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HomeMy WebLinkAbout2006-07-19 STAFF REPORTS 1F MEMORANDUM DATE: WEDNESDAY,JULY 19, 2006 TO: Mayor and City Council FROM: David J. Barakian, Director of Public Works/City Engineer SUBJECT: Council Itern 1F, Pali Palm Springs In accordance with direction from Planning Commission staff recommends that condition 472 be revised to read"ribbon gutter or rolled curb and gutter"in place of"a 6-inch curb and gutter"on the first and second lines. /clr xc: Craig Ewing • ■ � ■ • • • • • • Design Inspiration Supplement • • 261 South Belardo Road • Palm Springs, California 92262 • • • • • • ■ PALISADES DEVELOPMENT GROUP ■ • • • • • • • • • • • FALIIHOUSP • ZA Oac�, 0 • • • • • • • July 19,2006 • City Council • City of Palm Springs • Re: PALIHOUSE(261 S.BELARDO ROAD) • Dear Honorable City Council Members: • We are pleased to present to you PALIHOUSE—PALM SPRINGS, a unique mixed-use project proposal consisting of a 9 room hotel with an accessory bar and hospitality kitchen and 34 privately owned • residential condominium units. The project is comprised of a combination of renovation, rehabilitation, and new construction. The vision behind the project is to create a synergistic hotel and residential living • environment whereby the residential condominium units will be able to enjoy some of the hospitality services that are provided to the hotel. Service, style, convenience, high design, and luxury will define the • project. • Examples of some of the more noteworthy aspects of this development are as follows: • • The overall design concept sensitively marries the aesthetics of a variety of existing building styles without compromising any of their individual elements; • • The site currently contains a bungalow court from the 1930s and a building designed by Albert Frey which will be preserved and renovated to restore their original aesthetic; • • The new construction proposed for the site has purposely been designed in a contemporary style to serve as a clear backdrop for the other competing historic styles; • • As a result of their extensive expertise and experience in adaptive reuse, historic preservation, and rehabilitation projects throughout Southern California, Killefer Flammang Architects has been • engaged as project architect. For your reference, please find enclosed copies of select project exhibits and imagery to help illustrate our • vision for the project,all of which will be presented to you this evening. • Thank you for your consideration of this project. • Sincerely, • PALISADES DEVELOPMENT GROUP • • • • • 212 Malmo Sn-eet Sw1e N0.100 Santa Monica California 00405 0310,150 2700 r 210 450 2244 w pallsadosdevgroulixom • • • • T. ..¢¢rr,,��k1�• „ ,r.:. - y�71�aIL''aY`f " y .,awv..w • a. Albert Frey in front of Frey House 1 -1941. East view. • • vow. ..' i b. Palm Springs City Hall, 1952-57 • aa' '- ' (brise-soleilsreference) � g4 _ c. Frey House 1 -Addition, 1953 i • 1 • • � I -14 • • a. Albert Frey's Premiere Apartments, 1957-58 (poolside view) • +rv1 b. Albert Frey's Premiere Apartments, 1957-58 • (befcony view) • 2 • rl i i — k * s l � r � 1 � l �� I i � l--� � ♦ e � ��11- , �{ .,r 1 y y Yf._ FFF - f a ri91Ul(((CKrn PALIHOHSE 'isl)AHftCC«r PALISADES DEVELOPMENT GROUP �y s v` F r ' r I - .-�4L i►. ^ s R Jt Yam" a a. Apache Lodge (Orchid Tree Inn) - Courtyard Area, looking North (c.1941) cn _ r AirNUI{((Q'f(R PALIAOUSE "»�iircKa«< PALISADES DEVELOPMENT GROUP „carol terra:, 35110N[743 "�1A7glCl�arc �^�- XF1 d 1Nt i 1' +i 1 � • • • • • • • • • • • • • • 0 0 0 • • • • • • ! • • • • • • • • • • • • • • • d • • F.y� • • • • i I • _ _ _ _ .. �. _. _ 1. ... . __• _ • a. Dominguez Beach House in Galicia, Spain - by Christian Liaigre • • :. r t I� r i I R F t p. > . 1 4' • a. Dominguez Beach House in Galicia, Spain - by Christian Liaigre i. _LRRIHas�i<itFJFt/il6 % P E � " k � wear.. I b. Torilla located in Hatfield, Hertfordshire by FRS Yorke (1934-35) 8 +4 � � i� a � � e � —'>< K,r 'I�t y�i�_ 1 ✓'is l r J i S� 4. 4I '�i i ry a. Palm Springs Residence IA F. b, c. Dominguez Beach House in Galicia, Spain (Christian Liaigre) '� 9 �!.. F . %}G^'rrt"iMl$q'�i1i" e4Hl i �F k �- ', ur''b7•w.i''.N ir+x4���r..kGw b+i?x(x ^uA KH'_m',�rnal rwM.R;i ., i }..: bF WaNtMa �rh "aF+Itir:NPiRNY+�N a�xx'"w�F+awawdiYuM :I y r,cp,w,a. n �pV�lpii:. Ww'fl "",ue.dd'> p^ irstia•r- a. m 44 i d,„ :: m • R r • M " • ""i,i�` a«I R R I • a. Color Harnessing process (photo by Albert Frey) • • • _ - I 'r !f v • . ..;,ar m a r ti1.:. '.' • P .wR.f apt. ., ., � . .. .. — — #@.�`�T.. b. Palm Springs Desert-photo by Albert Frey • • 11 • \L-F, fI I j r � ���ip� - �+ d ✓ _ II — � i - _ L ja M iF' u PV k a111�••��m�� PALIHOUSE e PALISADES DEVELOPMENT GROUP • - - • r FIWx.fiuW � N - iie•'�-�---m..-��.�., ..�. .n .v.. ; I HPU56flPCUNO OVEP ' PIAMIIIGµEAiYP. WnNMMYMuSM � � � �- I IMxun Fm PYm `... 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'. _ �y 3 CDNG EiE P.1YEP$.IYP it II P�eeo°�u.. .1.1GenoG - _ PRIVATE Pt' 4' OIo T ~J CrvtwWC `i DiPEE9Ai ELI _ -- -u xrN1------- iAxCKMF➢ _ I'xS GCM1CPER .1 -1—,--�. ■ v--__ - i EPP4CCii NS I 1% PEi IA,CDNC VEP3 ■ M1 CIREEA N9iIVEYNDEPCIUNYPWIiINGS � � � DP.P,HIDiPEF9S PC fivellu'ik ME1 WIM PCCHS _ �,- i F ymvl[6 Juvt' ElC _ L. i _ •• � I r • r f' _J � CRDPATNEF➢UNIAIN � I r,l • .. ,LI � i � Ilil-Fll lrlllhP � � r r • `- PLINiI i µN o I IXgi S.IYP. r _� 4 C r � • r , t ., I Y, 9x�p'rX rPFr�ulllepf Csw -- -CECOMTVE FDUMIIN �MHL • PALIHO➢ISE "�J))jN-(lCKccu PALISADES DEVELOPMENT GROUP O�QALM Sp4 �Z V N x x x c ,'° a °•ae Eo Cq<IFOR��P City Council Staff Report DATE: July 19, 2006 PUBLIC HEARING SUBJECT: AN APPLICATION BY PALI-PALM SPRINGS, LLC TO SUBDIVIDE A PREVIOUSLY DEVELOPED SITE OF APPROXIMATELY 92,862 SQUARE FEET OR 2.13 ACRES — THE ORCHID TREE INN — FOR CONSTRUCTION OF THIRTY-FOUR RESIDENTIAL CONDOMINIUM UNITS, AND A NINE-ROOM HOTEL, NOW CALLED PALI-HOUSE, LOCATED AT 261 SOUTH BELARDO ROAD, ZONE R-3, SECTION 15. APN: 513-152-010, - 014, - 018, - 019. FROM: David H. Ready, City Manager BY: Department of Planning Services SUMMARY The City Council will consider a proposed Tentative Tract Map to subdivide land on a Class Three Historic site of approximately 92,862 square feet or 2.13 acres, previously called the Orchid Tree Inn, for the proposed Pali-House. The proposal consists of thirty-four residential condominium units, a nine-room hotel with a bar and hospitality kitchen, with renovations of existing buildings and construction of new buildings, associated parking, and landscaping. RECOMMENDATION: 1. Adopt Resolution No. "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP 34214, TO SUBDIVIDE APPROXIMATELY 92,862 SQUARE FEET OR 2.13 ACRES, FOR THIRTY-FOUR RESIDENTIAL CONDOMINIUMS, A NINE-ROOM HOTEL, ASSOCIATED LANDSCAPING AND PARKING, LOCATED AT 261 SOUTH BELARDO ROAD, ZONE R-3, SECTION 15. APN: 513-152-010, - 014, - 018, - 019." PRIOR ACTIONS: On June 14, 2005, the Historic Site Preservation Board (HSPB) reviewed the project as a pre-application for a conceptual review regarding the relationship of new construction to the existing site and sensitivity to historic preservation. Item No. 1 . F. City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 2 of 29 On June 12, 2006, the Architectural Advisory Committee (AAC) reviewed the proposed project and voted 5-0 to restudy the architectural detailing and mass of the new condominium component of the project. The final comments by the committee were that the site plan, adaptive re-use, and restoration to historic buildings are a positive addition for the neighborhood and the city. On June 13, 2006, the Historic Site Preservation Board reviewed the proposed project. At the close of the discussion, a motion to continue the project until the July 11, 2006 meeting passed with a 4-2 (Williams, Nelson) vote. The one-month continuance carried a requirement that the developer, his agents, the author of the Historic Resources Assessment Report, the fellow board members, and members of the community to research for any additional documentation on sections A and B of the property site plan.' On July 10, 2006, the Architectural Advisory Committee reviewed the revisions to the proposed new condominium building and voted 5-0 to recommend that the Planning Commission approve the architectural changes to the new residential condominium building with a request to bring the colors and materials board back to AAC at the time the construction drawings are approved. The July 11, 2006, Historic Site Preservation Board Site Preservation Board asked the developer, his team and the public for any additional documentation for Sections A and B, and based on the information received, voted 5-0 for a 120-day Stay of Demolition on the Craftsman Bungalow in order to allow time to investigate the potential re-location of the building. This stay only affects demolition permits for the bungalow, and all other entitlements and permits may proceed. On July 12, 2006, the Planning Commission voted 4-0 approving architectural approval for adaptive re-use from hotel to condominium, renovation and construction of thirty-four residential condominium units, and a conditional use permit for a bar and hospitality kitchen with a recommendation that the City Council approve Tentative Tract Map, TTM34019 and uphold the HSPB Stay of Demolition for the Craftsman Bungalow, and to allow subsequent demolition and construction of the proposed project at the end of the 120-day stay. ANALYSIS The Orchid Tree property covers the majority of the block bounded by Belardo Road to the east, Baristo Road to the south, Cahuilla Road to the west, and Arenas Road to the north. The property consists of four parcels of primarily flat topography that together equal the entire Orchid Tree Inn site. The primary access will be along the northwest side of South Belardo Road. . 1 Reductions of the site plan showing the existing properties are included in the attachments. 2 City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 3 of 29 The original property owner purchased the three parcels that surround the Orchid Tree Inn parcel throughout the 1970's and created a complex that consists of four contiguous parcels. Each parcel had been separately developed, and together totals approximately forty-five units. The project is comprised of three different precincts, each with its own architectural character and use. The Bungalow Court, circa 1930's, is comprised of about ten buildings, and is included in the total of proposed residential condominiums. The east side of the complex contains an Albert Frey building formally known as the "Premier Apartments" that was moved from across the street to the present location during the 1970's. The Frey building will become the nine-room hotel, bar and hospitality kitchen serving hotel guests and residents, and a pool and associated amenities are located within the Frey portion. The Bungalow Court and the Albert Frey building will be preserved and renovated in a manner sensitive to their potentially historic character in the history of Palm Springs. The HSPB and the AAC were in support of the proposed renovations and materials used for these buildings and their surrounding space. A. Craftsman bungalow built in 1915 is located on the west side of the complex. The Historic Site Preservation Board expressed concerns about the potential demolition of the building without trying to obtain more information identifying its appearance throughout the years. At the July 11, 2006 HSPB meeting, the board asked the developer, his team and the public for any additional documentation for sections A and B. The HSPB concluded that further research would produce photographs that chronicle the modifications and additions to the Craftsman Bungalow, circa 1915, and the one-story duplex, circa 1927 so that they could make an informed decision to either designate the property to a higher protection or allow demolition as proposed. The research by the author of the Historic Resources Assessment Report produced an aerial photograph circa 1936 of the Craftsman Bungalow and surrounding buildings. Enlargements were printed from the aerial photograph, but the photographs lacked visual clarity to determine any substantial identifying information. The closing discussion revealed a desire by some board members and citizens to investigate a re- location of the Craftsman Bungalow to another property. The board's 5-0 vote for a 120-day Stay of Demolition on the Craftsman Bungalow is to allow time for a potential re-location of the building. Pursuant to Section 8.05.170 of the City's Municipal Code Stay of Demolition: At any time after the initiation of proceedings for designation of an historic site or district, the historic site preservation board may, upon its own motion or upon the application of any interested person, issue an order staying any proposed or threatened demolition or alteration of the exterior of any structure within or upon such proposed site. Such stay order shall be effective for no longer than one hundred twenty days, and is intended to afford time for necessary studies, hearings and determination whether such situ should C053 City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 4 of 29 be designated as an historic site. Such stay order may be extended once for a period not to exceed sixty days. (Ord. 1140 §I(part), 1981. " The board agreed that if the building cannot be re-located, after the 120 days have expired, and if the subdivision is approved by the City Council, the demolition of the Craftsman Bungalow can commence. The north side of the site contains a one and one-half-story apartment complex built in the late 1940's. The former "Desert House Motel" built in the early 1940's is located in the northwest corner of the site. No further information was discovered and these buildings are not included in the Stay of Demolition. At the request of the developer, the Planning Commission motion and 4-0 vote carried to eliminate Conditions of Approval No. 71 and 74, and a change to Condition of Approval No. 35 to read as follows: " The existing on site bay parking spaces and drive aisle may serve as the project loading zone subject to change if there is any adverse impact to adjacent public ROW." The Planning Commission was asked to eliminate Condition No. 96 to underground the utilities, but they agreed unanimously that the Condition should remain. The staff reports in the attachments contain detailed analysis and findings. ENVIRONMENTAL ASSESSMENT Pursuant to Section 15332 of the California Environmental Quality Act (CEQA), the proposed project is categorically exempt as an infill project because it is less than five acres, consistent with the General Plan and Zoning Regulations, is not a habitat for endangered species, would not result in any significant environmental effects, and is serviced by all utilities and public services. FISCAL IMPACT: IFinance Director Review: No fiscal impact. :r4 A Ewij g; AICP Thomas Wilsdri, Assistant City Manager Dir or of la ing Services Development Services David H. Ready, City Ma City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 5 of 29 Attachments: 1. Vicinity Map 2. Draft Resolution 3. Revised Conditions of Approval 4. Site Plan, Elevations, Parking Plan, Photographs 5. HSPB Staff Report 6. Planning Commission Staff Report 7. HSPB Minutes 8. Planning Commission Minutes 9. Historic Resources Assessment Report City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 6 of 29 N "'• Department of Planning Services W+E Vicinity Map S �HFoatlJ ARENAS RD 0 0 z 0 0 r Q U w � p] J Q BARISTO RD °- ",Z 0 Legend Project Area W 400'Buffer O SANTA ROSA DR C'U663 City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 7 of 29 RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING A TENTATIVE TRACT MAP 34214, TO SUBDIVIDE APPROXIMATELY 92,862 SQUARE FEET OR 2.13 ACRES, FOR THIRTY-FOUR RESIDENTIAL CONDOMINIUMS, A NINE-ROOM HOTEL, ASSOCIATED LANDSCAPING AND PARKING, LOCATED AT 261 SOUTH BELARDO ROAD, ZONE R-3, SECTION 15. APN: 513- 152-010, - 014, - 018, - 019. WHEREAS, Pali-Palm Springs, LLC (the "Applicant) has filed an application with the City pursuant to Section 94.02.00 of the Palm Springs Zoning Code, for a Conditional Use Permit (CUP) for the adaptive reuse of a hotel to condominium and hotel to include a bar and hospitality kitchen as an accessory use, Architectural Approval for exterior modifications and new construction located at 261 South Belardo Road, Zone R-3, Section 15; and WHEREAS, the Orchid Tree Inn complex was listed on the 2004 Citywide Historic Resources Survey, and is considered a Class 3 site; and WHEREAS, on June 14, 2005, the Historic Site Preservation Board reviewed the project as a pre-application; and WHEREAS, on June 13, 2006, the Historic Site Preservation Board voted 4-2 to continue the project to the July 11, 2006 meeting for more research to provide any additional documentation for Sections A and B on the site plan; and WHEREAS, on June 28, 2006 the Planning Commission voted 7-0 to continue the project until the July 12, 2006 Commission meeting; and WHEREAS, on July 11, 2006 the Historic Site Preservation Board reviewed the project and voted 5-0 to issue a stay of demolition for the 1915 Craftsman Bungalow; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1085 CUP was given in accordance with applicable law; and WHEREAS, on July 12, 2006, following a public hearing where the Planning . Commission considered a staff report and public testimony, both written and oral, the Commission approved Case No. 5.1085 CUP and recommended approval to the,City r � �t City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 8 of 29 Council of the revised Conditions of Approval and proposed Tentative Tract Map, TTM34019; and WHEREAS, notice of public hearing of the City Council of the City of Palm Springs to consider Tentative Tract Map, TTM34019 was given in accordance with applicable law; and WHEREAS, on July 19, 2006, the City Council reviewed the Tentative Tract Map and action of the HSPB for a Stay of Demolition; and WHEREAS, the project in accordance with the California Environmental Quality Act (CEQA) Guidelines is categorically exempt as an infill project; and WHEREAS, the City Council has carefully reviewed and considered all of the evidence presented in connection with the hearing on the project, including, but not limited to, the staff report, and all written and oral testimony presented. THE CITY COUNCIL OF THE CITY OF PALM SPRINGS DOES HEREBY RESOLVE AS FOLLOWS: Section 1: Pursuant to Section 15332 of the California Environmental Quality Act (CEQA), the proposed project is categorically exempt as an infill project because it is less than five acres, consistent with the General Plan and Zoning Regulations, is not a habitat for endangered species, would not result in any significant environmental effects, and is serviced by all utilities and public services. Section 2: The proposed project meets the required Conditional Use Permit findings set forth in Section 94.02.00 of the Palm Springs Zoning Code, as follows: 1. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code. The R-3 zone authorizes incidental or accessory uses that are an integral part of a hotel with less than 100 rooms subject to the approval of a Conditional Use Permit. The Pali-House Hotel proposes 9 rooms with a bar and hospitality kitchen, therefore, the proposed project meets the zoning standards to qualify for a Conditional Use Permit for a bar and hospitality kitchen. 2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements of objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 9 of 29 The project site has a General Plan designation of H 43/30 (High Density Residential) which allows, "Hotels and similar types of resort housing...with a threshold of 30 and a maximum of 43 dwelling units/acre."The proposed project is consistent with this objective because it proposes a bar and accessory kitchen use that is integrated within the Palo-House Hotel. The hotel was approved with a density of approximately nine units/acre. Therefore, the project is consistent with the objectives of the General Plan. ?. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. The proposed bar and hospitality kitchen will be part of the interior renovation to the Frey building which is the hotel component. The renovated building will comply with the development standards of the R-3 zone with respect to parking, building height, and setbacks. Therefore, the site is adequate in size and shape to accommodate the proposed accessory uses. 4. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The subject property is surrounded by streets on three sides with Cahuilla Road to the west, Belardo Road to the east, and Baristo Road to the south. All but Baristo are classified as a collector streets with Baristo classified as a secondary thoroughfare on the General Plan Circulation Map. The traffic anticipated to be generated by the mixed-use proposal is not anticipated to exceed the capacity of the surrounding streets. It is not expected that the bar and kitchen accessory uses will generate enough additional trips to constitute a significant impact to traffic. 5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The proposed project is an adaptive re-use and reconstruction of a pre-existing structure with accessory uses allowed with a Conditional Use Permit. Conditions of approval are recommended by staff and adopted by Council in order to regulate the operation of the bar and hospitality kitchen. These are generally standard conditions of approval that are intended to condition hours of operation and days per week which minimize impacts that the accessory uses may have on the surrounding neighborhood. 6 Yl�l City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 10 of 29 Section 3: The proposed project meets the findings set forth in Section 9.62.020 of the Municipal Code (Condominium conversion): 'A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for.all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act." (Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145§ 1, 1981: Ord. 1125§ 2 (part), 1981) A conversion from hotel use to condominium use would require that the property comply with all of the development standards for the R-3 Zone and that the conversion comply with the General Plan. The condominium component has been analyzed using both the General Plan policies and objectives and the R-3 development standards outlined in the aforementioned table and are found to be compliant because there are no departures from the requirements and policies. Conditions of Approval are recommended to ensure the project will be constructed in accordance with all codes and regulations. Section 4: The following findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. A discussion of the project follows: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed project is consistent with the basic H43/30 General Plan designation as a hotel and high-density residential and resort residential. The proposed density of 9 hotel units and 34 residential dwelling units per acre, including the lots and common area, is within the maximum allowance of 43 hotel units and 30 residential units per acre. Finally, 71% percent of the commercial area and 57% of the residential areas are maintained as open space or private recreational area per Policy 3.8.1 requirement for a minimum of 45% open space. City Council Staff Report Case 5.1085 Pali-House .July 19, 2006 Page 11 of 29 b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design is generally consistent with the stated purpose of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal is an adaptive re-use of an existing site from hotel to condominiums, adding a bar / kitchen within the hotel, the restoration of an Albert Frey building and courtyard bungalows, and the demolition of other existing buildings to construct two story condominium units. The completed project will consist of a nine-room hotel with a bar / hospitality kitchen, both as accessory uses to the hotel and thirty-four residential condominium units consistent with the development standards of the R-3 zone. C. The site is physically suited for this type of development. The project site is generally flat with a slight east-west slope, and is located in an area containing urban services, utilities, and streets. cf. The site is physically suited for the proposed density of development. The proposed 2.13-acre project site could accommodate an additional 15 residential or an additional 11 commercial units while maintaining the requirement for open space, therefore as proposed is compliant with the proposed density. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed hotel / residential subdivision includes the provision of public water and sewer systems, and an internal, private street system that provides an orderly system of ordinary and emergency access to the project. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, the property within the proposed subdivision. There is no known public access across the subject property; therefore, the design IL 0 2;,;i �� City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 12 of 29 of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. I ection 5: Pursuant to Section 8.05.170 of the City's Municipal Code Stay of Demolition: At any time after the initiation of proceedings for designation of an historic site or district, the historic site preservation board may, upon its own motion or upon the application of any interested person, issue an order staying any proposed or threatened demolition or alteration of the exterior of any structure within or upon such proposed site. Such stay order shall be effective for no longer than one hundred twenty days, and is intended to afford time for necessary studies, hearings and determination whether such site should be designated as an historic site. Such stay order may be extended once for a period not to exceed sixty days. (Ord. 1140 §l (part), 1981. " The City Council upholds the 120-day Stay of Demolition and approves the subsequent demolition after the stay expires. ADOPTED, this 19th day of July, 2006. MAYOR ATTEST: 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. 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 February 15, 2006, by the following vote: AYES: NOES: City Council Staff Report Case 5.1085 Pali-House ,July 19, 2006 Page 13 of 29 ABSENT: ABSTAIN: James Thompson, City Clerk City of Palm Springs, California City Council Staff Report Case 5.1085 Pali-House ,July 19, 2006 Page 14 of 29 RESOLUTION NO. Case No. 5.1085 TTM34019 Pali-House 261 South Belardo Road Planning Commission July 12, 2006 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1085 The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant wilt either undertake defense of the matter and pay the City's associated legal costs or will. advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the righ1t to settle or abandon the matter without the applicant's consent but should it do so, the �l 1'l City Council Staff Report Case 5.1085 Pali-House ,July 19, 2006 Page 15 of 29 City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. CC&R's 5. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 6. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3500, for the review of the CC&R's by the City Attorney. A Filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. 7. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform fi)<I 5 City Council Staff Report Case 5.1085 Pali-House .July 19, 2006 Page 16 of 29 perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources 8. Given that portions of the project area are near an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. Final Design 9. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 10. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. 11. The project is subject to the recommendations and conditions imposed by the Architectural Advisory Committee and Planning Commission. r . � R City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 17 of 29 Public Safety CFD 12. The Project will bring additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. GENERAL CONDITIONS/CODE REQUIREMENTS 13. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 14. The Conditional Use Permit approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 15. The appeal period for a Conditional Use Permit application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 16. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 17. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 18 of 29 18. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. 19. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 20. All materials on the flat portions of the roof shall be earth tone in color. 21. All awnings shall be maintained and periodically cleaned. 22. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 23. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 24. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 25. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 26. The street address numbering/lettering shall not exceed eight inches in height. 27. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 28. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 29. