(3) A change in land use which affects the exterior appearance of a;
(4) The erection, remodeling or replacing of a sign which affects the exterior
appearance of a structure.
4. (8.05.185) A person who desires to construct (including new construction), alter,
move or demolish a structure within or upon a Class 1 historic site or an historic
district shall file an application upon a form prescribed by the city.
5. (8.05.215) No application for the same or similar work may be filed within one
year after the board has rejected it.
6. The property owner shall permit the City to demark the complex as a historic
district with a marker of the City's choosing. The historic marker shall be placed
in a location visible from the public right-of-way. The home-owners association
shall maintain the historic marker in the location installed and pay for the
replacement cost if the plaque is damaged, lost, stolen, or otherwise removed
from the property.
7. All future exterior modifications including but not limited to contributing
structures, walls, and fences shall require Architectural Approval pursuant to
Section 94.04.00 of the Palm Springs Zoning Ordinance and Historic Site
Preservation Board review pursuant Municipal Code Ordinance 8.05.180.
8. No permit for the alteration of the exterior, including any and all of the defining
elements and characteristics shall be issued without prior approval by the
Historic Site Preservation Board.
9. Upon action on the recommendation by the City Council, the City Clerk submit
the Council Resolution to the County recorder for recordation within 90 days of
the effective date of this resolution.
10.Contributing structures may be eligible for execution of a Mills Act Historic
Property Agreement, as approved by the City Council.
Resolution No. 23458
Page 11
NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the City
Council designates The Racquet Club Cottages West located at 360 Cabrillo Road,
Palm Springs, California, as Historic District#3.
ADOPTED THIS 20TH DAY OF NOVEMBER, 2013.
David H. Ready, Ci ger
ATTEST:
mes Thompson, City Clerk
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF PALM SPRINGS )
I, JAMES THOMPSON, City Clerk of the City of Palm Springs, hereby certify that
Resolution No. 23458 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 November 20, 2013, by the
following vote:
AYES: Councilmember Foat, Councilmember Lewin, Mayor Pro Tern Mills, and
Mayor Pougnet.
NOES: None.
ABSENT: Councilmember Hutcheson.
ABSTAIN: None.
Yofes Thompson, City Clerk I Z `o�J 2613
Palm Springs, California /