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. City Council Staff Report Case 5.1085 Pali-House ,July 19, 2006 Page 19 of 29 30. No sirens, outside paging or any type of signalization will be permitted, except approved alarm systems. 31. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. 32. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 33. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 34. The applicant shall provide all tenants with Conditions of Approval of this project. 35. The existing on site bay parking spaces and drive aisle may serve as the project loading zone subject to change if there is any adverse impact to adjacent public ROW. 36. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 37. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 38. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 39. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences;- buildings, or other structures. Areas that are not part of the maneuvering area City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 20 of 29 shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 40. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. 41. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 42. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 43. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 44. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 45. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. POLICE DEPARTMENT 46. Developer shall comply with Article II of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 47. Prior to any construction on-site, all appropriate permits must be secured. ADA COORDINATOR 48. Disabled parking spaces require an 8 foot wide access aisle to meet the "van accessible" requirements and 5 foot wide access aisles for non-van spaces. The spaces must be located near primary entrances of the building they serve — CBC code 1129.13.4. 49. An 8 foot 2 inch high clearance is required for disabled parking for van clearance. 6e7D City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 21 of 29 50. All disabled parking spaces are required to provide distinguishing signs and the words "NO PARKING" which are to be painted within the access aisles. 51. Accessibility for Group R Occupancies (Hotels, Motels, Inn's etc ) CBC Code 1111 B.4.2 requires at least one room with a roll in shower if there are from 0 to 25 total rooms. The plans do show two accessible rooms with bath tubs and two accessible rooms with showers. The question is if these are "roll in showers' that can accommodate a wheelchair user. 52. All recreational facilities including swimming pools are required to be accessible CBC code 1111 B.3. FIRE 53. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required for all buildings over 3000 sq ft, including the Frey building. 54. Smoke Detector Installation: Provide Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) 55. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location no more than 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 56. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 57. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. City Council Staff Report Case 5.1085 Pali-House .July 19, 2006 Page 22 of 29 58. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 59. Parking Structure: Capable of supporting a vehicle weighing 20,000 pounds and 8'6" in height. A Class III Standpipe system is required and shall be installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9, Std. 9-2 and Sec. 903. Hose will not be required. ENGINEERING 60. The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. 61. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 62. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 63. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. BELARDO ROAD 64. Remove the existing curb and gutter located 28 feet west of centerline (including the curb and gutter taper), and replace with a 6 inch curb and gutter located 20 feet west of centerline adjacent to the parcel identified by APN 513- 151-041, in accordance with City of Palm Springs Standard Drawing No. 200. 65. Remove the existing curb and gutter located adjacent to the parcel identified by APN 513-151-040 and construct an appropriate taper to match the curb and gutter located at 20 feet west of centerline, as approved by the City Engineer. 66. Remove the existing street improvements as necessary to construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located a minimum of 19 feet from the north property line. 67. Remove the existing street improvements as necessary to construct two driveway approaches to accommodate bay parking stalls along the Belardo 0022 City Council Staff Report Case 5.1085 Pali-House ,July 19, 2006 Page 23 of 29 Road frontage in accordance with City of Palm Springs Standard Drawing No. 201. Bay parking stalls shall be located on-site, behind sidewalk, and not within public right-of-way. A 4 feet wide sidewalk shall be constructed between the top of the driveway approach and the back of the bay parking stalls, as indicated in Standard Drawing No. 201, unless an alternative pedestrian path of travel is provided on-site in front of the bay parking stalls, subject to the review and approval of the ADA Coordinator and City Engineer. An on-site pedestrian path of travel shall be accessible, and located within a public sidewalk easement dedicated to the City. 68. Remove the existing sidewalk adjacent to the parcel identified by APN 513- 151-041, and construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 69. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 70. All broken or off grade street improvements shall be repaired or replaced. CAMILLA ROAD 71. Condition #71 was deleted: Deflate an .,..,..,ment n feet wide along the back of the two proposed driveway appreaehes fer sidewalk purposes-. 72. Remove the existing street improvements as necessary to construct a 6 inch curb and gutter, located 20 feet east of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. 73. Remove the existing street improvements as necessary to construct two driveway approaches to accommodate bay parking stalls along the Cahuilla Road frontage as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 201. The proposed bay parking stalls shall be relocated on-site, behind sidewalk, and not within public right-of-way. A 4 feet wide sidewalk shall be constructed between the top of the driveway approach and the back of the bay parking stalls, as indicated in Standard Drawing No. 201. City Council Staff Report Case 6.1086 Pali-House .July 19, 2006 Page 24 of 29 74. Condition 74 was deleted. Remove the existing street irnprevements t9� n"tr Gt a 5 feet wide sidewalk alk behind the . rh along the entire frontage as- necessary aGGGMaRGe with Gitw of Palm Springs Standard Drawing Nn 210 75. Construct pavement with a minimum pavement section of 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110 and 305. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 76. All broken or off grade street improvements shall be repaired or replaced. BARISTO ROAD 77. All broken or off grade street improvements shall be repaired or replaced. SANITARY SEWER 78. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 79. The on-site private sewer system shall not connect to any existing sewer manhole within Belardo Road, Cahuilla Road, or Baristo Road. The on-site sewer system shall connect to the sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. 80. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 81.Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. 82. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to 00214 City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 25 of 29 comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and paving plan. 83. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of a Hydrology Study. 84. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 85. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 86. In accordance with City of Palm Springs Municipal Code, Section 3.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 87. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted tQ the Building Department and to the Engineering Division prior to approval of the Grading Plan. City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 26 of 29 88. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). DRAINAGE 89. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating stormwater runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 90. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, passes runoff directly to the streets through parkway or under sidewalk drains. The applicant shall submit a Hydrology Study that demonstrates how on-site nuisance water runoff will be effectively intercepted on-site prior to release to the adjacent public right-of-way. 91. No drywells or bubbler boxes shall be located within the public right-of-way. All on-site storm drain improvements shall be located on-site, and privately maintained. Provisions for maintenance of the on-site storm drain system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. Vt J J2 City Council Staff Report Case 5.1085 Pali-House Jluly 19, 2006 Page 27 of 29 ON-SITE 92. For on-site bay parking in residential and commercial zones, paving material shall be decorative paving, colored and/or patterned to relate to the overall design in accordance with Zoning Code 93.06.00.C.15.e. 93. The minimum pavement section for all on-site pavement shall be 2'/z inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. GENERAL 94. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 95. All proposed utility lines shall be installed underground. 96. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the west property line meet the requirement to be installed underground. A letter from the owners of the affected utilities shall be submitted to the Engineering Division prior to approval of a grading- plan, City Council Staff Report Case 5.1085 Pali-House July 19, 2006 Page 28 of 29 informing the City that they have been notified of the City's utility undergrounding requirement and their intent to commence design of utility undergrounding plans. As soon as available, a plan shall be submitted to the Engineering Division identifying all above ground facilities in the area of the project to be undergrounded. Undergrounding of existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. 97, All existing utilities shall be shown on the Grading Plan required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 98. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 99. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 100. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 101. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 102. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. City Council Staff Report Case 5.1065 Pali-House July 19, 2006 Page 29 of 29 103. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map. 104. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 105. A minimum of 48 inches of clearance shall be provided on all public sidewalks for handicap accessibility. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk along the Belardo Road, Cahuilla Road, and Baristo Road frontages of the subject property. 106. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 107. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 108. 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From: Department of Planning Services PROJECT DESCRIPTION An application by Pali-Palm Springs LLC, requesting a Conditional Use Permit to allow the use of thirty-four residential condominium units in the R-3 multiple family residential zone that includes renovations to portions of The Orchid Tree Inn, a class three historic site, demolition of additional structures, and landscape revisions located at 261 South Belardo, Section 15. RECOMMENDATION That the Historic Site Preservation Board recommends that the City Council: 1. Adopt Resolution_for a TTM 34019 to create a one-lot condominium map in order to construct thirty-four condominiums. 0ti-a< Historic Site Preservation Board Staff Report Case 5.1085 May 9,2006 Page 2 of 7 2. Adopt Resolution for a Conditional Use Permit 5.1085 to construct and allow the use of thirty-four condominium units in the R-3 zone. PRIOR ACTIONS TAKEN ON THE PROJECT On June 14, 2005, the Historic Site reviewed the project as a pre-application for a conceptual review regarding the relationship of new construction to the existing site and sensitivity to historic preservation. BACKGROUND AND SETTING The subject property is the Orchid Tree Inn located at 261 South Belardo Road. The Orchid Tree property covers most of the block bounded by Belardo Road to the east, Baristo Road to the south, Cahuilla Road to the west, and Arenas Road to the north. The property consists of four parcels of primarily flat topography that together equal the entire Orchid Tree Inn site. The primary access is along the west side of South Belardo Road. The surrounding area contains both commercial and residential uses. The main strip of downtown Palm Springs is one block east of the subject property, which runs along both Palm Canyon Drive and Indian Canyon Drive. The original property owner bought many lots that surrounded the Orchid Tree Inn throughout the 1970's that included previously developed complexes, creating approximately forty-five units. The Orchid Tree complex is a bungalow court comprised of about ten buildings. The east side of the complex contains an Albert Frey building formally known as the "Premier Apartments" that was moved to the present location in the 1970's. A Craftsman bungalow is located on the west side, and the north side contains a one and one-half-story apartment complex built in the late 1940's. The former "Desert House Motel" built in the early 1940's is located in the northwest corner of the site. ANALYSIS The Orchid Tree Inn is listed on the City of Palm Springs Historic Resources Survey of 2003 as a resource for which primary records were completed. It is considered a class three site which is an automatic designation given to all buildings constructed prior to 1945. The Historical Site Preservation Board is involved with this project because a demolition is proposed and the site is eligible for a six-month stay of demolition. Pursuant to Zoning Ordinance Section 93.17.04, Definitions. "Historic structure" means any structure that is: a. Listed individually in the National Register of Historic Places (a listing .: maintained by the Department of Interior) or preliminarily determined by the Secretary of the Interior as meeting the requirements for individual listing on the National Register; 2 4)0 s'J Historic Site Preservation Board Staff Report Case 5.1085 May 9,2006 Page 3 of 7 b. Certified or preliminarily determined by the Secretary of the Interior as contributing to the historical significance of a registered historic district or a district preliminarily determined by the Secretary to qualify as a registered historic district; c. Individually listed on a state inventory of historic places in states with historic preservation programs which have been approved by the Secretary of Interior; or d. Individually listed on a local inventory of historic places in communities with historic preservation programs that have been certified either by an approved state program as determined by the Secretary of the Interior or directly by the Secretary of the Interior in states with approved programs; e. Individually listed on the official city, historical register pursuant to Chapter 8.05 of the Palm Springs Municipal Code or the official city inventory of historical or architecturally significant sites, places or landmarks. Pursuant to'Section 8.05.125 of the Municipal Code Created by council. "The city council may designate one or more historic sites or districts by following the procedures specified in this chapter. Designations will be made by categorizing nominated sites and districts into one of the following classifications and such other categories as may be designated by resolution: Class 3. Structure/site was constructed before 1945, or a year to be determined by the city council or construction date cannot be confirmed. Eligible for a six-month stay of demolition. Action of the HSPB may include recommendation to reclassify. All structures built prior to the subject date would be automatically so classified." HISTORIC ASSESSMENT Jan Ostashay, Principal Investigator of PCR Services Corporation in April 2005, prepared an historic resource survey and a Historical Resources Assessment Report of the subject property. Page 25 of the survey outlines the buildings surveyed within the Orchid Tree Inn Property and lists the original address, description, year built and the California Historical Resources Status Code rating with the corresponding map identification numbers.1 PCR Services Corp. Historical Resources Assessment Report,April 2005 .1 Historic Site Preservation Board Staff Report Case 5.1085 May 9,2006 Page 4 of 7 The current survey process was conducted per State Office of Historic Preservation instructions which gives a 45-year threshold for surveying properties for historical and/or architectural significance. The survey identified seven pre-1960 buildings. The properties within the study that were post-1960 construction, (under 45 years old) were not documented in the survey unless they exhibited possible "exceptional" importance. The survey concluded that none of the post-1960 buildings exhibited any "exceptional" significance. The survey stated in it's significance statement that: "The property that currently comprises the Orchid Tree Inn includes a number of buildings from varying eras and that were once individual properties onto themselves. One building was relocated from across the street to this property in the early 1970's. Hence, as an entire entity (historic district) the property does not appear eligible for federal, state, or local designation due to its amalgamation and disassociation of property types, dates of construction, integrity, and underlying historical connection. However, in assessing individual historical significance building by building a number of properties appear to rise to a level of either historical or architectural importance or both at the local jurisdiction level. NEIGHBORHOOD MEETINGS In July of 2005, Palisades Development Group, the developers, met with the board of the Historic Tennis Club Neighborhood at one of its regular meetings to present their concept. On October 25, 2005, another community meeting occurred discussing the project after the formal application. Suggestions were made by the members of the community to: 1. Move the bay parking and garage entry to Belardo because that was the commercial side of the property and it would better, serve the hotel and be less disruptive to the neighborhood on Cahuilla. 2. Continue review to maintain east-west view corridors. 3. Preserve and relocate as much mature landscaping as possible. 4. Concerned with loss of TOT. 5. Some citizens are in favor of the design of the new buildings. They have described them to be cold and industrial in appearance. On April 24, 2006, a third neighborhood meeting occurred with new designs that responded to the suggestions at the previous neighborhood meeting: 1. The bay parking and garage entry was moved to Belardo Road. 4 ,,ra Historic Site Preservation Board Staff Report Case 5.1085 May 9,2006 Page 5 of 7 2. The new construction is at a lower elevation on the Cahuilla Avenue side creating lower massing on the street frontage and then stepping up because of topography towards the Belardo Street frontage. 3. Landscape entry-ways are proposed on the Cahuilla street side residential units and the applicant maintains that they will make every attempt to preserve as much mature landscaping as they can. A final landscape plan will need to be submitted for approval. The neighbors at the meeting accepted the bay parking and garage entry changes to Cahuilla and Belardo. They do not want sidewalks installed on Cahuilla. A small number of attendees were opposed to the design of the new buildings, and to the loss of TOT. ENVIRONMENTAL ASSESSMENT CEQA defines historical resources as follows: A project that may cause a substantial adverse change in the significance of an historical resource is a project that may have a significant effect on the environment. For purposes of this section, an historical resource is a resource listed in, or determined to be eligible for listing in, the California Register of Historical Resources. Historical resources included in a local register of historical resources, as defined in subdivision (k) of Section 5020.1, or deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1, are presumed to be historically or culturally significant for purposes of this section, unless the preponderance of the evidence demonstrates that the resource is not historically or culturally significant. The fact that a resource is not listed in, or determined to be eligible for listing in, the California Register of Historical Resources, not included in a local register of historical resources, or not deemed significant pursuant to criteria set forth in subdivision (g) of Section 5024.1 shall not preclude a lead agency from determining whether the resource may be an historical resource for purposes of this section." CEQA does apply to discretionary permits, which require personal judgment on the part of a public official. In the context of the City of Palm Springs, ministerial permits would include Conditional Use Permits, Planned Development Districts, Architectural Review, and Tentative Tract Maps. Architectural review is required for all projects except single- family homes not located on major thoroughfares. If a project requires discretionary and ministerial review, it is assumed to be discretionary and the provisions of CEQA would apply. The project is an infill urban development and could potentially be eligible for an in-fill exemption. This is a close call, and therefore, would need evaluation by the various boards and committees and the city as lead agency to determine whether the project 5 ) Historic Site Preservation Board Staff Report Case 5.1085 May 9,2006 Page 6 of 7 may have a significant effect on the environment. Pursuant to Section 15064(c) "in determining whether an effect will be adverse or beneficial, the lead agency shall consider the views held by members of the public in all areas affected as expressed in the whole record before the lead agency. Section 15064(d) states that "in evaluating the significance of the environmental effect of a project, the lead agency shall consider direct physical changes in the environment which may be caused by the project and reasonably foreseeable indirect physical changes in the environment which may be caused by the project." Examples of the types of changes that are not required in the standard Conditions of Approval are: 1. If a direct physical change in the environment in turn causes another change in the environment, then the other change is an indirect change to the environment. Hypothetically, construction of a new sewage plant may facilitate population growth in the service area due to the increase in sewage treatment capacity and may lead to an increase in air pollution. 2. An indirect physical change is to be considered only if that change is a reasonably foreseeable impact, which may be caused by the project. Speculative changes or changes unlikely to occur are not reasonably foreseeable. DEMOLITION The buildings and structures identified in the report as non-historical will be demolished. The bungalow court motel complex and Frey apartment building would be retained for adaptive re-use. Within the bungalows, demolition will consist of removal of existing interior walls and spaces. The majority of the solid entry doors, all of the large sliding glass doors and all of the window frames would also be removed and replaced. None of these features is original to the property's period of significance. The Frey building demolition includes removal of all of the existing interior walls and features. Most of the first floor exterior walls, doors, and window features would be removed. The far south wall and the walls, doors, and windows that comprise the north half of the building would be retained. All of the exterior walls on the second floor of the building would be preserved except for the entry doors and sliding glass doors to the patios, which would be removed. The window frame and glazing within the large round window shades that project from both ends of the second floor wings would be replaced with compatible windows. Other demolition work includes the removal of the exterior staircase. Demolition is required for adaptive re-use of the building. REQUIRED FINDINGS 6 Historic Site Preservation Board Staff Report Case 5.1085 May 9, 2006 Page 7 of 7 Although there are no required findings for the historical portion of the project, and only for the Conditional Use Permit, potential demolition is subject to Municipal Code Section 8.05.170 Stay of demolition: 'At any time after the initiation of proceedings for designation of an historic site or district, the historic site preservation board may, upon its own motion or upon the application of any interested person, issue an order staying any proposed or threatened demolition or alteration of the exterior of any structure within or upon such proposed site. Such stay order shall be effective for no longer than one hundred twenty days, and is intended to afford time for necessary studies, hearings and determination whether such site should be designated as an historic site. Such stay order may be extended once for a period not to exceed sixty days." CONCLUSION The project is being presented to the HSPB after the neighborhood meetings and before the Architectural Advisory Committee's review. Staff will compile both the Board's and the Committee's comments in the staff report to the Planning Commission. The role of the Historic Site Preservation Board is to review the Historic Resources Assessment Report and present comments, evaluate the relationship of the new construction to the existing site and to review the demolition and renovations to determine whether it is sensitive to historic preservation. The Board's role is also to review the applicable CEQA process and provide staff with comments regarding a potential infill exemption or a requirement of an Initial Study for environmental assessment. Diane A. Bullock Associate Planner ,ATTACHMENTS 1. Historic Resources Assessment Report 2. Letters from various neighborhood meetings :3. Reductions 7 4JC)y o�QALM Sp4 .y V N A � A N * CRRORAIEA3' A °q`.FORN�P Planninq Commission Staff Report Date: July 12, 2006 Case No: 5.1085 CUP TTM 34019 Application Type: Conditional Use Permit, Tentative Tract Map Location: 261 South Belardo Applicant: Pali-Palm Springs LLC Zone: R-3 General Plan: H43/30 APN: 513-152-010, - 014, - 018, - 019 From: Craig A. Ewing AICP, Director of Planning Services By: Diane A. Bullock, Associate Planner PROJECT DESCRIPTION An application by Pali-Palm Springs, LLC to subdivide a previously developed site of approximately 92,862 square feet or 2.13 acres — the Orchid Tree Inn — for thirty-four residential condominium units. The Conditional Use Permit is to allow a 775 square foot bar and a 240 square foot hospitality kitchen as an accessory and incidental use of the nine-room hotel, and architectural review of proposed new construction within the Orchid Tree Inn complex, now called Pali-House, located at 261 South Belardo Road. The site is located in the R-3 multiple-family residential and hotel zone in conjunction with the Resort Overlay Zone, Section 15. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 2 of 36 RECOMMENDATION That the Planning Commission approve the Conditional Use Permit for the bar / hospitality kitchen and the Architectural Review and recommend that the City Council. approve the Tentative Tract map. PRIOR ACTIONS On June 14, 2005, the Historic Site Preservation Board (HSPB) reviewed the project as a pre-application for a conceptual review regarding the relationship of new construction to the existing site and sensitivity to historic preservation. On June 12, 2006, the Architectural Advisory Committee (AAC) reviewed the proposed project and voted 5-0 to restudy the architectural detailing and mass of the new condominium component of the project. This review and revision process could occur after the final decision by the City Council so as not to hold up the process, because the changes would only be minor architectural aesthetic changes and not affect the footprint or density of the building. The final comments by the committee were that the site plan, adaptive re-use, and restoration to historic buildings are a positive addition for the neighborhood and the city. On June 13, 2006, the Historic Site Preservation Board reviewed the proposed project. At the close of the discussion, a motion to continue the project until the July 11, 2006 meeting passed with a 4-2 vote. The one-month continuance carried with a requirement for the developer, his agents, the author of the Historic Resources Assessment Report, the fellow board members, and members of the community to research for any additional documentation on sections A and B of the property site plan. On July 10, 2006, the Architectural Advisory Committee will review the revisions to the proposed new condominium building. Due to the close proximity of time between the AAC and Planning Commission meetings, comments regarding the proposal will be discussed at the Commission's meeting of July 12, 2006. On July 11, 2006, the Historic Site Preservation Board will review any additional documentation of sections A and B, and if such documentation exists, determine the significance of the information. Staff will report to the Commission the results of the Board's discussion. Reductions of the site plan showing the existing properties are included in the attachments. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 3 of 36 13ACKGROUND AND SETTING The subject property consists of approximately 92,862 square feet or 2.13 acres. The property was formally called the Orchid Tree Inn located at 261 South Belardo Road. The Orchid Tree property covers most of the block bounded by Belardo Road to the east, Baristo Road to the south, Cahuilla Road to the west, and Arenas Road to the north. The property consists of four parcels of primarily flat topography that together equal the entire Orchid Tree Inn site. The primary access will be along the west side of South Belardo Road. The surrounding area contains commercial, hotel, and residential uses. The main strip of downtown Palm Springs is one block east of the subject property, which runs along both Palm Canyon Drive and Indian Canyon Drive. The original property owner bought three parcels that surround the Orchid Tree Inn parcel throughout the 1970's and created a complex that consists of four contiguous parcels. Each parcel had been separately developed, and together total approximately forty-five units. The Orchid Tree complex can be described as a Bungalow Court, circa 1930's, and is comprised of about ten buildings. The east side of the complex contains an Albert Frey building formally known as the "Premier Apartments" that was moved from across the street to the present location during the 1970's. A Craftsman bungalow is located on the west side, and the north side contains a one and one-half-story apartment complex built in the late 1940's. The former "Desert House Motel" built in the early 1940's is located in the northwest corner of the site. The scope of work for the proposed Orchid Tree Inn redevelopment project includes adaptive re-use from hotel to condominium, the addition of the bar and hospitality kitchen the restoration of an Albert Frey building and Courtyard Bungalows, and the demolition of other existing buildings to construct a new two-story building for residential condominiums. The completed project will consist of a nine-room hotel with a bar / hospitality kitchen, both as accessory uses to the hotel, and thirty-four residential condominium units. The applicant's vision for the project is to create an exclusive hotel and residential living environment where the on-site residents will be able to enjoy some of the hospitality services provided to the hotel. ADJACENT LAND USE Table 1: Surrounding land uses, General Plan, Zoning Land Use Streets General Plan Zoning North Hotel / Multi-Family Arenas Road H43/30 R-3 South Vacant Church Baristo H43/21 R-3 East Commercial Parking / Belardo CBD CBD Shopping Center West Single and Multi-family Cahuilla H43/30 R3 Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 4 of 36 HISTORIC SITE PRESERVATION REVIEW The Orchid Tree Inn is listed on the 2004 Citywide Historic Resources Survey as a Class 3 site. (Further details on the Class 3 designation is included in the attachments). At the Historic Site Preservation Board meeting on June 13, 2006, the Board voted 4-2 to continue the project to July 11, 2006 for further research on section A and B of the property site plan. The applicant presented the scope of work for the project described in the aforementioned section, Backgrounds and Settings. A Historic Resources Assessment Report, (April 2005, included in the attachments), was prepared for the project in accordance with the California Register of Historical Resources rules and regulations. The author of the Historic Resources Assessment Report presented information pertaining to all of the buildings on the property and an assessment of the buildings slated for renovation and demolition. The HSPB concluded that further research would produce photographs that chronicle the modifications and additions to the Craftsman Bungalow, circa 1915, and the one- story duplex, circa 1927 so that they could make an informed decision to either designate the property to a higher protection or allow demolition as proposed 2 The following public comments were as provided at the HSPB meeting: • The project is excellent and respects the future. • There is concern for the structural safety for the abutting historic buildings during excavation of the subterranean parking garage. • The developer has been responsive to the neighbors concerns by reducing the height and renovating the courtyard bungalows, but thinks the new construction may not be compatible in the future and wants Spanish architecture. • The author of the assessment stated that adequate outreach and research had occurred and it would be unlikely that any more information would be available. She also stated that research can theoretically last forever, however, the research for this project followed the requirements of the California Register of Historical Resources The developer and his team will attempt to locate additional information on Sections A and B of the proposal during the interim between the June and July, 2006 HSPB meetings. Any new information will be reported at the July 11, 2006 HSPB meeting, and the July 12, 2006 Planning Commission meeting. ARCHITECTURAL DESIGN AND FEATURES The Bungalow Court and the Albert Frey building will be preserved and renovated. in a manner sensitive to their potentially historic character in the history of Palm Springs. Z A review of the proposed demolition to certain buildings is described in the attached HSPB staff report. DF==' )o Planning Commission Staff Report Case 5.1085 CUP Pali-House ,July 12, 2006 Page 5 of 35 'The HSPB and the AAC were in support of the proposed renovations and materials used for these buildings and their surrounding space. FREY AND COURTYARD BUNGALOWS 'The exterior of the Bungalows and the Frey building will be renovated with finishes similar to the original materials used. The Courtyard Bungalows will retain their color and stucco finish and will replace the non-original aluminum windows with wood -clad windows. The Frey building will have the existing deteriorated plywood siding replaced with new siding and the corrugated aluminum will be replaced with a similar metal as needed. The Frey building will retain the original aluminum windows where possible and any new windows will be of a similar type. NEW CONSTRUCTION 'The new construction proposed for the site consists of twenty-four residential units designed in a Contemporary style. This style was chosen so as not to compete or interfere with the other historic styles of Spanish Colonial Revival and Mid-Century Modern. The new residential will have a smooth stucco finish and will contain similar elements from other buildings within the city; colors are derived from the surrounding desert landscape and extracted from a color harnessing process. LANDSCAPE AND HARDSCAPE The proposed project maintains the hotel access off Belardo Road with a new entry court opening onto the renovated Frey Building. The hotel pool will be used by the whole development and will be renovated, including maintaining the original Frey designed built-in benches. A recreation area including a shuffleboard court will be incorporated into the courtyard. The visual connection into the Bungalow Courtyard from Baristo Road will be maintained and the court will be restored to the landscape focus it once provided. A network of hardscape paths, landscaping, and water features will link the entire site. "The proposed landscape is designed to be sensitive to the potential historical significance of the site as well as the climate demands of the area. The project is comprised of three different precincts, each with its own architectural character and use. The new condominium precinct will have a modernist landscape utilizing strong linear simplicity and sophisticated surfaces, containers and furnishings. The Frey precinct utilizes simple grey pavers and indigenous plantings to compliment the recreated historical setting, building screens, and shuffleboard court. The Courtyard Bungalow precinct reflects the era of its construction using simple water features, an alee of olive trees and warm colored pavers to emphasize its intimate scale and site organization. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 6 of 35 ACCESS AND PARKING The vehicular entry to the new parking garage will be off Belardo Road. The garage will be located beneath the new residential units and will be used by the hotel guests and the residents. An elevator with key card access and dual access points will serve the hotel and the condominium residents. Stairs will also provide egress from the garage with a main stair leading to the surface and the hotel lobby. All parking spaces have been reviewed and approved by the city's ADA Coordinator. The project provides a total of ninety parking spaces, with four handicapped spaces. Seventy-three of the parking spaces will be in the subterranean parking garage and seventeen will be on the surface adjacent to Cahuilla road. Further tables outlining parking are provided in the analysis below. ANALYSIS GENERAL PLAN The General Plan designation is H43/30 (High Density Residential); intended for both hotels, and high-density multi-family residences that primarily serve visitors. The objective of the High Density Residential is to allow for hotel and similar types of resort housing, while also allowing for multi-family residential and similar permanent housing. The project proposes hotel and high density residential which includes resort housing; therefore consistent with the H43/30 designation. ZONING The proposed site is Zoned R-3 (Multi-Family Residential and Hotel); intended to provide for the development of high-density apartments, hotels and permanent resort housing. The project proposes high-density residential units, a hotel and because the housing is integrated with the resort, permanent resort housing. DEVELOPMENT STANDARDS Pursuant to section 9.62.020 of the Municipal Code, condominium conversions must meet all of the development standards of the Zoning Ordinance. The following provides a comparison of the R-3 Zone development standards with the proposed project: Table 2: R-3 Zone Development Standards R-3 Zone Development Standard Proposed Lot Area 20,000 square feet Approx. 92,862 or 2.13 acres Lot Width 160 feet 658.25 feet Lot Depth 165 feet 323.66 Density— Hotel 1 unit per 1,000 square feet 9 units @ 20404 square feet Planning Commission Staff Report Case 5.1085 CUP Pali-House ,July 12, 2006 Page 7 of 35 R-3 Zone Development Standard Proposed Density - Condominium 1 unit per 2,000 square feet 34 units @ 72458 square feet General Plan 43 Hotel Units, 30 9 Hotel Units, 34 Condominium Units / acre Condominium Units Building Height 24 feet Ranging up to 24 feet Front Yard 25 feet 25 feet Corner Street Side Yard 20 feet 30 feet Interior Side Yard 10feet Setback=Bld Height 10 feet Rear Yard 25 feet(Setback=Bldg Height) 25 feet Building Distance 15 feet 5 feet to 10 feet The proposed project will provide parking that exceeds the required number of parking spaces. An analysis of the parking is shown in the following table: Table 3: Parking Requirements for the Hotel Frey Building Use Required Proposed Hotel rooms 9 9 9 Bar(1 sp / 60sf) 15.50 15.50 Hospitality Kitchen 1 Employee) 1 1 Extra spaces 0 3 TOTAL 25.50 29 Table 4: Parking Requirements for Residential Units Use Required Proposed Building A 24 24 Building B 12 12 Bungalow Court 10.75 10.75 Guest 114 8.50 8.50 Extra spaces 5 TOTAL 55.25 61 MUNICIPAL CODE Section 9.62.020 of the Municipal Code (Condominium conversion) outlines the requirements for condominium conversions. 'A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by Planning Commission Staff Report Case 5,1085 CUP Pali-House .July 12, 2006 Page 8 of 35 ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act." (Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145§ 1, 1981: Ord. 1125 § 2 (part), 1981) A conversion from hotel use to condominium use would require that the property comply with all of the development standards for the R-3 Zone and that the conversion comply with the General Plan. The condominium component has been analyzed using both the General Plan policies and objectives and the R-3 development standards outlined in the .aforementioned table and are found to be compliant because there are no departures from the requirements and policies. Conditions of Approval are recommended to ensure the project will be constructed in accordance with all codes and regulations. REQUIRED FINDINGS SUBDIVISION MAP The following findings are required for the proposed subdivision pursuant to Section E36474 of the Subdivision Map Act. A discussion of the project follows: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed project is consistent with the basic H43/30 General Plan designation as a hotel and high-density residential and resort residential. The proposed density of 9 hotel units and 34 residential dwelling units per acre, including the lots and common area, is within the maximum allowance of 43 hotel units and 30 residential units per acre. Finally, 71% percent of the commercial area and 57% of the residential areas are maintained as open space or private recreational area per Policy 3.8.1 requirement for a minimum of 45% open space. b. The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design is generally consistent with the stated purpose. of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal is an adaptive re-use of an existing site from hotel to condominiums, adding a bar / kitchen within the hotel, the ,77 Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 9 of 35 restoration of an Albert Frey building and courtyard bungalows, and the demolition of other existing buildings to construct two story condominium units. The completed project will consist of a nine-room hotel with a bar / hospitality kitchen, both as accessory uses to the hotel and thirty-four residential condominium units consistent with the development standards of the R-3 zone. C. The site is physically suited for this type of development. The project site is generally flat with a slight east-west slope, and is located in an area containing urban services, utilities, and streets. d. The site is physically suited for the proposed density of development. The proposed 2.13-acre project site could accommodate an additional 15 residential or an additional 11 commercial units while maintaining the requirement for open space, therefore as proposed is compliant with the proposed density. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed hotel / residential subdivision includes the provision of public water and sewer systems, and an internal, private street system that provides an orderly system of ordinary and emergency access to the project. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There is no known public access across the subject property; therefore, the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. CONDITIONAL USE PERMIT The Planning Commission must make certain findings in order to approve this . Conditional Use Permit pursuant to Section 94.02.00 of the zoning ordinance. 'The findings are as follows: Planning Commission Staff Report Case 5.1085 CUP Pali-House .July 12, 2006 Page 10 of 35 1. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code. The R-3 zone authorizes incidental or accessory uses that are an integral part of a hotel with less than 100 rooms subject to the approval of a Conditional Use Permit. The Pali-House Hotel proposes 9 rooms with a bar and hospitality kitchen, therefore, the proposed project meets the zoning standards to qualify for a Conditional Use Permit for a bar and hospitality kitchen. 2. That the use is necessary or desirable for the development of the community, is in harmony with the various elements of objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The project site has a General Plan designation of H 43/30 (High Density Residential) which allows, "Hotels and similar types of resort housing...with a threshold of 30 and a maximum of 43 dwelling units/acre."The proposed project is consistent with this objective because it proposes a bar and accessory kitchen use that is integrated within the Pali-House Hotel. The hotel was approved with a density of approximately nine units/acre. Therefore, the project is consistent with the objectives of the General Plan. 3. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. The proposed bar and hospitality kitchen will be part of the interior renovation to the Frey building which is the hotel component. The renovated building will comply with the development standards of the R-3 zone with respect to parking, building height, and setbacks. Therefore, the site is adequate in size and shape to accommodate the proposed accessory uses. it. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The subject property is surrounded by streets on three sides with Cahuilla Road to the west, Belardo Road to the east, and Baristo Road to the south. All but Baristo are classified as a collector streets with Baristo classified as a secondary thoroughfare on the General Plan Circulation Map. The traffic anticipated to be generated by the mixed-use proposal is not anticipated to exceed the capacity of the surrounding streets. It is not expected that the bar and kitchen accessory uses will generate enough additional trips to constitute a significant impact to traffic. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 11 of 35 5. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The proposed project is an adaptive re-use and reconstruction of a pre-existing structure with accessory uses allowed with a Conditional Use Permit. Conditions of approval are recommended by staff and adopted by Council in order to regulate the operation of the bar and hospitality kitchen. These are generally standard conditions of approval that are intended to condition hours of operation and days per week which minimize impacts that the accessory uses may have on the surrounding neighborhood. NEIGHBORHOOD MEETINGS In July of 2005, Palisades Development Group, the developers, met with the board of the Historic Tennis Club Neighborhood at one of its regular meetings to present their concept. On October 25, 2005, another community meeting occurred discussing the project after the formal application. The members of the community made the following suggestions: 1. Move the bay parking and garage entry to Belardo because that was the commercial side of the property and it would better serve the hotel and be less disruptive to the neighborhood on Cahuilla. 2. Continue review to maintain east-west view corridors. 3. Preserve and relocate as much mature landscaping as possible. 4. Concerned with loss of TOT. 5. Redesign new building to be less cold and industrial in appearance. On April 24, 2006, a third neighborhood meeting occurred with new designs that responded to the suggestions at the previous neighborhood meeting: 1. The bay parking and garage entry was moved to Belardo Road. 2. The new construction is at a lower elevation on the Cahuilla Avenue side creating lower massing on the street frontage and then stepping up because of topography towards the Belardo Street frontage. 3. Landscape entryways are proposed on the Cahuilla street side residential units and the applicant maintains that they will make every attempt to i'n,^:r) Planning Commission Staff Report Case 5.1085 CUP Pali-House .July 12, 2006 Page 12 of 35 preserve as much mature landscaping as they can. A final landscape plan will need to be submitted for approval. The general consensus from the neighbors at the April 2006 meeting was that they accepted the bay parking and garage entry changes to Cahuilla and Belardo. They do not want sidewalks installed on Cahuilla. A small number of attendees were opposed to the design of the new buildings, and to the loss of TOT. PLANNING COMMISSION RECOMMENDATION 'I. Adopt Resolution No. "A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING ARCHITECTURAL APPROVAL FOR ADAPTIVE RE-USE FROM HOTEL TO CONDOMINIUMS, [RENOVATIONS AND CONSTRUCTION OF 34 CONDOMINIUM UNITS, AND A CONDITIONAL USE PERMIT FOR A BAR AND HOSPITALITY KITCHEN; AND [RECOMMENDING THAT THE CITY COUNCIL APPROVE TTM34019, LOCATED AT 261 SOUTH BELARDO ROAD, ZONE R-3, SECTION 15, APN: 513-152-010, - 014, - 018, - 019.' ENVIRONMENTAL ASSESSMENT Pursuant to Section 15332 of the California Environmental Quality Act (CEQA), the proposed project is categorically exempt as an infill project because it is less than five acres, consistent with the General Plan and Zoning Regulations, is not a habitat for Endangered species, would not result in any significant environmental effects, and is serviced by all utilities and public services. NOTIFICATION A public hearing notice was mailed to all property owners within 400 feet of the project and published in The Desert Sun. As of the writing of this report, staff has received written public comment, included in the attachments. CONCLUSION The project is consistent with the goals and policies of the General Plan and zoning ordinance. With the recommended conditions of approval, the project would comply with the land use and development requirements of the city. The applicant introduced the proposal to the HSPB in June 2005 for review, responded to the majority of neighborhood comments and has incorporated AAC and staff suggestions into the project. Staff is recommending that the Planning Commission approve the Architectural Review and Conditional Use Permit application for Case 5.1085, and ' recommend that the City Council approve TTM34019. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 13 of 35 Diane A. Bullock Associate Planner Cr '' win9'CP Ire or ofPIng Services ATTACHMENTS 'I. Vicinity Map <?. Draft Resolution 3. Conditions of Approval 4. Site Plan, Elevations, Parking Plan, Photographs fi. HSPB Staff Report of June 13, 2006 6. Minutes from June 14, 2005 HSPB meeting i'. Minutes from June 13, 2006 HSPB meeting 8. Historic Resources Assessment Report Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 14 of 35 VICINITY MAP N •y Department of Planning Services W+E Vicinity Map s ARENAS RD FT:: - o 0 z O 0 - o r < z � O W p] J _ Q BARISTO RD °- 0 Legend Project Area i j 400'Buffer Z O 2 SANTA ROSA DR Planning Commission Staff Report Case 5.1085 CUP Pali-House ,July 12, 2006 Page 15 of 35 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM SPRINGS, CALIFORNIA, APPROVING ARCHITECTURAL REVIEW FOR ADAPTIVE RE-USE FROM HOTEL TO CONDOMINIUMS, RENOVATIONS AND CONSTRUCTION OF 34 CONDOMINIUM UNITS, AND A CONDITIONAL USE PERMIT FOR A BAR AND HOSPITALITY KITCHEN, AND RECOMMENDING THAT THE CITY COUNCIL APPROVE TTM34019 LOCATED AT 261 SOUTH BELARDO ROAD, ZONE R-3, SECTION 15, APN: 513-152-010, - 014, - 018, - 019. WHEREAS, Pali-Palm Springs, LLC (the "Applicant) has filed an application with the City pursuant to Section 94.02.00 of the Palm Springs Zoning Code, for a Conditional Use Permit (CUP) for the adaptive reuse of a hotel to condominium and hotel to include a bar and hospitality kitchen as an accessory use, Architectural Approval for exterior modifications and new construction located at 261 South Belardo Road, Zone R-3, Section 15; and WHEREAS, the Orchid Tree Inn complex was listed on the 2004 Citywide Historic Resources Survey, and is considered a Class 3 site; and WHEREAS, on June 14, 2005, the Historic Site Preservation Board reviewed the project as a pre-application; and WHEREAS, on June 13, 2006, the Historic Site Preservation Board voted 4-2 to continue the project to the July 11, 2006 meeting for more research to provide any additional documentation for Sections A and B on the site plan; and WHEREAS, on June 28, 2006 the Planning Commission voted 7-0 to continue the project until the July 12, 2006 Commission meeting; and WHEREAS, on July 11, 2006 the Historic Site Preservation Board reviewed the project and voted not to designate the site to a higher historic classification; and WHEREAS, notice of public hearing of the Planning Commission of the City of Palm Springs to consider Case No. 5.1085 CUP was given in accordance with applicable law; and WHEREAS, the project in accordance with the California Environmental Quality Act (CEQA) Guidelines is categorically exempt as an infill project; and Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 (Page 16 of 35 WHEREAS, on July 12, 2006, following a public hearing where the Planning Commission considered a staff report and public testimony, both written and oral, the Commission approved Case No. 5.1085 CUP and recommended approval to the City Council of the proposed Tentative Tract Map, TTM34019; and 'THE PLANNING COMMISSION HEREBY FINDS AS FOLLOWS: SECTION 1: Pursuant to Section 15332 of the California Environmental Quality Act (CEQA), the proposed project is categorically exempt as an infill project because it is less than five acres, consistent with the General Plan and Zoning Regulations, is not a habitat for endangered species, would not result in any significant environmental effects, and is serviced by all utilities and public services. ;SECTION 2: The proposed project meets the required Conditional Use Permit findings ;set forth in Section 94.02.00 of the Palm Springs Zoning Code, as follows: 6. That the use applied for at the location set forth in the application is properly one for which a conditional use permit is authorized by this Zoning Code. The R-3 zone authorizes incidental or accessory uses that are an integral part of a hotel with less than 100 rooms subject to the approval of a Conditional Use Permit. The Pali-House Hotel proposes 9 rooms with a bar and hospitality kitchen, therefore, the proposed project meets the zoning standards to qualify for a Conditional Use Permit for a bar and hospitality kitchen. 7. That the use is necessary or desirable for the development of the community, is in harmony with the various elements of objectives of the general plan, and is not detrimental to existing uses or to future uses specifically permitted in the zone in which the proposed use is to be located. The project site has a General Plan designation of H 43/30 (High Density Residential) which allows, "Hotels and similar types of resort housing...with a threshold of 30 and a maximum of 43 dwelling units/acre."The proposed project is consistent with this objective because it proposes a bar and accessory kitchen use that is integrated within the Pali-House Hotel. The hotel was approved with a density of approximately nine units/acre. Therefore, the project is consistent with the objectives of the General Plan. 8. That the site for the intended use is adequate in size and shape to accommodate such use, including yards, setbacks, walls or fences, landscaping, and other features required in order to adjust such use to those existing or permitted future uses of land in the neighborhood. F�11 ,,r Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 17 of 35 The proposed bar and hospitality kitchen will be part of the interior renovation to the Frey building which is the hotel component. The renovated building will comply with the development standards of the R-3 zone with respect to parking, building height, and setbacks. Therefore, the site is adequate in size and shape to accommodate the proposed accessory uses. 9. That the site for the proposed use relates to streets and highways properly designed and improved to carry the type and quantity of traffic to be generated by the proposed use. The subject property is surrounded by streets on three sides with Cahuilla Road to the west, Belardo Road to the east, and Baristo Road to the south. All but Baristo are classified as a collector streets with Baristo classified as a secondary thoroughfare on the General Plan Circulation Map. The traffic anticipated to be generated by the mixed-use proposal is not anticipated to exceed the capacity of the surrounding streets. It is not expected that the bar and kitchen accessory uses will generate enough additional trips to constitute a significant impact to traffic. 10. That the conditions to be imposed and shown on the approved site plan are deemed necessary to protect the public health, safety and general welfare and may include minor modification of the zone's property development standards. The proposed project is an adaptive re-use and reconstruction of a pre-existing structure with accessory uses allowed with a Conditional Use Permit. Conditions of approval are recommended by staff and adopted by Council in order to regulate the operation of the bar and hospitality kitchen. These are generally standard conditions of approval that are intended to condition hours of operation and days per week which minimize impacts that the accessory uses may have on the surrounding neighborhood. SECTION 3: The proposed project meets the findings set forth in Section 9.62.020 of the Municipal Code (Condominium conversion): 'A tentative map, parcel map or final map involving prospective conversion of one or more existing structures or parcels into a condominium, stock cooperative, or any other form of community ownership, shall be approved only if the proposed condominium use of the property will be in conformity with the general plan and such conversion conforms to any other requirements or restrictions which may be adopted by the city council by ordinance dealing with the conversion of existing structures or parcels of land from rental units to community ownership; and further, only if any structure, parcel or design, if newly constructed as of the date of tentative map approval, could be lawfully constructed in accordance with the applicable zoning regulations, building codes and fire safety codes. A Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 18 of 35 tentative map shall be required for all conversions including those of fewer than five units or parcels except for exceptions and exclusions set forth in the State Subdivision Map Act." (Ord. 1620 § 3, 2002: Ord. 1410 § 7, 1992: Ord. 1145 § 1, 1981: Ord. 1125 § 2 (part), 1981) A conversion from hotel use to condominium use would require that the property comply with all of the development standards for the R-3 Zone and that the conversion comply with the General Plan. The condominium component has been analyzed using both the General Plan policies and objectives and the R-3 development standards outlined in the aforementioned table and are found to be compliant because there are no departures from the requirements and policies. Conditions of Approval are recommended to ensure the project will be constructed in accordance with all codes and regulations. SECTION 4: The following findings are required for the proposed subdivision pursuant to Section 66474 of the Subdivision Map Act. A discussion of the project follows: a. The proposed Tentative Tract Map is consistent with all applicable general and specific plans. The proposed project is consistent with the basic H43/30 General Plan designation as a hotel and high-density residential and resort residential. The proposed density of 9 hotel units and 34 residential dwelling units per acre, including the lots and common area, is within the maximum allowance of 43 hotel units and 30 residential units per acre. Finally, 71% percent of the commercial area and 57% of the residential areas are maintained as open space or private recreational area per Policy 3.8.1 requirement for a minimum of 45% open space. b, The design and improvements of the proposed Tentative Tract Map are consistent with the zone in which the property is located. The proposed project design is generally consistent with the stated purpose of promoting and protecting public health, safety, and welfare, and providing for comprehensive and orderly planned use of land resources per Section 91.00.00 of the Zoning Code, because the proposal is an adaptive re-use of an existing site from hotel to condominiums, adding a bar / kitchen within the hotel, the restoration of an Albert Frey building and courtyard bungalows, and the demolition of other existing buildings to construct two story condominium units. The completed project will consist of a nine-room hotel with a bar / hospitality kitchen, both as accessory uses to the hotel and thirty-four residential condominium units consistent with the development standards of the R-3 zone. c;. The site is physically suited for this type of development. (L)CY 1 Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 19 of 36 The project site is generally flat with a slight east-west slope, and is located in an area containing urban services, utilities, and streets. d. The site is physically suited for the proposed density of development. The proposed 2.13-acre project site could accommodate an additional 15 residential or an additional 11 commercial units while maintaining the requirement for open space, therefore as proposed is compliant with the proposed density. e. The design of the subdivision is not likely to cause environmental damage or substantially and avoidably injure fish, wildlife, or their habitats. The site has been previously developed and is surrounded by urban development for over sixty years. There are no indigenous plant species or endangered wildlife associates with this site. f. The design of the subdivision or type of improvements is not likely to cause serious public health problems. The design of the proposed hotel / residential subdivision includes the provision of public water and sewer systems, and an internal, private street system that provides an orderly system of ordinary and emergency access to the project. g. The design of the subdivision or type of improvements will not conflict with easements, acquired by the public at large, for access through or use of the property within the proposed subdivision. There is no known public access across the subject property; therefore, the design of the subdivision will not conflict with easements for access through or use of the property. Any utility easements can be accommodated within the project design. NOW, THEREFORE, BE IT RESOLVED that, based upon the foregoing, the Planning Commission hereby approves Case 5.1085 CUP, subject to the conditions of approval, and recommend approval of TTM34019 to the City Council. ADOPTED this day of 2006. AYES: NOES: ABSENT: ABSTAIN: Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 20 of 36 ATTEST: CITY OF PALM SPRINGS, CALIFORNIA Planning Commission Chairman Planning Commission Secretary Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 21 of 36 RESOLUTION NO. Case No. 5.1085 TTM34019 Pali-House 261 South Belardo Road Planning Commission July 12, 2006 CONDITIONS OF APPROVAL Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer, the Director of Planning Services, the Chief of Police, the Fire Chief or their designee, depending on which department recommended the condition. Any agreements, easements or covenants required to be entered into shall be in a form approved by the City Attorney. PROJECT SPECIFIC CONDITIONS Administrative 1. The proposed development of the premises shall conform to all applicable regulations of the Palm Springs Zoning Ordinance, Municipal Code, or any other City Codes, ordinances and resolutions which supplement the zoning district regulations. 2. The owner shall defend, indemnify, and hold harmless the City of Palm Springs, its agents, officers, and employees from any claim, action, or proceeding against the City of Palm Springs or its agents, officers or employees to attach, set aside, void or annul, an approval of the City of Palm Springs, its legislative body, advisory agencies, or administrative officers concerning Case 5.1085 The City of Palm Springs will promptly notify the applicant of any such claim, action, or proceeding against the City of Palm Springs and the applicant will either undertake defense of the matter and pay the City's associated legal costs or will advance funds to pay for defense of the matter by the City Attorney. If the City of Palm Springs fails to promptly notify the applicant of any such claim, action or proceeding or fails to cooperate fully in the defense, the applicant shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Palm Springs. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without the applicant's consent but should it do so, the Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 22 of 36 City shall waive the indemnification herein, except, the City's decision to settle or abandon a matter following an adverse judgement or failure to appeal, shall not cause a waiver of the indemnification rights herein. 3. That the property owner(s) and successors and assignees in interest shall maintain and repair the improvements including and without limitation sidewalks, bikeways, parkways, parking areas, landscape, irrigation, lighting, signs, walls, and fences between the curb and property line, including sidewalk or bikeway easement areas that extend onto private property, in a first class condition, free from waste and debris, and in accordance with all applicable law, rules, ordinances and regulations of all federal, state, and local bodies and agencies having jurisdiction at the property owner's sole expense. This condition shall be included in the recorded covenant agreement for the property if required by the City. 4. Pursuant to Fish and Game Code Section 711.4 a filing fee of $64.00 is required. This project has a de minimus impact on fish and wildlife, and a Certificate of Fee Exemption shall be completed by the City and two copies filed with the County Clerk. This application shall not be final until such fee is paid and the Certificate of Fee Exemption is filed. Fee shall in the form of a money order or cashier's check payable to Riverside County. CC&R's 5. The applicant prior to issuance of building permits shall submit three (3) sets of a draft declaration of covenants, conditions and restrictions ("CC&R's") to the Director of Planning Services for approval in a form to be approved by the City Attorney, to be recorded prior to certificate of occupancy. The CC&Rs shall be submitted with a list of the adopted conditions of approval and an indication of where applicable conditions are addressed in the CC&Rs. The CC&R's shall be enforceable by the City, shall not be amended without City approval, shall require maintenance of all property in a good condition and in accordance with all ordinances. 6. The applicant shall submit to the City of Palm Springs, a deposit in the amount of $3500, for the review of the CC&R's by the City Attorney. A filing fee, in accordance with the fee schedule adopted by the City Council, shall also be paid to the City Planning Services Department for administrative review purposes. 7. The CC&R's shall have a disclosure statement regarding the location of the project relative to roadway noise, City special events, roadway closures for special events and other activities which may occur in the Central Business District, Desert Museum and Desert Fashion Plaza. Said disclosure shall inform Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 23 of 36 perspective buyers about traffic, noise and other activities which may occur in this area. Cultural Resources 8. Given that portions of the project area are near an alluvial formation, the possibility of buried resources is increased. A Native American Monitor shall be present during all ground-disturbing activities. a) Experience has shown that there is always a possibility of buried cultural resources in a project area. Given that, a Native American Monitor(s) shall be present during all ground disturbing activities including clearing and grubbing, excavation, burial of utilities, planting of rooted plants, etc. Contact the Agua Caliente Band of Cahuilla Indian Cultural Office for additional information on the use and availability of Cultural Resource Monitors. Should buried cultural deposits be encountered, the Monitor shall contact the Director of Planning Services and after the consultation the Director shall have the authority to halt destructive construction and shall notify a Qualified Archaeologist to investigate and, if necessary, the Qualified Archaeologist shall prepare a treatment plan for submission to the State Historic Preservation Officer and Agua Caliente Cultural Resource Coordinator for approval. Final Design 9. Final landscaping, irrigation, exterior lighting, and fencing plans shall be submitted for approval by the Department of Planning Services, prior to issuance of a building permit. (Landscape plans shall be approved by the Riverside County Agricultural Commissioner's Office prior to submittal. All landscaping located within the public right of way or within community facilities districts must be approved by the Public Works Director and the Director of Parks and Recreation. 10. An exterior lighting plan in accordance with Zoning Ordinance Section 93.21.00, Outdoor Lighting Standards, shall be submitted for review and approval by the Director of Planning Services prior to the issuance of building permits. Manufacturer's cut sheets of all exterior lighting on the building and in the landscaping shall be submitted for approval prior to issuance of a building permit. If lights are proposed to be mounted on buildings, down-lights shall be utilized. No lighting of the hillside is permitted. 11. The project is subject to the recommendations and conditions imposed by the Architectural Advisory Committee and Planning Commission. I'-J� Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 24 of 36 Public Safety CFD 12. The Project will bring additional residents to the community. The City's existing public safety and recreation services, including police protection, criminal justice, fire protection and suppression, ambulance, paramedic, and other safety services and recreation, library, cultural services are near capacity. Accordingly, the City may determine to form a Community Services District under the authority of Government Code Section 53311 et seq, or other appropriate statutory or municipal authority. Developer agrees to support the formation of such assessment district and shall waive any right to protest, provided that the amount of such assessment shall be established through appropriate study and shall not exceed $500 annually with a consumer price index escalator. The district shall be formed prior to sale of any lots or a covenant agreement shall be recorded against each parcel, permitting incorporation of the parcel in the district. GENERAL CONDITIONS/CODE REQUIREMENTS 13. Architectural approval shall be valid for a period of two (2) years. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 14. The Conditional Use Permit approval shall be valid for a period of two (2) years. Once constructed, the conditional use permit, provide all conditions of approval have been complied with, does not have a time limit. Extensions of time may be granted by the Planning Commission upon demonstration of good cause. 15. The appeal period for a Conditional Use Permit application is 15 calendar days from the date of project approval. Permits will not be issued until the appeal period has concluded. 16. The project is subject to the City of Palm Springs Water Efficient Landscape Ordinance. The applicant shall submit an application for Final Landscape Document Package to the Director of Planning Services for review and approval prior to the issuance of a building permit. Refer to Chapter 8.60 of the Municipal Code for specific requirements. 17. Prior to issuance of a grading permit, a Fugitive Dust and Erosion Control Plan shall be submitted and approved by the Building Official. Refer to Chapter 8.50 of the Municipal Code for specific requirements. 18. The grading plan shall show the disposition of all cut and fill materials. Limits of site disturbance shall be shown and all disturbed areas shall be fully restored or landscaped. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 25 of 36 19. Separate architectural approval and permits shall be required for all signs. A detailed sign program shall be submitted for review and approval by the Planning Commission prior to issuance of building permits. 20. All materials on the flat portions of the roof shall be earth tone in color. 21. All awnings shall be maintained and periodically cleaned. 22. All roof mounted mechanical equipment shall be screened from all possible vantage points both existing and future per Section 9303.00 of the Zoning Ordinance. The screening shall be considered as an element of the overall design and must blend with the architectural design of the building(s). The exterior elevations and roof plans of the buildings shall indicate any fixtures or equipment to be located on the roof of the building, the equipment heights, and type of screening. Parapets shall be at least 6" above the equipment for the purpose of screening. 23. No exterior downspouts shall be permitted on any facade on the proposed building(s) which are visible from adjacent streets or residential and commercial areas. 24. Perimeter walls shall be designed, installed and maintained in compliance with the corner cutback requirements as required in Section 9302.00.D. 25. The design, height, texture and color of building(s), fences and walls shall be submitted for review and approval prior to issuance of building permits. 26. The street address numbering/lettering shall not exceed eight inches in height. 27. Construction of any residential unit shall meet minimum soundproofing requirements prescribed pursuant to Section 1092 and related sections of Title 25 of the California Administrative Code. Compliance shall be demonstrated to the satisfaction of the Director of Building and Safety. 28. Submit plans meeting City standard for approval on the proposed trash and recyclable materials enclosure prior to issuance of a building permit. 29. Details of pool fencing (material and color) and equipment area shall be submitted with final landscape plan. 30. No sirens, outside paging or any type of signalization will be permitted ,except approved alarm systems. 31. No outside storage of any kind shall be permitted except as approved as a part of the proposed plan. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 26 of 36 32. Vehicles associated with the operation of the proposed development including company vehicles or employees vehicles shall not be permitted to park off the proposed building site unless a parking management plan has been approved. 33. Prior to the issuance of building permits, locations of all telephone and electrical boxes must be indicated on the building plans and must be completely screened and located in the interior of the building. Electrical transformers must be located toward the interior of the project maintaining a sufficient distance from the frontage(s) of the project. Said transformer(s) must be adequately and decoratively screened. 34. The applicant shall provide all tenants with Conditions of Approval of this project. 35. Loading space facilities shall be provided in accordance with Section 9307.00 of the Zoning Ordinance. Said facilities shall be indicated on the site plan and approved prior to issuance of building permits. 36. Standard parking spaces shall be 17 feet deep by 9 feet wide; compact sized spaces shall be 15 feet deep by 8 feet wide. Handicap parking spaces shall be 18 feet deep by 9 feet wide plus a 5 foot walkway at the right side of the parking space; two (2) handicap spaces can share a common walkway. One in every eight (8) handicap accessible spaces, but not less than one (1), shall be served by an 8 foot walkway on the right side and shall be designated as "van accessible". 37. Handicapped accessibility shall be indicated on the site plan to include the location of handicapped parking spaces, the main entrance to the proposed structure and the path of travel to the main entrance. Consideration shall be given to potential difficulties with the handicapped accessibility to the building due to the future grading plans for the property. 38. Compact and handicapped spaces shall be appropriately marked per Section 93.06.00.C.10. 39. Curbs shall be installed at a minimum of five (5) feet from face of walls, fences, buildings, or other structures. Areas that are not part of the maneuvering area shall have curbs placed at a minimum of two (2) feet from the face of walls, fences or buildings adjoining driveways. 40. Parking lot light fixtures shall align with stall striping and shall be located two to three feet from curb face. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 27 of 36 41. Islands of not less than 9 feet in width with a minimum of 6 feet of planter shall be provided every 10 parking spaces. Additional islands may be necessary to comply with shading requirements. 42. Shading requirements for parking lot areas as set forth in Section 9306.00 of the Zoning Ordinance shall be met. Details to be provided with final landscape plan. 43. Parking stalls shall be delineated with a 4 to 6 inch double stripe - hairpin or elongated "U" design. Individual wheel stops shall be prohibited; a continuous 6" barrier curb shall provide wheel stops. 44. Concrete walks with a minimum width of two (2) feet shall be installed adjacent to end parking spaces or end spaces shall be increased to eleven (11) feet wide. 45. Tree wells shall be provided within the parking lot and shall have a planting area of six feet in diameter/width. POLICE DEPARTMENT 46. Developer shall comply with Article 11 of Chapter 8.04 of the Palm Springs Municipal Code. BUILDING DEPARTMENT 47. Prior to any construction on-site, all appropriate permits must be secured. ADA COORDINATOR 48. Disabled parking spaces require an 8 foot wide access aisle to meet the "van accessible" requirements and 5 foot wide access aisles for non-van spaces. The spaces must be located near primary entrances of the building they serve — CBC code 1129.13.4. 49. An 8 foot 2 inch high clearance is required for disabled parking for van clearance. 50. All disabled parking spaces are required to provide distinguishing signs and the words "NO PARKING" which are to be painted within the access aisles. 51. Accessibility for Group R Occupancies (Hotels, Motels, Inn's etc ) CBC Code 1111 B.4.2 requires at least one room with a roll in shower if there are from'0 to Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 28 of 36 25 total rooms. The plans do show two accessible rooms with bath tubs and two accessible rooms with showers. The question is if these are "roll in showers' that can accommodate a wheelchair user. 52. All recreational facilities including swimming pools are required to be accessible CBC code 1111 B.3. FIRE 53. Automatic Fire Sprinklers: An approved, automatic Fire Sprinkler System is required for all buildings over 3000 sq ft, including the Frey building. 54. Smoke Detector Installation: Provide Smoke Detectors. Detectors shall receive their primary power from the building wiring, and shall be equipped with a battery backup. (310.9.1.3 CBC) 55. Fire Extinguisher Requirements: Provide one 2-A:10-B:C portable fire extinguisher for every 75 feet of floor or grade travel distance for normal hazards. Show proposed extinguisher locations on the plans. (1002.1 CFC) Extinguishers shall be mounted in a visible, accessible location no more than 5 feet above floor level. Preferred location is in the path of exit travel near an exit door. 56. Plot Plan: Prior to completion of the project, a 8.5"x11" plot plan shall be provided to the fire department. This shall clearly show all access points, fire hydrants, knox box locations, fire department connections, unit identifiers, main electrical panel locations, sprinkler riser and fire alarm locations. Large projects may require more than one page. 57. Premises Identification: Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. 58. Fire Alarm System: Fire Alarm System required. Installation shall comply with the requirements of NFPA 72. 59. Parking Structure: Capable of supporting a vehicle weighing 20,000 pounds and 8'6" in height. A Class III Standpipe system is required and shall be installed in accordance with the 98 CFC, Art. 10, Sec. 1004, and 98 CBC, Ch. 9, Std. 9-2 and Sec. 903. Hose will not be required. Planning Commission Staff Report Case 5.1085 CUP Pali-House ,July 12, 2006 Page 29 of 36 ENGINEERING 60. The Engineering Division recommends that if this application is approved, such approval is subject to the following conditions being completed in compliance with City standards and ordinances. 61. Before final acceptance of the project, all conditions listed below shall be completed to the satisfaction of the City Engineer. STREETS 62. Any improvements within the public right-of-way require a City of Palm Springs Encroachment Permit. 63. Submit street improvement plans prepared by a registered California civil engineer to the Engineering Division. The plans shall be approved by the City Engineer prior to issuance of any building permits. BELARDO ROAD 64. Remove the existing curb and gutter located 28 feet west of centerline (including the curb and gutter taper), and replace with a 6 inch curb and gutter located 20 feet west of centerline adjacent to the parcel identified by APN 513- 151-041, in accordance with City of Palm Springs Standard Drawing No. 200. 65. Remove the existing curb and gutter located adjacent to the parcel identified by APN 513-151-040 and construct an appropriate taper to match the curb and gutter located at 20 feet west of centerline, as approved by the City Engineer. 66. Remove the existing street improvements as necessary to construct a 26 feet wide driveway approach in accordance with City of Palm Springs Standard Drawing No. 201. The centerline of the driveway approach shall be located a minimum of 19 feet from the north property line. 67. Remove the existing street improvements as necessary to construct two driveway approaches to accommodate bay parking stalls along the Belardo Road frontage in accordance with City of Palm Springs Standard Drawing No. 201. Bay parking stalls shall be located on-site, behind sidewalk, and not within public right-of-way. A 4 feet wide sidewalk shall be constructed between the top of the driveway approach and the back of the bay parking stalls, as indicated in Standard Drawing No. 201, unless an alternative pedestrian path of travel is provided on-site in front of the bay parking stalls, subject to the review and approval of the ADA Coordinator and City Engineer. An on-site pedestrian path of travel shall be accessible, and located within a public sidewalk easement dedicated to the City. Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 30 of 36 68. Remove the existing sidewalk adjacent to the parcel identified by APN 513- 151-041, and construct an 8 feet wide sidewalk along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 69. Construct pavement with a minimum pavement section of 3 inches asphalt concrete pavement over 6 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 110. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 70. All broken or off grade street improvements shall be repaired or replaced. CAMILLA ROAD 71. Dedicate an easement 4 feet wide along the back of the two proposed driveway approaches for sidewalk purposes. 72. Remove the existing street improvements as necessary to construct a 6 inch curb and gutter, located 20 feet east of centerline along the entire frontage, in accordance with City of Palm Springs Standard Drawing No. 200. 73, Remove the existing street improvements as necessary to construct two driveway approaches to accommodate bay parking stalls along the Cahuilla Road frontage as shown on the approved site plan, in accordance with City of Palm Springs Standard Drawing No. 201. The proposed bay parking stalls shall be relocated on-site, behind sidewalk, and not within public right-of-way. A 4 feet wide sidewalk shall be constructed between the top of the driveway approach and the back of the bay parking stalls, as indicated in Standard Drawing No. 201. 74. Remove the existing street improvements as necessary to construct a 5 feet wide sidewalk behind the curb along the entire frontage in accordance with City of Palm Springs Standard Drawing No. 210. 75. Construct pavement with a minimum pavement section of 2'/2 inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum' subgrade of 24 inches at 95% relative compaction, or equal, from edge of proposed gutter to clean sawcut edge of pavement along the entire frontage in, accordance with City of Palm Springs Standard Drawing No. 110 and 305. If an alternative pavement section is proposed, the proposed pavement section shall Planning Commission Staff Report Case 5.1085 CUP Pali-House .Duly 12, 2006 Page 31 of 36 be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. 76. All broken or off grade street improvements shall be repaired or replaced. BARISTO ROAD 77. All broken or off grade street improvements shall be repaired or replaced. SANITARY SEWER 78. All sanitary facilities shall be connected to the public sewer system. New laterals shall not be connected at manholes. 79. The on-site private sewer system shall not connect to any existing sewer manhole within Belardo Road, Cahuilla Road, or Baristo Road. The on-site sewer system shall connect to the sewer main with a standard sewer lateral connection in accordance with City of Palm Springs Standard Drawing No. 405. 80. All on-site sewer systems shall be privately maintained by a Home Owners Association (HOA). Provisions for maintenance of the on-site sewer system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. GRADING 81.Submit a Precise Grading and Paving Plan prepared by a California registered civil engineer to the Engineering Division for review and approval. The Precise Grading and Paving Plan shall be approved by the City Engineer prior to issuance of grading permit. 82. A Fugitive Dust Control Plan shall be prepared by the applicant and/or its grading contractor and submitted to the Engineering Division for review and approval. The applicant and/or its grading contractor shall be required to comply with Chapter 8.50 of the City of Palm Springs Municipal Code, and shall be required to utilize one or more "Coachella Valley Best Available Control Measures" as identified in the Coachella Valley Fugitive Dust Control Handbook for each fugitive dust source such that the applicable performance standards are met. The applicant's or its contractor's Fugitive Dust Control Plan shall be prepared by staff that has completed the South Coast Air Quality Management District (AQMD) Coachella Valley Fugitive Dust Control Class. The applicant and/or its grading contractor shall provide the Engineering Division with current and valid Certificate(s) of Completion from AQMD for staff. that have completed the required training. For information on attending a Fugitive Dust Control Class and information on the Coachella Valley Fugitive Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 32 of 36 Dust Control Handbook and related "PM10" Dust Control issues, please contact AQMD at (909) 396-3752, or at www.AQMD.gov. A Fugitive Dust Control Plan, in conformance with the Coachella Valley Fugitive Dust Control Handbook, shall be submitted to and approved by the Engineering Division prior to approval of the Precise Grading and paving plan. 83. The first submittal of the Precise Grading and Paving Plan shall include the following information: a copy of final approved conformed copy of Conditions of Approval; a copy of a final approved conformed copy of the Tentative Tract Map; a copy of current Title Report; a copy of Soils Report; and a copy of a Hydrology Study. 84. Drainage swales shall be provided adjacent to all curbs and sidewalks to keep nuisance water from entering the public streets, roadways, or gutters. 86. A National Pollutant Discharge Elimination System (NPDES) stormwater permit, issued from the California Regional Water Quality Control Board (Phone No. 760-346-7491) is required for the proposed development. A copy of the executed permit shall be provided to the City Engineer prior to issuance of a grading permit. 86. In accordance with City of Palm Springs Municipal Code, Section 8.50.025 (c), the applicant shall post with the City a cash bond of two thousand dollars ($2,000.00) per disturbed acre for mitigation measures for erosion/blowsand relating to this property and development. 87. A soils report prepared by a California registered Geotechnical Engineer shall be required for and incorporated as an integral part of the grading plan for the proposed development. A copy of the soils report shall be submitted to the Building Department and to the Engineering Division prior to approval of the Grading Plan. 88. In cooperation with the Riverside County Agricultural Commissioner and the California Department of Food and Agriculture Red Imported Fire Ant Project, applicants for grading permits involving a grading plan and involving the export of soil will be required to present a clearance document from a Department of Food and Agriculture representative in the form of an approved "Notification of Intent To Move Soil From or Within Quarantined Areas of Orange, Riverside, and Los Angeles Counties" (RIFA Form CA-1) prior to approval of the Grading Plan (if required). The California Department of Food and Agriculture office.is located at 73-710 Fred Waring Drive, Palm Desert (Phone: 760-776-8208). Planning Commission Staff Report Case 5,1085 CUP Pali-House July 12, 2006 Page 33 of 36 DRAINAGE 89. This project may be required to install measures in accordance with applicable National Pollution Discharge Elimination System (NPDES) Best Management Practices (BMP's) included as part of the NPDES Permit issued for the Whitewater River Region from the Colorado River Basin Regional Water Quality Control Board (RWQCB). The applicant is advised that installation of BMP's, including mechanical or other means for pre-treating stormwater runoff, may be required by regulations imposed by the RWQCB. It shall be the applicant's responsibility to design and install appropriate BMP's, in accordance with the NPDES Permit, that effectively intercept and pre-treat stormwater runoff from the project site, prior to release to the City's municipal separate storm sewer system ("MS4"), to the satisfaction of the City Engineer and the RWQCB. If required, such measures shall be designed and installed on-site; and provisions for perpetual maintenance of the measures shall be provided to the satisfaction of the City Engineer, including provisions in Covenants, Conditions, and Restrictions (CC&R's) required for the development. 90. Provisions for the interception of nuisance water from entering adjacent public streets from the project site shall be provided through the use of a minor storm drain system that collects and conveys nuisance water to landscape or parkway areas, and in only a stormwater runoff condition, passes runoff directly to the streets through parkway or under sidewalk drains. The applicant shall submit a Hydrology Study that demonstrates how on-site nuisance water runoff will be effectively intercepted on-site prior to release to the adjacent public right-of-way. 91. No drywells or bubbler boxes shall be located within the public right-of-way. All on-site storm drain improvements shall be located on-site, and privately maintained. Provisions for maintenance of the on-site storm drain system acceptable to the City Engineer shall be included in the Covenants, Conditions and Restrictions (CC&R's) required for this project. ON-SITE 92. For on-site bay parking in residential and commercial zones, paving material shall be decorative paving, colored and/or patterned to relate to the overall design in accordance with Zoning Code 93.06.00.C.15.e. 93. The minimum pavement section for all on-site pavement shall be 2'h inches asphalt concrete pavement over 4 inches crushed miscellaneous base with a minimum subgrade of 24 inches at 95% relative compaction, or equal. If an alternative pavement section is proposed, the proposed pavement section shall be designed by a California registered Geotechnical Engineer using "R" values from the project site and submitted to the City Engineer for approval. lr J Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 34 of 36 GENERAL 94. Any utility trenches or other excavations within existing asphalt concrete pavement of off-site streets required by the proposed development shall be backfilled and repaired in accordance with City of Palm Springs Standard Drawing No. 115. The developer shall be responsible for removing, grinding, paving and/or overlaying existing asphalt concrete pavement of off-site streets as required by and at the discretion of the City Engineer, including additional pavement repairs to pavement repairs made by utility companies for utilities installed for the benefit of the proposed development (i.e. Desert Water Agency, Southern California Edison, Southern California Gas Company, Time Warner, Verizon, etc.). Multiple excavations, trenches, and other street cuts within existing asphalt concrete pavement of off-site streets required by the proposed development may require complete grinding and asphalt concrete overlay of the affected off-site streets, at the discretion of the City Engineer. The pavement condition of the existing off-site streets shall be returned to a condition equal to or better than existed prior to construction of the proposed development. 95. All proposed utility lines shall be installed underground. 96. In accordance with Chapter 8.04.401 of the City of Palm Springs Municipal Code, all existing and proposed electrical lines of thirty-five thousand volts or less and overhead service drop conductors, and all gas, telephone, television cable service, and similar service wires or lines, which are on-site, abutting, and/or transecting, shall be installed underground unless specific restrictions are shown in General Orders 95 and 128 of the California Public Utilities Commission, and service requirements published by the utilities. The existing overhead utilities across the west property line meet the requirement to be installed underground. A letter from the owners of the affected utilities shall be submitted to the Engineering Division prior to approval of a grading plan, informing the City that they have been notified of the City's utility undergrounding requirement and their intent to commence design of utility undergrounding plans. As soon as available, a plan shall be submitted to the Engineering Division identifying all above ground facilities in the area of the project to be undergrounded. Undergrounding of existing overhead utility lines shall be completed prior to issuance of a certificate of occupancy. 97. All existing utilities shall be shown on the Grading Plan required for the project. The existing and proposed service laterals shall be shown from the main line to the property line. 98. Upon approval of any improvement plan by the City Engineer, the improvement plan shall be provided to the City in digital format, consisting of a DWG Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 35 of 36 (AutoCAD drawing file) and DXF (AutoCAD ASCII drawing exchange file). Variation of the type and format of the digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. 99. The original improvement plans prepared for the proposed development and approved by the City Engineer shall be documented with record drawing "as- built" information and returned to the Engineering Division prior to issuance of a certificate of occupancy. Any modifications or changes to approved improvement plans shall be submitted to the City Engineer for approval prior to construction. 100. Nothing shall be constructed or planted in the corner cut-off area of any intersection or driveway which does or will exceed the height required to maintain an appropriate sight distance per City of Palm Springs Zoning Code Section 93.02.00, D. 101. All proposed trees within the public right-of-way and within 10 feet of the public sidewalk and/or curb shall have City approved deep root barriers installed per City of Palm Springs Standard Drawing No. 904. MAP 102. A Final Map shall be prepared by a California registered Land Surveyor or qualified Civil Engineer and submitted to the Engineering Division for review and approval. A Title Report prepared for subdivision guarantee for the subject property, the traverse closures for the existing parcel and all lots created therefrom, and copies of record documents shall be submitted with the Final Map to the Engineering Division as part of the review of the Map. The Final Map shall be approved by the City Council prior to issuance of building permits. 103. A copy of draft Covenants, Conditions and Restrictions (CC&R's) shall be submitted to the City Attorney for review and approval for any restrictions related to the Engineering Division's recommendations. The CC&R's shall be approved by the City Attorney prior to approval of the Final Map. 104. Upon approval of a final map, the final map shall be provided to the City in G.I.S. digital format, consistent with the "Guidelines for G.I.S. Digital Submission" from the Riverside County Transportation and Land Management Agency." G.I.S. digital information shall consist of the following data: California Coordinate System, CCS83 Zone 6 (in U.S. feet); monuments (ASCII drawing exchange file); lot lines, rights-of-way, and centerlines shown as continuous lines; full map annotation consistent with annotation shown on the map; map number; and map file name. G.I.S. data format shall be provided on a CDROM/DVD containing the following: ArcGIS Geodatabase, ArcView Shapefile, Arclnfo Coverage or Exchange file (e00), DWG (AutoCAD drawing Planning Commission Staff Report Case 5.1085 CUP Pali-House July 12, 2006 Page 36 of 36 file), DGN (Microstation drawing file), and DXF (AutoCAD ASCII drawing exchange file). Variations of the type and format of G.I.S. digital data to be submitted to the City may be authorized, upon prior approval of the City Engineer. TRAFFIC 105. A minimum of 48 inches of clearance shall be provided on all public sidewalks for handicap accessibility. Minimum clearance on public sidewalks shall be provided by either an additional dedication of a sidewalk easement (if necessary) and widening of the sidewalk along the Belardo Road, Cahuilla Road, and Baristo Road frontages of the subject property. 106. All damaged, destroyed, or modified pavement legends, traffic control devices, signing, striping, and street lights, associated with the proposed development shall be replaced as required by the City Engineer prior to issuance of a Certificate of Occupancy. 107. Construction signing, lighting and barricading shall be provided for on all projects as required by City Standards or as directed by the City Engineer. As a minimum, all construction signing, lighting and barricading shall be in accordance with State of California, Department of Transportation, "Manual of Traffic Controls for Construction and Maintenance Work Zones" dated 1996, or subsequent additions in force at the time of construction. 108. This property is subject to the Transportation Uniform Mitigation Fee which shall be paid prior to issuance of building permit. building will b renovated per earlier plans, there is a significant amount of dry rot to replace. The existing basem\this hat building will remain in tact and the mural will be reserved. Access to - - basement is a nforming stairway, a secondary stairway access will a constructed on the , opposite side towith exiting requirements. There is no use plan d for that area, but it will be preserved fo I future use. All roof tiles will be removed and aved to re-use. New roof tiles will be maT Stewart Williams' architecture will be m ntained with the addition of windows along t sid railings remain in tact. Currently ma i g plan check corrections and hope to have thng per 't this week with construction startin immediately and expect several months of const Final ro count will be from 45 to 58CASE 3.2743 - ICATION B ETREATS, INC. TO NOVATE THE TIKI SPA AT 1910 SOUTH CAMIN , ZONE R2, S TION 26: Staff member Alex Meyerhoff reported at this property i not a designated or listed property, was built in 1964, and is deemed to be of loca significance fid recognized as "Desert Polynesia". The applicant and staff are presenting the prop ed renov ?ion to let HSP Board and community know what is being proposed. The Tiki Spa has een Zed for about 18 months, some preliminary renovation has been done to determine the st a nd quality of the buildings. There were two elements in the proposed renovation that concer d staff: (1) elimination of two A-frame structures which staff feels is significant to the style of the chi cture; and (2), replacement of the remnants of the wood shakes with a slate roof. Applicant nd pro rty owner are now aware of the importance of the buildings, staff has provided details o he Desert olynesia style and applicant/owners are in the process of revising their submit/to sentially leave II roof lines in place and replace with a fireproof wood shake roof, based availability of that aterial. The property had fallen into disrepair over the years and the reploratory work dete ined that the walls are still in fairly good shape, so the intent is to renostore, and operate t property as a hotel. There is no expansion, additional square footaggoms proposed, but will -landscape, and repair the roof. Haven't been able to identify the original architect. Board Members expressed various concerns - maintain the Tiki sty roof lines, renovate, and restore. They further complimented staff, applicant, and'owners in reco nizing the significance of this property and even though it is not currently listed on the Historic Resou s Survey of 2004, it is important to the City of Palm Springs because of it's "Desert Polynesia style." .John Williams and Jim Isermann volunteered to act as a sub-committee of this HSP Board and work with staff and the app(icant/owners. ~\ - .. er rng eo repo e " em ers a on an "Sc for awalk- tlhru of the property and today's overview is an update, the Board is not asked for any action, but comments, ideas, questions, etc. are welcomed. All Board members were sent a copy of the historic J, assessment of the Orchid Tree Inn dated April 2005. 9 r\� Matt Fisher, with Palisades Development Group, explained that his group is a Santa Monica real K estate and development group specializing in urban development, mixed-use, and adaptive re-use projects. The Orchid Tree project is very special with significant historic values and Jan Ostashay of F'CR Services was hired to do a thorough historic resource assessment before anything was done on or to the property. This report clearly showed that preservation aspects would be entailed along with new construction. A Santa Monica architectural firm has been hired because of their adaptive re-use expertise. Jan Ostashay of PCR Services detailed the project's seven (7) properties. There were reviewed at the local, state, and federal levels and it was determined that the Albert Frey building and the Pars 2 of 5 00 bungalow/motel courts were of the most historic significance. The Orchid Tree Inn Motel complex is a bungalow court comprised of about ten (10) buildings. The Albert Frey apartment complex is a two-story modern structure. To the west side there is a Craftsman bungalow, to the north there is a one and one-half story apartment complex built in the late 1940's. The lot to the north on Cahuilla is a small duplex of Spanish Colonial style built in the late 1920's. In the northwest corner is what used to be called The Desert House Motel, built in about 1941. The complex above the Frey building off Belardo at the north end of the property is a four-unit apartment complex built around 1938. The property owner kept buying lots and complexes thru the 1970's, and there are now approximately 45 units. Photos of each of the buildings surveyed are shown in the booklet, many of them taken when the buildings were in their original state. Member John Williams questioned the Craftsman Bungalow being dismissed as not significant noting that there have been changes, but no real changes to the "footprint", and asked if this bungalow is considered for renovation or to be retained as part of the project? Ms. Ostashay reported an addition to the back and some of the exterior walls have been changed. The arroyo stone is an addition and is faux stone. Key elements to that building are a nice stone chimney and inside mantel, but overall, it's integrity has been modified substantially with faux materials. The existing front porch is not original, and the original screened-in back porch has been entirely enclosed with only a portion of it now being screened. Chairman Scott and Member ts�r did a walk-thru and indicated that when really viewing the ^building, it is obvious why this bungalow is not a representative example. Matt Fischer explained the assessment revealed a real challenge to retain it in the overall project. It could be maintained in photographs or other archival details, but based on it's location. This is a 2- plus acre unique mixed-use project at 261 South Belardo Road. The proposal is to preserve the Albert Frey and Bungalow Court historic structures. These will be operated as hotel use. The second acre will be new construction comprised of an 8-plex, a 16-plex for 24 residential condo of for-sale units, a subterranean parking garage under this section, and some ground level parking. New construction height limit is 24 ft. so underground parking is a requirement. The interior of the 11 bungalow court units will be renovated and used as hotel rooms with two of the units being connected to accommodate a larger group/family. The exteriors are in good condition without a great deal of work. The Albert Frey building is the former Premiere Apartments that were moved to the present location in the 70's. This building will be restored with a 1,000 sq. ft. commercial bar spare added with two hotel units on the ground level and seven units on the second level. The 8-plex units will be simple and efficient with end units being two-story townhomes, interior units will all be two-bedroom, two-bath flats. Every unit will have its own private outdoor space via the entry and rear patio with a small spa. Current plans include upstair units with small spas on the decks accessed by small, exterior stairways from the ground level. The 16-plex will be similar with townhomes on the end and interior flats. Architecture of the new construction will be very "clean-line" contemporary style tied into the other structures by the landscaping and courtyards. Off the entry areas will be a small stairwell to the top units and ground level entries to the ground units. There are two pools, one earmarked for hotel use and ohe for the condo use. Board concerns were discussed and applicant/owners agreed to be sensitive to, historic preservation and to having a mixed-use project that is compatible within the project and to surrounding properties. PagP,3 of 5 t9t (1;n7 A neighborhood meeting is planned before the project goes into construction. Board Members asked to see the elevations, final plans for the bar area, and commented that the "curved screens" on the original Frey building were lost in prior modifications and hopes they can be brought back during the restoration. Staff Member Jing Yeo explained that the Board's role on this project is similar to that of the Colony Palms and Racquet Club - - conceptual review and comments on pre-apps, relationship of new construction to existing, plans brought back as they process, etc. . AGENDA ITE mw HSPB SITE#42-WEXLER/S -L HOME: Board Member Isermann excuse himself explaining that he lives ne oor to the applicant. Staff member Jing Yeo explained `at the owners could not atten oday, are recent purchasers of the property, entered into the cont with the City of Palm Spr. s, and they fully understand the provisions of the Mills Act contract Vrements. M/SIC (S. Williams/J.Williams) 5 Ye assady, Scott, Ha S.Williams, J. Williams), 0 No, 0 Absent, 1 Abstention (Isermann)to app the application ubmitted. Mr. Isermann rejoined the meeting. AGENDA ITEM #3: MEDIA OUTREAC B-CO EE UPDATE-BOARD MEMBER JOHN WILLIAMS Member J. Williams will be attending sev i rhood associations meetings within the next -few weeks to discuss how this Board functi scuss the ordinance, Class 1 and 2 sites, what Class 3 represents, and the survey of 20 report back as more meetings are attended. Survey samples and Architectural Guides wer ed to show and/or to sell to meeting attendees. ,AGENDA ITEM#4: HISTORIC SITE PLAQ Y UPDATED-STAFF Staff member Jing Yeo reported that five aq h ve been received, photos of the new plaques were passed around, and two samples on di ay om the new company being used. Staff will start working with Ms. Joey English the pla a 272 Camino Buena Vista, Historic Site Designation #48. Board members w iven colo of of plaque samples for their Board books along with a list of plaque location wnd visibility po ntial use when speaking with property owners who may be interested in d ating their pro ie AGENDA ITEM #5: DISCUSSI F CITY'S HISTOR `.P SERVATION ORDINANCE (Chapter 8.05 PSMC), DUTIES, ACTIVI ETC. tip, Nothing to report. ,. , , AGENDA ITEM #6: PA/SPRINGS PRESERVATION` OU DATION - BOARD MEMBER SIDNEY WILLIAMS. The Foundation is prepX�ring the schedule for next year, Nov ber 12, 2005 will be the Annual Preservation Tour, and he subject will be E. Stewart Williams' Arc ect e. AGENDA ITEM#7: PALM SPRINGS HISTORICAL SOCIETY- ME R IM HAYTON Nothing to report. ,, AGENDA ITEM#8: PALM SPRINGS MODERN COMMITTEE - MEMB R4QHN WILLIAMS Pvje 4 of 5 Ur�r��l HS'PB Meeting Minutes Page 3 of 8 Tuesday, June 13, 2006 R� C. NEW BUSINESS: (1) Orchid Tree Presentation (Application, Staff Report, and Historic Assessment sent with Board packet last month) Case 5.1085 CUP TTM 34019 an application by Pali-Palm Springs LLC. to sub-divide one lot for development of 34 residential condo units, one commercial condo unit comprised of a nine- room hotel, and one commercial condo unit comprised of a bar for accessory use to hotel, The proposal includes some demolition and renovation to a Class 3 Historic Site, formally known as The Orchid Tree Inn, Cultural Study completed, 261 South Belardo Road, listed in the 2004 Historic Survey. (originally brought before HSPB June 14, 2005) Subcommittee: Bill Scott, James Hayton Staff explained that this application involves several items (1) demolish certain buildings; (2) restore certain buildings; and (3) construct a new residential component. Photos displayed for review. Staff Report gave comprehensive report on important issues. Historic Assessment was also in Board packet. Applicant has held several neighborhood meetings, presented to Architectural Advisory Committee 6-12-06. AAC was mainly concerned with the new construction. Board asked about Page 5 first paragraph where it stated that the project is an "in-fill urban development and could potentially be eligible for an in-fill exemption." Staff explained that in a CEQA process regarding properties with historic significance, with lead agency, boards, and community input a decision has to be made on the environmental effect of the project. One of the things considered is if project may cause a substantial adverse change in the significance of a historic resource. There needs to be an awareness of this during today's review. The outcome of this meeting and from the AAC meeting will be one of factors to determine whether there will be a CEQA document written or considered for a CEQA In-fill Exemption. Matt Fisher, Palisades Development Group based in Santa Monica, explained that one-half of the site is preservation and the other half is demolition for new construction. The three key items in this project are (1) bungalow courts in the preserved area to be brought back to true form; (3) Albert Frey building will be preserved and restored; and (3) new construction. Jan Ostashay, Director of Cultural Resources Management, Irvine and Santa Monica, prepared the Historic Assessment, looked at and reviewed the entire property and explained the process for preparing the Assessment and the recommendations contained in this report. The full report was provided in the Board packets. Board questions and concerns: Properties B & C are listed as 5S3 which indicate local historical significance, yet property B is recommended to be demolished. Bungalow was built in circa 1927. Two structures in Palm Springs pre-date that, both are on the Village Green and were relocated to that site. Potentially this is the third oldest building in Palm Springs. The assessment of that property"Craftsman Bungalow idiom" (page 30 - third paragraph). Is this the only example of this type of housing stock in Palm Springs? Is this something the Board should look into before considering demolition? Could it be moved to a different location - has this been researched? A display of historic information, photos, documents, etc. is suggested somewhere in this project for those buildings that cannot be restored. The bungalow is the most historic of those not being preserved and the statement on (page 27) "wood frame construction and clad in non-original stucco" —could that stucco be removed to reveal the'origipal wood frame? The staircase-planters of the Premiere Apartments were possibly designed by Frey and should not be demolished. Historical Society has magazines and photos that document Albert Frey was there the day of the move. There are several avenues that could be explored - example taking the stucco off the bungalow to see what's beneath. Metal window frames on the bungalows. There is a HSPB Meeting Minutes Page 4 of 8 Tuesday, June 13, 2006 Class 1 site (Church) next door that will be impacted the project. Board member Jade Nelson suggested that item A and C be incorporated into the courtyard bungalows, because they are so close together in proximity, this should be further investigated for classification because of the dates built. Board requested staff order the Secretary of Interior Standards (it can be downloaded). Matt Fisher, project developer, indicated that they will donate this bungalow if someone wants to move it. It will be a great hardship to continue with this project if maintaining this bungalow. A historic display will certainly be considered. Allison Massett, project architect with Killefer Flammang, explained the process that will be used for the buildings being restored. Materials similar to those originally used will be used when original materials cannot be used. Greg Smith, Palisades Development, discussed and explained the color selections and the style of the new construction and Ms. Ostashay explained how this was looked at from an indirect impact and considered in the assessment. A lot of the colors are taken from the desert palette of the Albert Frey building. Exterior is a beige color, the gate will be a mauve color, the Bris Soleil (msp) will be a sage color....all colors are similar to Frey's original colors. PUBLIC COMMENTS: Bob Hobling commented that the Orchid Tree Inn complex process is very important project. The developer is trying to preserve the bungalows and trying to bring back the Albert Frey building and put some luster in it. This is going to a good and better project— it should move forward. Roxann Ploss commented that the General Plan of 1993 emphasized the importance of the pedestrian quality in Palm Springs. The Tennis Club area has that quality. The design of this project has changed and gotten better, but in demolishing the buildings, the pedestrian corridor quality is lost. Urges developer to work around the craftsman buildings. Sheryl Hamlin complimented this Historic Assessment, very thorough and one of the best submitted. It read like a guide to historic tourism in Palm Springs. Felt that a ranking that encompasses the entire compound is important and urges that the entire compound be restored. Frank Tysen commented that the Orchid Tree, as an entire property, should be a Class 1 Historic site. It is important nationally and has been listed in the National Trust for Historic Preservation Travel Guide until last year and is a valuable asset to the Tennis Club area and the City as a whole. This project should not have an exemption and should have a stay of demolition and be a Class 1 Historic Site. Robert Imber re-iterated that his business is tourism related to architecture whose clients spend thousands of dollars in Palm Springs primarily for its historic properties and architecture. Urged the "Historic Site Preservation Board" to give more consideration to saving this project. PUBIC COMMENTS CLOSED Board Member John Williams stated that he finds it disturbing that there have been no photos or renderings found of the other buildings, so they are going to be replaced with new structures. Urges the Board to take more time to look at the Craftsman Bungalow, try to find more documents, photos, etc. to see if it could be brought back to it's original style and state. It is of concern to lose a 1915 building, when it has not been really researched with saving in mind. Item "B" was built in 1927 - again, no photos, renderings, drawings of this building, but surely they could be found. HSPB Meeting Minutes Page 5 of 8 Tuesday, June 13, 2006 Board member J. Williams moved that the Board not take any action today and to ask the developer and its agent to try to find more historical records of those two buildings in particular, do a little more research on returning the bungalow to its original look, and to come back to this Board next month. Board member Jade Nelson seconded the motion with an amendment for a six-month stay of demolition. Board member J. Williams explained that his motion is not asking for a stay of demolition, is not suggesting that the eventual outcome will be anything other than demolition, just asking for more research before Board decides that this building will be lost, and asks that the public, Board members, the developer, and its agent try to find more information. It is troublesome that this Board is trying to make a decision when all the homework does not appear to have been done. A stay of demolition is always a possibility for a Class 3, but he does not feel it should be part of this motion. Board member Jim Isermann indicated he will second Mr. Williams motion. Stated he likes the project very much, feels the restoration of the bungalows and the Frey buildings is outstanding, but is not comfortable moving forward because it seems slightly arbitrary which buildings are significant and which ones are not. Evidence has not been presented to rule them out. Board member J. Williams agreed with Mr. Isermann's statements. Chairman Hayton commented that he also feels there is not enough emphasis placed on the Craftsman bungalow in terms of how that could be preserved or how it could be memorialized or moved. There needs to be a Plan B on that building. Doesn't want to see a fenced in, deteriorating site because the project is being held up. Board member J. Williams further commented that the applicant went before the Architectural Advisory Committee on June 12 and has to come back to that Committee as well so another month is required. Matt Fisher, developer, indicated that the AAC liked the project, basically blessed the site plan and the massing and scale of the projects with all components. There are some features to be re-analyzed regarding the new construction. Clearer direction at the beginning would have been more helpful and would have avoided some of the delays that will now be occurring. That is the main reason this project was presented to this Board a year ago. Staff advised that the developer is not obligated at this point to do further study. The cultural resources survey done in April 2005 does follow all of the standards for this kind of research. The only action available to this Board today is to make a motion to have these sites classified at a higher designation than Class 3. But, based on the findings in the reports presented to the Board, all these properties will not qualify for higher designation. Board member Bill Scott asked for further information from the cultural assessment person. Ms. Ostashay discussed this project at length with Sally McManus from the Palm Springs Historical Society who had pulled a large stack of documents and materials. Peter Moruzzi was contacted for additional documents and materials. Researched the UCLA and Huntington Libraries, the Whittier and UCLA photographic collections. Open to other suggestions to where information might be, but exhausted all information available. Matt Fisher explained they are receptive to relocation, the reality is another matter. Not sure what the process is to relocate a building and it could take over a year to facilitate. HSPB Meeting Minutes Page 6 of 8 Tuesday, June 13, 2006 Staff indicated that there may not be a lot of time between Planning Commission meeting, if in fact there is no environmental document required. There may have been confusion in this statement, it is not the role of this Board to make a determination on whether there is an in-fill exemption or not. Board member John Williams restated the motion to ask the developer, the agent, and the historical assessor and everyone in the community and around this table to try to find documentation particularly on Section A & B, do more assessment of the additions and how permanent they were, particularly again on the bungalow "A" and come back next month and make some decisions. It is premature at this time for this Board to recommend to the City Council that we demolish these buildings. Board member Jim Isermann seconded and stated that this should not be characterized as a negative response to the project. When this was presented in June 2005, this Board did not have the community input which has been presented sine then, which would be irresponsible to ignore. Asking for further documentation for another month is a reasonable response to everyone. // Vote called for: Yes, 3 No, 0 Absent, 0 Abstention to bring back more documentation and vote at the July meeti \including `7 (2) Hamrick HApplication for a HSPB Class 1 Designation - #50 / 875 West anyon Road Subcommittee: Jade Nelson, Sidney Williams Subcommittee Nend . Williams' report after visiting the site r commended approval to move forward with the Cldesig ation. Board concerns wout the a dition to the roof in 1981. C mmittee reported that it is not offensive to the house nor dfrom the hi toric value. Board member Siilliams move to recommend the Hamrick property become classified as a Class 1 Historic Si iincluding all p viously p�e Bitted work that includes the new pool. Mr. Riley abstainerting that he did not a an chance to visit the site. MIS/C (S.Williamlson) 5 Yes, 0 1 bsent, 1 Abstention to recommend the Hamrick property and all previously permitted ork as Class 1 Historic Site - #50. Board member John Williams aske about the legali of classifying a site if a member has not seen it and if staff could comment and/or research this. Staff reported that some citi ' ordinances include this re triction; however, the Palm Springs Historic Preservation Ordinance do s not require a personal visit b those voting. This may be one of things items to list for review an possible revisions to the Ordinance. Board member Bud .ey asked that this be listed and if it has to o to Council. He doesn't see how a Board member coul possible vote if they haven't seen the property:Zo the last 30 days. (3) 647 Gr via Valmonte Demolition Case .2912 - Larry Armijo, agent for Chad Hertz, owner, folition of a Class 3 structure down 0 rough grade, including pool at 647 Granvia Valmont R1 B, Section 11: A Staff R port on this project was in the Board packets. Color copies of the photos were passed around s the on of the property is more evident. The building is designated Class 3 by nature of its age being built in 1936. There have been numerous additions and renovations over the years that L Pr r;l ".J CITY OF PALM SPRINGS HISTORIC SITE PRESERVATION BOARD Large Conference Room — City Hall — 3200 East Tahquitz Canyon Way Tuesday, July, 11, 2006 @ 8:15 a.m. A G E N D A - REVISED 1. CALL TO ORDER- 8:15 a.m. 2. ROLL CALL 3. REPORT OF POSTING OF THE REVISED AGENDA - Agenda available for public access at the Council Chamber Bulletin Board and the Planning Services Department counter by 4:00 p.m.,Friday,July 7,2006. 4. APPROVAL OF MINUTES: June 13, 2006 5. PUBLIC COMMENTS - 3-minute time limit per person on matters within jurisdiction of the HSPB Board. 6. ELECTION OF OFFICERS FOR YEAR 2006/2007 7. PUBLIC HEARING: A. CHAIRMAN'S REPORT B. UNFINISHED BUSINESS: (1) Orchid Tree Presentation (Application, Staff Report, and Historic Assessment sent with Board packet last month) Case 5.1085 CUP TTM 34019 an application by Pali-Palm Springs LLC. to sub-divide one lot for development of 34 residential condo units, one commercial condo unit comprised of a nine-room hotel, and one commercial condo unit comprised of a bar for accessory use to hotel, The proposal includes some demolition and renovation to a Class 3 Historic Site, formally known as The Orchid Tree Inn, Cultural Study completed, 261 South Belardo Road, listed in the 2004 Historic Survey. (originally brought before HSPB June 14, 2005) Subcommittee: Bill Scott, James Hayton ACTION: Continued from last meeting to seek additional information on 1915 bungalow. (2) GTE Building -Case 3.1277 - 369 North Palm Canyon Drive. (GTE Building Historic Designation #26). Subcommittee: Jim Isermann, Bill Scott, John Williams ACTION: Resolve paint color selection. (3) ATM shelter at Washington Mutual Bank at 499 South Palm Canyon Drive. Case 3.833 - Subcommittee: Sidney Williams, Jade Nelson. ACTION: Update on discussion with Washington Mutual Bank. C. NEW BUSINESS: (1) Case 5.1046 -Agua Palm Springs - Update on WWII Tie-Downs Agua Palm Springs "156@Tahquitz" project - the re-subdivision of 24 acres to c6nstruct 156 condominiums within PD 71A at 2705 East Tahquitz Canyon Way. HISTORIC RESOURCES ASSESSMENT REPORT ORCHID TREE INN 261 South Belardo Road Palm Springs, California 92262 (APNs: 513-152-014,-018,-019,-020) Historic Resources Survey and Evaluation Prepared for Palisades Development Group 1416 Second Street Santa Monica, California 90401 Prepared by: Jan Ostashay, Principal Investigator PCR Services Corporation One Venture, Suite 150 Irvine, CA 92618 April 2005 I. INTRODUCTION A. INTRODUCTION This assessment report, completed by PCR Services Corporation (PCR), documents and evaluates the federal, state, and local significance and eligibility of the property located at 261 South Belardo Road in Palm Springs, Riverside County, California. This assessment report includes a discussion of the survey methodology used, a brief historic context of the property and surrounding area, and the identification and evaluation of the subject property. Completed State Department of Parks and Recreation (DPR) inventory forms are attached for the assessed property. This report does not, however, discuss potential impacts or mitigation measures for any specific project that may be related to this property. The Orchid Tree Inn property covers most of the block bounded by Belardo Road to the east, Baristo Road to the south, Cahuilla Road to the west, and Arenas Road to the north. The subject property consists of four parcels (APNs 513-152-014, 513-152-019, 513-152- 018, 513- 152-020) of primarily flat terrain that together comprise the entire Orchid Tree Inn site, which is sited with a primary entrance along the west side of South Belardo Road. The property contains seven primary improvements with a number of structures associated with these improvements. The subject property is located within an area that is both commercial and residential in use. The main strip of downtown Palm Springs is one block east of the subject property, which runs along Palm Canyon Drive and Indian Canyon Drive.(See Figure I-1, Regional Map on following page). B. METHODOLOGY The historic resource assessment was conducted by PCR's cultural resources personnel Jan Ostashay, Director of Cultural Resources Management. In order to identify and evaluate the subject property as a potential historic resource, a multi-step methodology was utilized. A records search and review of the National Register of Historic Places (National Register) and its annual updates, the 2005 California Historic Resources Inventory maintained by the State Office of Historic Preservation (OHP), and the City of Palm Springs Historic Resources Inventory were performed to determine if the property had been previously recorded and/or evaluated for historical significance. The results of this search indicate that a portion of the subject property, the Albert Frey designed two-story apartment building and the U-shaped grouping of Spanish style bungalow units that comprise the original Orchid Tree Inn, have been previously surveyed and recorded on a single OHP Primary Record form (DPR 523A). This recomraissance level assessment, completed in 2003 by Architectural Resources Group, did not evaluate these structures for historical or architectural significance. The other buildings on the site that 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page I 1 I 1 39$ \ 247 1 ll 1B 14 s is 138 LOS ANGELES 2 to 247 I ' 30 8 39 iB Bu G (� 15 330 133 \ as 3o rnardino s Angel s� bra aid in P k • a 0 ucamonga n i Eas g le on or Wes[C vi _— Monte IIo• -�- 'coRiv —_—_ _—r_—_—_—_—_62 I I Whi ier Q\ ney 142 versi Flow t r nval 60 co lori n o ul erton I 91 r 91 79 ill do Beac ' ar n Torra k o aim e \ range prings nR ,Gar rove 243 r✓' e mins ORANG�-_ 74 S Ana Huntington Be h' unl n Vail I'1 I e % 74 a Mesa 215 79 Newport Be -Mission Vie a 74 p 1 14 / PROJECT SITE a�� c 79 ---- —-—-—-—-—-— O ES pR E TAHxH Tl CANYON WVI hNpIIZS.e6'YDHJO' 79 76 S i a 76 Oceans nn ARENAS NO £ 9 ASH A g ;0�0 78 condido 0 HE EGH E}JiB9-- 78 BARISTO 0 aANfs,- ,'`to� dARIST PARK SAN DIEGO E snna"t C�Nrn�� 67 79 A $ i p PROJECT SITE San g e Cajon T � NAxox� Chul to sa 75 94 Figure I-1 Orchid Tree Inn Property 0 e 10 20 Miles 261 South Belardo1Road Source PCR Services Corporation,2005. Regional Map L Introduction comprise the rest of the current Orchid Tree Inn property were not surveyed, recorded, or evaluated for significance as part of the 2003 survey process. Site inspections of the property were conducted to assess existing conditions and integrity, define the study area, and document potentially significant elements of the property. An intensive-level survey of the property, including photography and background research, was also undertaken. The National Register, California Register of Historical Resources (California Register), and the City of Palm Springs historic resources criteria were employed to evaluate the significance of the property. More specifically, in conducting the survey assessment, the following tasks were performed for the study: • Searched archival records of the National Register, California Register, California Historic Resources Inventory, and the City of Palm Springs Historic Resources Inventory list. • Conducted field inspections of the subject property. • Photographed the subject property and its associated features. • Collected and reviewed historic images and archives of the property from various repositories, including the Palm Springs Historical Society, Palm Springs Library, and Los Angeles Public Library. • Conducted site-specific research on the subject property utilizing Sanborn fire insurance maps, city directories, newspaper articles, historical photographs, and other published sources. • Reviewed and analyzed relevant ordinances, statutes, regulations, bulletins, and technical materials relating to federal, state, and local historic preservation issues, designation assessment processes, and related programs. • Evaluated potential historic resources based upon criteria of the National Register, California Register, and Palm Springs local preservation ordinance. Also implemented the survey methodology of the State Office of Historic Preservation (OHP). 261 p ardo Road Historic Resources Assessment Report PCR services Corpma[ion Apri120D5 Page 3 II. REGULATORY FRAMEWORK Historic resources fall within the jurisdiction of several levels of government. Federal laws provide the framework for the identification, and in certain instances, protection of historic resources. Additionally, states and local jurisdictions play active roles in the identification, documentation, and protection of such resources within their communities. The National Historic Preservation Act (NHPA) of 1966, as amended; the California Environmental Quality Act (CEQA); the California Register of Historical Resources (California Register); and Public Resources Code (PRC) 5024 are the primary federal and state laws governing and affecting Preservation of historic resources of national, state, and local significance. At the local level, relevant regulations include the City of Palm Springs' Historic Preservation Ordinance (Chapter 8.05 of the City's Municipal Code), which defines a historic resource (site) and levels of designation, establishes a historic site preservation board, and sets criteria for determining historical significance. A description of these relevant laws and regulations are presented below. A. FEDERAL LEVEL 1. National Register of Historic Places First authorized by the Historic Sites Act of 1935, the National Register of Historic Places (National Register) was established by the National Historic Preservation Act of 1966, as "an authoritative guide to be used by Federal, State, and local governments, private groups and citizens to identify the Nation's cultural resources and to indicate what properties should be considered for protection from destruction or impairment."' The National Register recognizes properties that are significant at the national, state and local levels. Further discussion of National Register criteria and guidelines is provided in Section III, Environmental Setting, of this document. B. STATE LEVEL The California Office of Historic Preservation (OHP), as an office of the California Department of Parks and Recreation, implements the policies of the National Historic Preservation Act (NHPA) on a statewide level. The OFIP also carries out the duties as set forth in the Public Resources Code (PRC) and maintains the California Historic Resources Inventory. The State Historic Preservation Officer(SHPO) is an appointed official who implements historic preservation programs within the state's jurisdictions. Code of Federal Regulations(CFR), 36§60.2. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 4 �t ( rn I1. Regulatory Framework 1. California Register of Historical Resources Created by Assembly Bill 2881, which was signed into law on September 27, 1992, the California Register of Historical Resources (California Register) is "an authoritative listing and guide to be used by state and local agencies, private groups, and citizens in identifying the existing historical resources of the state and to indicate which resources deserve to be protected, to the extent prudent and feasible, from substantial adverse change."' The criteria for eligibility for the California Register are based upon National Register criteria? Certain resources are determined by the statute to be automatically included in the California Register, including California properties formally determined eligible for, or listed in, the National Register of Historic Places.' The California Register consists of resources that are listed automatically and those that must be nominated through an application and public hearing process. The California Register automatically includes the following: • California properties listed on the National Register of Historic Places and those formally Determined Eligible for the National Register of Historic Places; • California Registered Historical Landmarks from No. 770 onward; • Those California Points of Historical Interest that have been evaluated by the OHP and have been recommended to the State Historical Commission for inclusion on the California Register.' Other resources which may be nominated to the California Register include: • Individual historical resources; • Historical resources contributing to historic districts; Historical resources identified as significant in historical resources surveys with significance ratings of Category 1 through 5; • Historical resources designated or listed as local landmarks, or designated under any local ordinance, such as a historic preservation overlay zone.' California Public Resources Code§5024.1(a). s California Public Resources Code§5024.1(b). a California Public Resources Code§5024.1(d). ' e California Public Resources Code§5024.1(d). 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 Page 5 II. Regulatory Framework C. LOCAL LEVEL - CITY OF PALM SPRINGS The City of Palm Springs has an adopted historic preservation ordinance (Palm Springs Municipal Code 8.05), which established the purpose of the ordinance and also created the Historic Site Preservation Board (HSPB). The City's preservation ordinance is the primary body of local law relating to historic preservation. Chapter 8.05.010 through 8.05.245 establishes the authority for preservation, the composition and responsibilities of the HSPB, criteria for determining what is eligible for designation as a City-recognized Historic Site or Historic District, and procedures for the alteration or demolition of historic properties. California Public Resources Code§5024.1(e). 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005. Page 6 III. ENVIRONMENTAL SETTING A. HISTORIC CONTEXT 1. The City of Palm Springs' The pre-historic period refers to a time prior to the arrival of non-native peoples, when Native American society, which was based on traditions resulting from thousands of years of cultural development, was intact and viable. The prehistoric period in the Coachella Valley is generally divided into the Late Prehistoric Period and Archaic Period. The Archaic Period is defined as occurring before AD 1000, prior to the introduction of ceramics into the region from the Colorado River cultures. For this reason, the Archaic Period is usually referred to as the "pre-ceramic" period. Other important cultural developments during the Archaic Period include the change from burial practices to cremations before 500 BC and the introduction of the bow and arrow,probably around 500 BC. The Late Prehistoric Period ends around the late 1700s, when foreign influences brought profound changes to Native American society and ushered in the "historic period." Archaeological evidence indicates that a large number of settlements and rancherias were established in the Coachella Valley region during the prehistoric period. Such sites included villages, milling sites used on a seasonal basis to process food materials, lithic workshops for making stone tools and weapons, and rock art sites used for artistic and/or religious purposes. 2. The Cochellae The Cahuilla people were the first known inhabitants that settled in the Coachella Valley. According to archaeologists, the Cahuilla came from the north approximately 2,000 to 3,000 years ago. They are thought to have migrated south from the Great Basin region of Nevada, Utah, and eastern California. The descent of these native peoples has been derived from linguistic relationships, which has offered traces of their ancestral past. The Cahuilla belong to the Uto-Aztecan language family, and are a Takic speaking people. Other peoples who are located within the surrounding regions of southern California that belonged to the Takic group are the Serrano, Luiseno, and Gabrielino. 'Adpated from the City of Palm Desert's "Comprehensive General Plan, Archaeological & Cultural Resources Element"and the City ofRancho Mirage's "General Plan,Archaeological and Historic Resources Element.". a Ibid. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page'7 (1)l `� III. Environmental Setting The Caluilla are generally divided into three groups by anthropologists according to their geographic locations in the region: the Pass Cahuilla of the San Gorgonio Pass/Palm Springs area; the Mountain Cahuilla of the San Jacinto and Santa Rosa Mountains; and the Desert Cahuilla of the eastern Coachella Valley. All three groups spoke the Cahuilla language, had similar lifestyles, and practiced the same traditions. The first Cahuilla contact with Europeans is believed to have occurred in the late 1770s, when Spaniards crossed through Cahuilla territory in search of new land routes between Mexico and northern California. Over time, relations between the Cahuilla and Europeans became strained due to conflicts over land ownership and exploitation, and religious and cultural practices. In the early 1860s, a smallpox epidemic to which the Cahuilla had no immunity to decimated the Cahuilla population, which declined substantially in number at the time. Reservations were established beginning in the 1870s, which allowed the Cahuilla to preserve their cultural traditions in relative isolation from Anglo-Americans. Today, Native Americans of the Pass and Desert Cahuilla heritage are mostly affiliated with one or more of the Indian reservations in the Coachella Valley, including the Torres Martinez, Augustine, Agua Caliente, Cabazon, and Morongo, most of which are in close proximity to the City of Palm Springs. The Cahuilla Indian population closest to the subject property lives on the Agua Caliente Reservation, portions of which are located within the incorporated city limits of Palm Springs. 3. Early Palm Springs History' In 1853, a government survey party, headed by Lt. R.S. William P. Blake, a geologist, made the first modem discovery of Palm Springs and its mineral pool bubbling out of the hot sand. Another government survey party recorded mineral water springs in 1868 in what is now the city of Desert Hot Springs. A source of drinking water for indigenous peoples of centuries past, surveyors noted the spring was located at the foot of"two bunches of palms," which is not the site of the exclusive Two Bunch Palms Resort and Spa. Traveling on horses and wagons through the desert, the men of the survey parties are credited with establishing the first wagon route through the San Gorgonio Pass. In 1872, Palm Springs became a stop on the Bradshaw Stage Coach Line between Prescott,Arizona and Los Angeles. In the late 1800s, the United States Congress gave all surveyed odd-numbered, one-mile sections of the land in the area to the Southern Pacific Railroad, as an incentive to bring their trains through the open desert. Until then, the desert area, only 120 miles east from downtown Los Angeles, had been the home to several hundred members of the Cahuilla Indians, including the Agua Caliente Band of Cahuilla Indians in Palm Springs. 9Ad6ptedfrom "The Desert Story"at www.palmsprinesusa.com. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 8 III. Environmental Setting Years later, Congress distributed the even membered sections of land to the Agua- Caliente Indians, which then created the checkerboard pattern of growth that is still evident in the Palm Springs area today. The Native Americans were unable to develop much of the prime close-in real estate until recent years because of court battles over allotment equalization, litigation with the local government over zoning, and the establishment of long-term leasing rights for Indian landowners. The first permanent white settler in the Palm Springs area was John Guthrie McCallum, a notable judge and attorney from San Francisco. McCallum arrived in 1884 with his family seeking health for his tubercular son. Two years later, he purchased the surrounding land in the vicinity from the Southern Pacific and set about improving the water supply by constructing an aqueduct. Completion of the aqueduct made possible the rapid growth of fruit trees and alfalfa fields and led to the subsequent rich agricultural development of the Coachella Valley. Another colonist, Doctor Welwood Murray, who purchased a site from McCallum opened the first family operated hotel in 1886. In 1897 McCallum passed away, but his daughter Pearl McManus still resided in the Village. In the late 1890s, at the eastern end of the valley, the famous agricultural history of Indio began when botanist Pat Gale experimented with date shoots that C.P. Huntington, president of the Southern Pacific Railroad, brought with him from a vacation in Algeria. Today Indio and the r agricultural area surrounding it produces 90 percent of the annual U.S. date crop, plus a variety of other fruit. By the turn of the century, Palm Springs was becoming a thriving resort community with more than ten buildings, a post office, and many seasonal visitors. In the early 1900s, word spread that the dry climate in the desert communities had health benefits. A number of boarding houses in Palm Springs specializing in asthmatic and respiratory care began to draw visitors. Nellie Coffman, credited with founding the famous Desert Inn in Palm Springs, started her hostelry as a health-care boarding house in 1909. Within the small town, a school house was erected in 1914, and by 1918, the early villagers, spurred on by Mrs. Coffman, founded a Board of Trade which functioned as a chamber of commerce for the community. Early hotel operators seized the opportunity to attract wealthy Easterners afraid to travel to Europe for spa treatments during World War I. Following the success of the Desert Inn, other resorts large and small catering to a moneyed elite appeared in Palm Springs in the 1920s and 1930s. Of these, the most noteworthy . were the Oasis Hotel (1925) and the El Mirado Hotel (completed 1928). By the late 1920s, the area had become popular with the Hollywood crowd as a winter playground for movie stars and moguls. The grand El Mirado Hotel received wide publicity as the largest and most sumptuous of the Palm Springs resorts. Charlie Farrell and Ralph Bellamy, two young film stars who 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation Apn12005 Page 9 d ):ii r^3 III. Environmental Setting wanted more access to the area's few, but popular tennis courts, founded the prestigious Palm Springs Racquet Club in 1932. Smaller hostels in the area initially included, the Estrella hm, which was constructed in 1933 and the Ingleside Inn. Built in 1925 as the estate of the Humphrey Birge family, owners of the Pierce Arrow Motor Car Company, the property was sold and then converted to a 20-room inn in 1935. The Orchid Tree Inn, originally called the "Sakarah"apartment motel,was built as a small courtyard bungalow motel around 1934. As Palm Springs grew, local concerns over a lack of adequate zoning controls led to a successfiil vote for incorporation as a city in 1938. World War II brought increased activity to the desert with General George S. Patton Jr. directing military training maneuvers in preparation for an invasion of the North African deserts. The El Mirado Hotel and grounds were requisitioned and turned into the Torrey General Hospital in time to receive the wounded from the battlefields of the war. An airfield was established at the time with two-mile long runways, which later became the Palm Springs Airport. Following the end of World War rI, Palm Springs returned to its pre-war resort status. Growth of this desert area, as well as much of the Coachella Valley, experienced an extended building boom lasting over three decades. Large and small hotels thrived during this period, many located along Indian Canyon Avenue. Additionally, Palm Canyon Drive became the commercial heart of the city with its strip of retail stores, restaurants, and glamorous nightclubs such as the Chi Chi and the Doll House. Some of southern California's most exclusive stores opened branches along Palm Canyon Drive, including Bullock's , Robinson's, and Desmond's. By 1960 Palm Springs had been transformed into an increasingly urban environment with schools,hospitals, an airport, and other civic amenities. In addition to the construction of custom residences throughout the City after 1945, tract houses marketed as second homes to upper middle class buyers began to appear. These tract homes were designed in the Modem architectural idiom that was becoming increasingly popular in the Coachella Valley and throughout southern California during these decades. The first Palm Springs tract development of approximately 100 dwellings was built in 1948-49 near the Tahquitz Creek in the south end of town by Los Angeles-based developer Paul W. Trousdale. Starting in 1957, and continuing until the mid-1960s, San Fernando Valley developers George and Robert Alexander constricted the first of thousands of tract houses in the Modem architectural style that would be built throughout Palm Springs. From the 1970s through the early 1990s, condominiums became the primary residential building type constructed in the City for use as second homes. It was during these years that Palm Springs entered an extended period of economic decline that derived, in part, from the then-perceived dated look of its architecture, distance from numerous golf courses, and lack of expansive new gated communities in comparison to the growing Coachella Valley cities .of Rancho Mirage, Palm Desert, Indian Wells, and La Quinta located further east. Palm Springs', fortrmes turned around; however, in the late 1990s when the city's rich architectural heritage and 261 Belardo Road Historic Resources Assessment Report PCP.Services Corporation April 2005 Page 10 1L4s III. Environmental Setting its pedestrian-friendly downtown was rediscovered and publicized. Today, Palm Springs is experiencing a building boom that rivals its 1950s and 1960s heyday. 4. Tourist Camps and Bungalow Courts With the growing popularity through the teens and twenties of the automobile, a new kind of tourism, not dependent on the railroads, began to flourish throughout the country. The proliferation of the automobile reinforced the movement for a comprehensive system of national highways, begun in the 191h century. Gaining momentum with the establishment of a coast-to- coast road and the passage of the Federal Highway Act of 1916, automobile tourism captured the imagination of the American public. Travel by automobile seemed to offer the ultimate in freedom of destination and from the limitations of time and budget. At first, the pioneers of the open road slept in ad hoc campgrounds. Subsequently, municipalities and private landowners opened organized tourist camps, eventually equipping them with such amenities as toilets and showers, parking areas, picnic tables, fireplaces, and even electricity. In the 1920s, some entrepreneurs decided that more permanent accommodations would attract paying clientele, and cabin camps began to dot the highways. More widely known as cabin courts, cottage courts, and tourist courts, these facilities were the foreninners of that fixture of American highway, the motel.10 In appearance, the tourist courts had much in common with the bungalow court, including its design and configuration. The primary difference between the two was the greater emphasis put on automobile accommodation in the tourist court, where the central courtyard usually became an internal access road and parking was provided for each unit. In fact, the word "Mo-tel" was registered with the Library of Congress by Pasadena bungalow court architect, Arthur S. Heineman, in 1925." The first recorded use of the word was at Heineman's Milestone Motel, which opened in San Luis Obispo in 1926.12 First appearing on the southern California landscape during the 1910s, bungalow courts consisted of a series of detached cottages, each usually containing one or two dwelling units, arranged around a central, public space. Plans of the courts varied somewhat, most commonly appearing as two bars connected across the rear to form a "U" shape. Often the composition of the court would have a central focal point, either a two-story rear unit, an archway across the entry or at the rear connecting the units, a light standard or some other element of the landscape. Where space permitted, individual gardens enhanced each bungalow. Each unit would have its own entry either facing the court or the street. Living areas would also face the court, with kitchens and bathrooms placed at the rear of the building, where a perimeter service path was usually sited. Garages, when provided, were located in the rear of the property, accessed either by driveways along the sides of the court or by a driveway that ran through the center of the courtyard. Stylistically, courts displayed the same architectural tastes that were evident in the 10 Chester H.Liebs, "Main Street to Miracle Mile:American Roadside Architecture," pp. 160-184, "Bungalow Courts in Pasadena,"National Register of Historic Places nomination. 12Ibid. 261 Belardo Road Historic Resources Assessment Report PCR Services Corpombon Apnl 2005 Page 11 � T1 I1I. Environmental Setting design of single-family homes. Craftsman during the 1910s and lingering into the 1920s, and revival styles such as Spanish Colonial during the latter 1920s and into the 1930s. The popularity that bungalow courts enjoyed in most southern California communities stemmed directly from their physical characteristics. For the property owner, courts offered the ability to profit from a single or double size lot. For the resident, courts provided privacy and independence at an affordable price within a community context. Apparently, the first courts in the region were associated with the big resort hotels in Pasadena and with the annual western migration of people coming to escape the winter climate of the East and Midwest. To some degree, residency in the courts remained somewhat transient even after their development was isolated from tourism. Initially, the courts, which often offered fully furnished dwellings, found favor with the middle and upper middle class. Following World War 1; however, court living in the.more metropolitan areas became increasingly attractive to single residents, the working class, and the retired. 5. Mid-century Architecture in Palm Springs" In the post-World War II era, Palm Springs continued to build residences in the historical styles, but it was at this time that modern architecture took hold. Emphasizing geometric forms and textures, strong linear qualities, spare ornamentation, outdoor living, and low-rise horizontal massing, the dwellings of this era are readily identifiable. From the 1940s through the 1960s, modernism became the vernacular style of the city. Sophisticated visitors (both Hollywood stars and vacationing tycoons) looking for a more adventurous style than they had at home found clean-lined design an ideal complement to the relaxed desert lifestyle of Palm Springs. The area attracted architects now recognized as modem masters, both Los Angeles imports like Richard Neutra and John Lautner, as well as locals like Albert Frey, William Cody, and Stewart Williams. "Palm Springs was a blank slate for modernist architects." Explains Adele Cygelman, the author of Palm Springs Modern. "They interpreted the style of the time in ways that were appropriate for the desert—big overhangs, sun-resistant metal and rock, pools that had a cooling effect." As the newly arrived Albert Frey wrote in a 1935 letter to his former employer, master architect Le Corbusier, "The sun, the pure air, and the simple forms of the desert create perfect conditions for architecture." As influential as the modern masters were, none did more to popularize modernist design in Palm Springs than Los Angeles architects Dan Palmer and William Krisel, whose plans were replicated in hundreds of houses built by father and son developers George and Robert Alexander. Delivering on the Bauhaus promise of progressive production housing, this was Adapted from "Palm Springs Modern:Houses in the California Desert,"by Adele Cygelman, 261 BePardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 12 III. Envirolllnentat Setting modernism for the masses: appealing, affordable tract houses, open-pan, post-and-beam structures with butterfly roofs and sweeping floor-to-ceiling windows. The style was also incorporated into a variety of short-term transient lodging facilities, such as apartment buildings and motels. The motel became an archetypal building type, and Palm Springs boasts one of the finest collections of custom and commercially designed motels in the country." Many were designed by prominent Modernist architects, including Albert Frey, Stewart Williams, William Cody, John Latimer, and William Krisel. As with any flexible and living architectural type, the motel adapted to the conditions of Palm Springs. In the City, motels were a destination, a vacation spot, where people came to spend a weekend, a week, or a month. The spectacular views of the mountains and the perfect winter weather were to be enjoyed at the motel. These considerations altered the prototype, with kitchenettes and larger, more sheltered pool and outdoor areas. The resort character, present but minimized in typical roadside motels, was enlarged in many of these local designs. Roadside motels sold themselves as momentary vacation breaks, where one could relax from a rigorous business trip or long and hot road trip next to a cool pool with either a diving board or curving fiberglass slide. Carefree names like the Town and Desert, Villa Royale, Warm Sands Villa, Desert Riviera, Holiday House, or Palm Garden, all Palm Springs motels advertising in the 1953 city directory, underscored the basic architectural character of escape and recreation. Pool terraces were social settings as well, where strangers mingled and befriended each other. One of the best of these was William Cody's 1955 L'Horizon, a casual collection of Modern, flat-roofed bungalows around a broad lawn and pool built for movie director Jack Wrather. The wide-caved bungalows situated on an oblique grid provides an unfolding experience of small courts, private entries and leisurely rambles among the buildings. Palm Springs, playground of the wealthy in the 1920s and 1930s, reconfigured itself to handle the increasing number of middle-class vacationers in the 1950s. As in housing and store design, Modernism proved a popular means of attracting those customers. Local architect Albert Frey designed a number motels and long-term lodging facilities within the City. The design of the San Jacinto Hotel, built in 1935 and the Villa Hermosa, erected in 1947, reflect modern European worker's housing of the 1930s; both include flat- roofed forms, with multiple staircases leading down to a common central pool and garden. The 1958 Premiere apartment motel, which is located within the survey study area, exhibits typical stylistic influences of the many two-story vernacular motels that had already dotted many of the California roadsides at the time. The form is more streamlined and unified than the earlier hotels. Modernism not only flourished in Palm Springs' residential architecture, but in the city's civic and commercial buildings too, among them the Albert Frey designed city hall building, the 14 Alan Hess and Andrew Danish,Palm Springs Weekend,pg.134. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 13 N ` III. Environmental Setting Palm Springs hrternational Airport,the Palm Springs Desert Museum, dozens of retail shops, and numerous bank buildings. From city hall to bank buildings to retail shops to motels to custom homes to county clubs to tract homes, the full and varied impact of Modernism can be seen in Palm Springs as clearly as anywhere else. 6. Orchid Tree Inn Property Situated at the southwest comer of Belardo Road and Baristo Road, the Orchid Tree Inn has been welcoming guests since the mid-193Os. Over the years, the inn has expanded to include most of the property surrounding the initial bungalow court motel. Today, a variety of housing types comprise the Orchid Tree Inn property, including a Craftsman bungalow; a Modern style apartment building; a combination one- and two-story apartment complex; a small Spanish style duplex; a one-story, L-shaped motel complex; a rectangular shaped, four-unit apartment; and the original "U" shaped courtyard motel. Prior to the construction of the Spanish Colonial Revival tourist court, the block in which the property is located was primarily undeveloped. The 1929 Sanborn Fire Insurance map illustrates the area with defined parcel lots, a one-story dwelling along what was originally called Palm Avenue (now referred to as Balardo Road), a single- family residence and a small duplex along Orange Avenue (now called Cahuilla Road), and a few houses of varying size along Park (now Arenas Road). Lime Street, which would later become Baristo Road, contained no improvements along this block and only two residences a few blocks west. At the time, most of the hotels, motels, and resorts, including the Winter Garden Hotel, Desert Inn, Oasis Hotel, El Mirador Hotel, and others were north of the Orchid Tree Inn site. The oldest structure on the Orchid Tree Inn property is a Craftsman influenced bungalow, which is dated from around 1915. Situated along the east side of Cahuilla Road within the Orchid Tree but grounds, this dwelling once had its own address as 248 South Cahuilla Road (later changed to 262 South Cahuilla Road). For over 45 years it was owned and occupied by Genevieve Reilly, a Christian Science practitioner. It was later acquired and incorporated as part of the Orchid Tree Inn property and converted to transient lodging as part of the motel. Since its acquisition, the bungalow has been extensively altered on the exterior and interior. Much of the exterior features, including the stucco siding and river rock cladding are recent additions. Located a few lots to the north, still within the Orchid Tree Inn property, is a small one- story Spanish Colonial Revival duplex. No building permits exist for this stucco clad building; however, in reviewing Sanborn maps and tax assessor records, as well as assessing its architectural style, workmanship, and materials it appears this small residence was erected around 1927. hi reviewing city directory information, the property was owned for over twenty years by Mae Abbott, a non-resident of Palm Springs who lived in Claremont and used this multi-family dwelling on a seasonal basis. The other unit in this duplex appears to have been utilized as a rental with a variety of white-collar type workers occupying it over the years. With 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 14 III. Environmental Setting an address of 244 South Cahuilla Road (later changed to 244-248 South Cahuilla Road), the property was sold in 1965 and acquired as part of the ever-expanding Orchid Tree Inn. Over the years, as more seasonal visitors came to Palm Springs the need for adequate short-term lodging facilities grew. The Orchid Tree Inn, constricted in 1934 by local builder Herbert Foster, was built in response to that lodging demand. Erected at the northwest corner of Baristo and Belardo roads (originally Lime and Palm Avenue) the small motel called the "Sakarah" was constructed as a 10-unit bungalow court motel apartment. As was typical at the time, the complex was designed in the Spanish Colonial Revival style and featured a large landscaped court area in the center. The original entry approach into the complex was off Baristo Road. In the latter part of 1940, the motel not only changed ownership, but its unusual name. Under the management of John "Harry" and Martha Irvin, the motel was renamed the "Apache Lodge." As to not cause confusion, the name Sakarah was also listed along side the Apache Lodge in the local city directories for a number of years. By 1948, the small motel changed names, and probably ownership though not documented, again. Retaining its 226 West Baristo Road address, the complex was now called the Bel-Ardo Villas. For approximately two years the bungalow court motel operated under this name; however, by 1952, it was sold and renamed yet again. It was at this time that the property acquired its current name the "Orchid Tree Inn," as well as a swimming pool with diving board and additional landscape features such as orchid trees. Over the next ten years the property would undergo exterior modifications that would include replacement of original wood-framed windows with aluminum sliders, the removal of Spanish Colonial Revival inspired wrought iron window treatments, modifications to the central portal at the north end of the complex (originally arched), and the re-landscaping of the courtyard area. In the recent past, additional alterations to the complex have included the re- location of the main entrance of the complex from Baristo Road to Belardo Road, the re- configuration of some of the individual units, the re-stuccoing of exterior surfaces, tile roof repair, and further re-landscaping of the courtyard area and the installation of a newer swimming pool. Even with these modifications, however, the property still retains and reflects its original design intent as a charming bungalow court motel and conveys a particular period of time in Palm Springs' history. Built along South Belardo Road is the fourth oldest structure on the Orchid Tree Inn grounds. Located along the northeast boundary of the property, adjacent to motel's parking lot, this one-story, four-unit apartment building was built around 1938. Designed in a vernacular modem style, it was owned and occupied initially by Mrs. Louise Fanning. Referred to as the "Elidore Apartments" with an individual address of 231 South Belardo Road, the units that comprise the complex were occupied over the years by family members, including Elizabeth, Kenneth, Dorothy, and Margaret Fanning (Potter). It appears that the name of the building was derived by combining the first part of the names Elizabeth and Dorothy; however, this hypothesis has not been confirmed. The fourplex was acquired from the Fanning family in 1970, and incorporated into the overall Orchid Tree Inn property. 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 Page 15 1. ?T,) II1. Enviromnental Setting With the popularity of resort vacationing increasing, more and more motels, hotels, and the like were being constructed in the Palm Springs area. A relatively small, one-story motel complex was built along the east side of Cahuilla Road, at the northwest end of what is now the Orchid Tree Inn property. No permits exist for this motel apartment, but city directory research indicates that this five-unit complex was built around 1941. Noted in the directories as the "Desert House Apartments"this property includes two low-rise buildings and courtyard designed in the Spanish Colonial Revival style. Owned and operated by J. Marvin and Kay Ostrander, who initially lived on site, the small apartments were rented out on a daily, weekly, and monthly basis to local residents and seasonal vacationers. The Ostranders continued to own the motel until the early 1950s, at which time they sold it and returned to Hollywood. Almost forty years later the motel apartment was sold again and acquired as part of the Orchid Tree Inn property. Since its inclusion as part of the Orchid Tree Inn, the "L" shaped complex has undergone extensive modifications to its exterior and interior. Built in 1948 as the "Kawea Apartments," this building originally consisted of a large two-story apartment at the rear (east end) and three smaller units positioned in a linear fashion towards Cahuilla Road (west). Reflective of vernacular modernism in its styling, the four-unit apartment complex was initially owned and operated by Edwin Thompson. It was later acquired from Worcester family in 1960 and integrated into the Orchid Tree Inn property. The most recent addition to the Orchid Tree Inn property is the two-story Albert Frey designed apartment building situated along Belardo Road between the bungalow court to the south and the one-story fourplex to the north, immediately adjacent to the parking lot. Originally located across the street from the Orchid Tree Inn at the northeast comer of Belardo Road and Balisto Road (150 West Baristo Road), this large multi-family residence was relocated in sections to the Orchid Tree Inn site in 1972 to prevent its demolition. The Modern style resort hotel apartment was built in 1957 as the "Premiere Apartments." The complex originally included a number of guest rooms, an enclosed garage, two-story manager's apartment, shuffleboard court, swimming pool, and covered carports. It housed long-term local tenants as well as the seasonal vacationers. From the intimate, charming bungalow court cottages to the modem style apartment units within the Frey designed building, the vaned array of structures that comprise the Orchid Tree Inn physically manifests an interesting history, some of which is notable to the local community. Today, the Inn continues to operate as a resort motel evoking the charm and tranquility of old Palm Springs. 261 Belardo Road Historic Resources Assessment Report ' PCR services Corporation Apnl 2005 Page 16 n III. Environmental Setting CITY DIRECTORY RESEARCH Orchid Tree Inn Property Year Entry 1936 "Salcarah" listed on Berendo (misspelling, should be Belardo) Manley, G.R. Mrs., Christian Science Practitioner, Cahuilla Road 1937 "Salcarah" listed on Berendo (misspelling, should be Belardo) Manley, G.R. Mrs., Christian Science Practitioner, Cahuilla Road Abbott, Mae H. (non resident), S. Cahuilla Rd Young,Joseph (Clara B),yard foreman Palm Springs Builders Supply Co., S. Cahuilla Rd. 1937-38 Manley, Genevieve R. Mrs., Christian Science Practitioner, S. Cahuilla Road Maher, Donald J., S. Cahuilla Road (back house) "Salcarah Apartments"listed on Baristo Fanning, Louise (Elizabeth), listed on Belardo Rd. The Doll House, west side of Belardo Rd. Fanning, Louise H. Mrs., 231 Belardo Rd. 1940 Manley, Genevieve R. Mrs., Christian Science Practitioner, listed on S. Cahuilla Rd. "Sakarah" listed on Berendo (misspelling, should be Belardo) Fanning, Kenneth G., 231 S. Belardo Rd. Fanning, Louise H. Mrs., Elidore Apartments, 231 S. Belardo Rd. 1941 Manley, Genevieve R. Mrs., 248 S. Cahuilla Rd. Apache Lodge, 226 W. Baristo Rd. (John "Harry" &Martha Irvin owners) The Desert House Apartments, 220 S. Cahuilla Rd. Q. Marvin & Kay J. Ostrander owners) Apache Lodge, 226 Baristo Rd. (also listed as "Sakarah") 1942 The Desert House, 220 S. Cahuilla Rd. Manley, Genevieve R. Mrs., 248 S. Cahuilla Rd. Fanning, Louise H. Mrs., 231 Belardo Rd. Apache Lodge, 226 W. Baristo Rd. (also listed as "Sakarah") 1943 Fanning, Louise, H. Mrs., 231 Belardo Rd. The Desert House, 220 S. Cahuilla Rd. (Marvin J. Ostrander owner) Manley, Genevieve R. Mrs., 248 S. Cahuilla Rd. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation Apn12005 Page 1.7 L_ III. Environmental Setting Apache Lodge, 226 W. Baristo Rd. (permanent address for owner J.H. "Harry Irvin listed in Beverly Hills) Coffin,A.R., 211 S. Belardo Brown,Jane D., Palm Springs Secretarial Service, 211 S. Belardo Rd. Fanning, Louise H., Elidore Apartments, 231 S. Belardo Rd. Rancho Apartments, 253 S. Belardo Rd. The Desert House Apartments, 220 S. Cahuilla Rd. (permanent address for owner J.M. 1944 Ostrander listed in Hollywood) Abbott, Mae H., 244 S. Cahuilla Rd. (permanent address for owner Abbott listed in Claremont) Prenter, Louise Mrs., 244 S. Cahuilla Rd., saleslady at Bullocles Abbott, Mae H. (Claremont) Fowler, Matt (Violet), 248 S. Cahuilla Rd. Manley, Genievive R. Mrs., 262 S. Cahuilla Rd. Therrialt, Leonard (Gertrude), 262 S. Cahuilla Rd. (rear) Apache Lodge, 226 W. Baristo Rd. (owner name not listed) The Desert House Apartments, 220 S. Cahuilla Rd. (permanent address for owner J.M. 1945 Ostrander listed in Hollywood) Manley, Genievive R. Mrs., 262 S. Cahuilla Rd. Fanning, Louise H., 231 S. Belardo Rd. The Desert House Apartments, 220 S. Cahuilla Rd. (permanent address for owner J.M. 1948 Ostrander listed in Hollywood) Manley, Genievive R. Mrs., 262 S. Cahuilla Rd. Bel-Ardo Villas, 226 W. Baristo Rd. (The Apache Apartments, 161 S. Cahuilla Rd.) The Desert House Apartments, 220 S. Cahuilla Rd. (permanent address for owner J.M. 1950 Ostrander listed in Hollywood) Manley, Genievive R. Mrs., 262 S. Cahuilla Rd. Bel-Ardo Villas, 226 W. Baristo Rd. (The Apache Apartments, 161 S. Cahuilla Rd.) The Desert House Apartments, 220 S. Cahuilla Rd. (Clemens &Esther Rossbach owners) Shervanian, Sarkis K., 244 S. Cahuilla Rd. (owner) (also spelled Shirvanian) Jennelle, Phyllis Mrs., 244 S. Cahuilla Rd. (renter) Shervanian, Sarkis K. (Virginia), 248 S. Cahuilla Rd. (owner/occupant) Kawea Apartments, 254 S. Cahuilla Rd. (Edwin Thompson owner) 1952 Manley, Genevieve R. Mrs., 262 S. Cahuilla Rd. (owner/occupant) Stone, Emma, 262 S. Cahuilla Rd. (rear unit renter) Orchid Tree Inn, 226 W. Baristo Rd. (Swimming Pool) —Harry F. Paisley manager Coffin,A.R. Estate, 211 S. Belardo Rd. (owner) Brown,Jane, 211 S. Belardo Rd. (renter) Fanning, Louise H., 231 S. Belardo Rd., Elidore Apartments (owner) Greenhouse Apartments, 253 S. Belardo Rd. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 18 III. Environmental Setting B. CRITERIA FOR EVALUATION OF HISTORIC RESOURCES In analyzing the historic significance of the subject property, criteria for designation under federal, state, and local landmark programs were considered. Additionally, the Office of Historic Preservation (OHP) survey methodology was used to survey and rate the relative significance of the property. 1. National Register of Historic Places To be eligible for listing in the National Register, the quality of significance in American history, architecture, archaeology, engineering, or culture must be in a district, site, building, structure, or object that possesses integrity of location, design, setting, materials, workmanship, feeling and association, and:15 A. is associated with events that have made a significant contribution to the broad patterns of our history; B. is associated with the lives of persons significant in our past; C. embodies the distinctive characteristics of a type, period, or method of construction or that represents the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; D. yields, or may be likely to yield, information important to prehistory or history. A property eligible for listing in the National Register must meet one or more of the four criteria defined above. In addition, unless the property possesses exceptional significance, it must be at least 50 years old to be eligible for National Register listing. In addition to meeting the criteria of significance, a property must have integrity. "Integrity is the ability of a property to convey its significance."" According to National Register Bulletin: How to Apply the National Register Criteria for Evaluation, within the concept of integrity, the National Register criteria recognize seven aspects or qualities that, in various combinations, define integrity. To retain historic integrity a property will always possess 15 National Register Bulletin: Guidelines for Coinpleting National Register Fornns, Part A, U.S. Department of the Interior, National Park Service, 1986, revised 1998. This bulletin contains technical information on comprehensive planning, survey of cultural resources, and registration in the National Register of Historic Places. 16 National Register Bulletin:How to Apply the National Register Criteria for Evaluation,page 44. 261 Belardo Road Historic Resources Assessment Report PCR Services Corpoiation April 2005 Page 19 III. Environmental Setting several, and usually most, of these seven aspects. The retention of specific aspects of integrity is paramount for a property to convey its significance." The seven factors that define integrity are location, design, setting, materials, workmanship, feeling, and association. The following is excerpted from National Register Bulletin: How to Apply the National Register Criteria for Evaluation, which provides guidance on the interpretation and application of these factors. • Location is the place where the historic property was constructed or the place where the historic event occurred.18 • Design is the combination of elements that create the form, plan, space, stricture, and style of the property." • Setting is the physical environment of a historic property.20 • Materials are the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form a historic property.21 • Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory." • Feeling is property's expression of the aesthetic or historic sense of a particular period of time." • Association is the direct link between an important historic event or person and a historic property.24 17 Ibid. J8 "The relationship between the property and its location is often important to understanding why the property was created or why something happened. The actual location of historic property, complemented by its setting is particularly important in recapturing the sense of historic events and persons. Except in rare cases, the relationship between a property and its historic associations is destroyed ifthe property is moved." Ibid. 19 "A property's design reflects historic functions and technologies as well as aesthetics. It includes such considerations as the structural system; massing, arrangement of spaces;pattern offenestration; textures and colors of surface materials; type, amount, and style of ornamental detailing; and arrangement and type of plantings in a designed landscape."Ibid. zo Ibid "The choice and combination of materials reveals the preferences of those who created the property and indicated the availability of particular types of materials and technologies. Indigenous materials are often the focus of regional building traditions and thereby help define an area's sense of time and place."Ibid. 22 "Workmanship can apply to the property as a whole or to its individual components. It can be expressed in vernacular methods of construction and plain finishes or in highly sophisticated configurations and ornamental detailing. In can be based on common traditions or innovative period techniques." Ibid. 03 "It results from the presence ofphysical features that, taken together, convey the property's historic character." Ibid. 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 Page 20 I11. Environmental Setting In assessing a property's integrity, the National Register criteria recognize that properties change over time; therefore, it is not necessary for a property to retain all its historic physical features or characteristics. The property must, however, retain the essential physical features that enable it to convey its historic identity.25 For properties that are considered significant under National Register criteria A and B, National Register Bulletin: How to Apply the National Register Criteria for Evaluation states that. a property that is significant for its historic association is eligible if it retains the essential physical features that made up its character or appearance during the period of its association with the important event,historical pattern, or person(s)." In assessing the integrity of properties that are considered significant under National Register criterion C,National Register Bulletin: How to Apply the National Register Criteria for Evaluation provides that a property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.27 The primary effects of listing in the National Register on private property owners of historic buildings is the availability of financial and tax incentives." In addition, for projects that receive federal funding, the Section 106 clearance process must be completed. State and local laws and regulations may apply to properties listed in the National Register. For example, demolition or inappropriate alteration of National Register eligible or listed properties may be subject to the California Environmental Quality Act(CEQA). 2. California Register of Historical Resources To be eligible for the California Register, a historic resource must be significant at the local, state, or national level under one or more of the following four criteria: 24 "A property retains association if it is the place where the event or activity occurred and is sufficiently intact to convey that relationship to the observer. Like feeling, associations require the presence ofphysical features that convey a property's historic character...Because feeling and association depend on individual perceptions, their retention alone is never sufficient to support eligibility of a property for the National Register." Ibid. 2s Ibid.. 2e Ibid. 71 "A property that has lost some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of the massing, spatial relationships,proportion,patter of windows and doors, texture of materials, and ornamentation. The property is not eligible, however, if it retains some basic ftatu es conveying massing but has lost the majority offeatures that once characterized its style." Ibid. ' 28 See 36 CFR 60.2(b) (c). 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 Page 21 III. Environmental Setting 1. Is associated with events that have made a significant contribution to the broad patterns of California's history and cultural heritage; 2. Is associated with the lives of persons important in our past; 3. Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values; or 4. Has yielded, or may be likely to yield, information important in prehistory or history. Additionally, a historic resource eligible for listing in the California Register must meet one or more of the criteria of significance described above and retain enough of its historic character or appearance to be recognizable as a historic resource and to convey the reasons for its significance. Historical resources that have been rehabilitated or restored may be evaluated for listing." Integrity under the California Register is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association. The resource must also be judged with reference to the particular criteria under which it is proposed for eligibility. It is possible that a historic resource may not retain sufficient integrity to meet criteria for listing in the National Register,but it may still be eligible for listing in the California Register. 3. California Office of Historical Preservation Survey Methodology The evaluation instructions and classification system prescribed by the California Office of Historic Preservation in its Instructions for Recording Historical Resources provide a three- digit evaluation rating code for use in classifying potential historic resources. The first digit indicates one of the following general evaluation categories for use in conducting cultural resources surveys: 1. Listed on the National Register or the California Register; 2. Determined eligible for listing in the National Register or the California Register; 3. Appears eligible for the National Register or the California Register through survey evaluation; 4. Appears eligible for the National Register or the California Register through other evaluation; 29 California Code of Regulations, California Register of Historical Resources (Title 14, Chapter]1.5), Section 4852(c). 261]Belardo Road Historic Resources Assessment Report PCR Services Corporation Apnl 2005 Page 22 '� III. Environmental Setting 5. Recognized as Historically Significant by Local Government; 6. Not eligible for any Listing or Designation; and 7. Not evaluated for the National Register or California Register or needs re-evaluation. The second digit of the evaluation status code is a letter code indicating whether the resource is separately eligible (S), eligible as part of a district (D), or both (B). The third digit is a number that is used to fiirther specify significance and refine the relationship of the property to the: National Register and/or California Register. Under this evaluation system, categories 1 through 4 pertain to various levels of National Register eligibility. The California Register, however, may include surveyed resources with evaluation rating codes through level 5. In addition, properties found ineligible for listing in the National Register, California Register, or for designation under a local ordinance are given an evaluation status code of 6 " 4. City of Palm Springs Criteria Section 8.05.020 of the City of Palm Springs' Historic Preservation Ordinance authorizes the Historic Site Preservation Board (HSPB) to recommend the nomination of property as Historic Sites and/or Historic Districts to the City Council. The City Council may designate one or more Historic Sites or Districts by the procedures outlined in the Preservation Ordinance. As defined by the Ordinance, a Historic Site is any real property such as: a building; a stricture, including but not limited to archways, tiled areas and similar architectural elements; an archaeological excavation or object that is unique or significant because of it s location, design, setting, materials, workmanship, or aesthetic effect and meets one or more of the following criteria: • Il is associated with events that have made a meaningful contribution to the nation, state, or community; or • It is associated with lives or persons who made a meaningful contribution to national, state, or local history; or • It reflects or exemplifies a particular period of the national, state, or local history; or • It embodies the distinctive characteristics of a type,period, or method of construction; or • It presents the work of a master builder, designer, artist, or architect whose individual genius influenced his age; or that possesses high artistic value; or so ib,id. . 261 Relardo Rond Historic Resources Assessment Report PCR services Corporabon Apd12005 Page 23 M. Environmental Setting • It represents a significant and distinguishable entity whose components may lack individual distinction; or • It has yielded or may likely to yield information important to national, state, or local history or prehistory. As defined by the Ordinance, a Historic District is any area of the City of Palm Springs that contains a number of structures, natural features or sites having historic, architectural, archaeological, cultural or aesthetic significance. A Historic District is also nominated for designation by the HSPB and formally designated by the City Council. Designations by the City Council are made by categorizing nominated sites and districts into one of the following classifications: Class 1. Structure/site qualified for city designation; may be qualified at the federal, state, and/or county level. Archival file will be maintained. Structure/site may not be modified nor objects removed without the approval of the city council; usage may be limited by the city council to the extent that it may impair the integrity of the site. Site will be plaqued (intended for use when the structure still exists as it did during the historical period or is restorable). Class 2. Site qualified for city designation; may be qualified at the federal, state, and/or county level. Archival file will be maintained. Site is eligible for plaquing (intended for use when the site is not occupied by a modern structure or use which is different than that of the historical period or if structure is unusable, nonconforming, unrestorable or the like). Class 3. Structure/site was constructed before 1945, or a year to be determined by the City Council, or construction date cannot be confirmed. Eligible for a six-month stay of demolition. Action of the HAPB may include recommendation to reclassify. All structures built prior to the subject date would be automatically so classified. Historic District. Qualified for city designation; may be qualified at the federal, state, and/or county level. Archival file will be maintained and shall contain a map delineating contributing and noncontributing strictures or sites. Contributing structures/sites shall be subject to review by the HSPB before demolition or construction. A specific plan containing special regulations pertaining to the subject area, may be adopted for each district. C. HISTORIC RESOURCES IDENTIFIED The historic resources survey area (study area) is defined as the entire Orchid Tree-Inn property, which is bounded by Belardo Road to the east, Baristo Road to the south, Cahuilla Road to the west, and the property one lot south of Arenas Road to the north. Located ai 261 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation Apri12005 Page 24 �5 III. Environmental Setting Table III-1 BUILDINGS SURVEYED WITHIN ORCHID TREE INN PROPERTY Original Address Description Year Built CHRSC Rating Map ID 226 W.Baiisto Road Courtyard Motel 1934 5S3 C 262 S. Calmilla Road Craftsman Bungalow c.1915 6Z A 254 S.Calmilla Road Multi-story Apartment 1948 6Z D 244-48 S. Cahuilla Rd. One-story Duplex c.1927 5S3 B 220 S.Cahuilla Road One-story Motel Complex c.1941 6Z E 292 S.Belardo Road Two-story Mod Apartment 1957-58 3CS F 231 S.Belardo Road One-story Apartment Unit c.1938 6Z G CHRSC—California Historical Resources Status Code 3CS—Appears eligible for California Register as an individual property through survey evaluation 5S3—Appears to be individually eligible for local listing or designation through survey evaluation 6Z—Found ineligible for National Register, California Register or local designation through survey evaluation Source. PCR Services Corporation, 2005. Belardo Road, the subject property is a primarily fenced compound, consisting of seven sizeable improvements: a U-shaped bungalow court inn; a two-story mid-century apartment building; a one-story Craftsman inspired bungalow and associated structures; a combination one- and two- story apartment complex; a small Spanish style duplex and associated contemporary structures; a one-story, L-shaped motel complex; and a rectangular shape, four-unit apartment building (See Table III-1 above). The site also includes a number of swimming pools, walkways, parking lots, and landscape elements. (See Figure III-1, Orchid Tree Inn Property Map on following page). The current survey process was conducted per OHP instructions, which gives a 45-year threshold for surveying properties for historical and/or architectural significance. During the current survey process, seven pre-1960 buildings were identified within the survey area: one motel bungalow court and six one- or two-story buildings. Those properties within the study area that are of post-1960 construction (under 45 years of age) were not documented in the current survey unless they exhibited possible "exceptional" importance. None of the post-1960 buildings/structures exhibited the necessary exceptional significance as defined by National Register Criterion Consideration G: Properties That Have Achieved Significance within the Past Fifty Years.31 it. 261 South Belardo Road, Orchid Tree Inn Property a. Description Courtyard Motel, South Belardo Road (Map ID C). Evoking an earlier era, this is a one-story motel in the form of a Spanish Colonial Revival tourist court. U-shaped in plan, the ei National Register Bulletin:How to Apply the National Register Criteria for Evaluation,p. 41. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 25 Pool I 0 J I m _ _ I Io" F- - - - - - - - - - - - - - - I — - - - - - -- - - - -I ' I Parking Lot I I J _ I C y I- - - - - - - - - - - - - - - I I I s I J rn I POOI C • � ` I o d _� I _-1 0 W ❑ - LEGEND i U Orchid Tree Inn - PropertyBoundary - — — ParcellLi Lines Building Footprint -- Awning/Canopies A Craftsman Bungalow B One-story Duplex Courtyard Motel D Pool Multi-story Apartment ' E One-story Motel Complex F Two-story Modern i Apartment Complex G One-story Apartment Complex Baristo Road Figure III-1 Not to scale Orchid Tree Inn Property 261 South Belardo Road Source PGR Semces Corporation,2005 I t- • ���* V III. Environmental Setting court consists (originally) of ten individual L-shaped dwellings arrayed around a central landscaped courtyard. Red clay tiles cover the multi-gabled roofs and stucco sheathes the exteriors of each building. The entries, which are either wood doors or glass sliders, along the front of each unit vary in location, but all are protected by extended porch roofs within small recessed verandas. Fenestration includes large fixed parted glass windows, double hung sash, and[ casements. Gable peaks are punctuated by canales (circular drainage holes). The landscaped courtyard area includes concrete walkways, manicured shrubs and hedges, towering palm trees, a rectangular shaped swimming pool, and orchid trees. In reviewing historic photographs and city directory information, the courtyard was original grass with a circular shaped fountain in the center. A swimming pool replaced much of the grassy area and fountain in the early 1950s. This swimming pool, which had a concrete pool scupper around it, has since been replaced with the pool that is there today. The Orchid Tree Inn is somewhat intact and still reflects its original design intent, that of a courtyard motel. However, the complex has undergone a number of significant modifications over the years, including the removal of the original stucco clad chimneys with decorative chimney pots on all of the units, the replacement of many of the wood-framed windows with aluminum framed sliders or fixed-paned, the replacement of solid wood entry doors with hollow core wood doors or aluminum sliders, and the stuccoing and/or removal of porch roof timber posts, red brick piers, and other decorative red brick elements. Craftsman Bungalow, South Cahuilla Road (Map ID A). Setback from the Cahuilla Road, this one-story, single-family bungalow is of wood-frame construction and is clad in non- original stucco. A complex gable roof with overhanging eaves and exposed rafter tails caps the dwelling. An open porch area sheltered by a shed roof is supported by square wood posts. Within the porch area is a centrally located entry door that is flanked by two wood-framed, multi-pane casements windows. A recently added river rock skirt wraps around most of the exterior base of the house. A massive river rock chimney (original) of note is located along the building's south elevation. An enclosed porch screen sitting area is located at the northwest end of the bungalow, though originally it extended along the entire north elevation. A wood-slated attic vent punctuates the front (west) gable end. An enclosed porch screen area was also located at the rear of the building; however, at some unspecified date it was permanently enclosed as part of the house. At the rear of the Craftsman bungalow is a small vernacular dwelling that has been severely altered over the years. Crowned by a low-pitched gable roof, the minute single-family cottage is square in plan, sheathed in stucco, and punctuated by a single tripartite window along its front (west) elevation. Both buildings have been converted into the motel units as part of the Orchid Tree hm property. Multi-story Apartment Structure, South Cahuilla Road (Map ID D). Positioned perpendicular to Cahuilla Road, this multi-story apartment complex is this situated between the Craftsman residence to the south and the small duplex to the north. Its primary (front) elevation faces south and is defined by four bays containing metal-framed fenestration and plain panel entry doors into each of the units. Originally designed in a vernacular International style, the 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation Apn12005, Page 27 III. Environmental Setting building now appears to exhibit Spanish Colonial elements in its architectural treatment. Smooth stucco covers the residence, which originally consisted of three one-story units and a single two- story unit at the rear. Since its acquisition as part of the Orchid Tree the complex has been modified to include an additional unit and non-compatible architectural detailing has been added to its exterior surfaces. The back (north elevation) of the building contains service door entries, utility closets, and a number of metal framed windows. One-story Duplex, South Cahuilla Road (Map ID B). Also situated along Cahuilla Road, is this small Spanish Colonial Revival duplex. Symmetrical in design and "H" shaped in plan, this one-story multi-family residence is capped with a flat roof and is sheathed in stucco. Roof elements include a red tile roof parapet with a shed roof center section and no overhanging eaves. The entrances into the two units are recessed within the central portion of the front (west) of the building. Large metal framed windows flank the entrance porch area. Stucco sheathed chimneys are attached to the exterior sides (north and south elevations) of the both units. Alterations to the building include the replacement of wood-framed windows with aluminum sliders or older metal framed fenestration. Both entry doors are have been replaced and small air conditioning units have been installed within the wall surfaces of both units as well. The back side (east elevation) of the duplex has been extensively modified, though it contains two service door openings. One-story Motel Complex, South Cahuilla Road (Map ID E). This one-story, wood- framed motel complex is situated at the northwest comer of the Orchid Tree Inn property. Configured in a "L" shape plan around an open court area with swimming pool, the low-rise motel is comprised of two detached rectangular shaped buildings. Clad in stucco and punctuated by a variety of window types including metal-framed casements, fixed-pane, and aluminum sliders the complex has been extensively modified since it was acquired as part of the Orchid Tree Inn property. Since the occurrence of these alterations (dates unknown), the primary elevations of both buildings (north and west) no longer reflect their original design intent or architectural styling. The buildings currently exhibit a mediocre valiant of the Spanish Colonial Revival style in their altered state. Two-story Modern Apartment Complex, South Belardo Road (Map ID F). This two-story mid century modern motel apartment building was original located across the street at the northeast corner of Baristo and Belardo roads. Called the "Premiere Apartments" it was designed to take advantage of the mountain views to the west and the and landscape, the building was located to the Orchid Tree Inn property in 1972. Upon its relocation, the building retained its original orientation and use. However, some of the unusual, Frey inspired architectural features such as the low curved fiberglass panels initially enclosing each of the ground floor unit's private decks were removed and never reinstalled. The multi-family dwelling utilized concrete block, corrugated and rigidized metal, and plywood wood in its design.and. construction. The exterior is sheathed in corrugated metal, the recessed exterior walls in grooved plywood. Vertical dividers separate each of the balconies and outdoor porch areas. Many of the 261 Belardo Road Historic Resources Assessment Report PCR services Corporation Apnl 2005. Page28 �Qy III. Environmental Setting architectural elements incorporated into the building's design were derived from the architect's (Albert Frey) own residence called "Frey House I," including the large round windows at either end of the second floor wings. The back (east) of the apartment complex, which faces onto Baristo Road, includes covered walkways, an open staircase, entrances into the individual units, and minimal fenestration. One-story Apartment Unit, South Belardo Road (Map ID G). This one-story, four- unit apartment is located at the far northeast corner of the Orchid Tree Inn property. Of wood- frame construction, this multi-family residence is covered by a flat roof with an extended shed roof canopy over the open concrete floor porch area along its primary (south) elevation. Sheathed in stucco, the modern style dwelling reflects very little architectural detailing or styling. Four bays, each of which is punctuated by double-hang,metal-framed windows adjacent a panel and glaze entry door further define the front of the complex. b. Significance Statement The property that currently comprises the Orchid Tree Inn includes a number of buildings from varying eras and that were once individual properties onto themselves. One building was relocated from across the street to this property in the early 1970s. Hence, as an entire entity (historic district) the property does not appear eligible for federal, state, or local designation due to its amalgamation and disassociation of property types, dates of constriction, integrity, and underlying historical connection. However, in assessing individual historical significance building by building a number of properties appear to rise to a level of either historical or architectural importance or both at the local jurisdiction level. The following paragraphs address individual significance and eligibility. Courtyard Motel, South Belardo Road. The U-shaped grouping of one-story bungalows originally known to as the "Sakarah" and now called the Orchid Tree Inn appears locally significant under the City of Palm Springs' significance criteria as a relatively intact early example of a disappearing building type that is important to the history of the City of Palm Springs. Because of the modifications made to the exterior (and interior) of the buildings over the years,the property does not retain a sufficient level of integrity to be eligible for listing in the National Register or California Register. However, it does appear eligible for local listing under the City's Historic Preservation Ordinance criteria because it embodies the distinctive characteristics of a significant building type related to the local tourist industry. The Orchid Tree Inn is a local example of a tourist court property, a form of roadside tourist accommodation that became popular in the late 1920s and 1930s, and whose development paralleled the growth of automobile touring in the region and elsewhere. In southern California, the evolution of tourist camps piggyback on the concept of residential bungalow courts which had first emerged as a housing type in the 1910s. The Orchid Tree Inn possesses integrity of location, setting, design, materials, feeling, and association. It appears to be one of the earliest examples of its property. type and period known to be extant in the City of Palm Springs. 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 a Page 29 1_ III. Environmental Setting Under the City's criteria of significance the Orchid Tree Inn also appears to satisfy two additional criteria. Due to its age, design, architectural style, and function the courtyard complex reflects a particular period of the community's local history, early tourism. And though many of the individual units have been modified the complex still represents a significant and distinguishable entity whose components may lack individual distinction. As a grouping the units are united historically and aesthetically by plan and physical development. Hence, the Orchid Tree Inn's eligibility under this local criterion. In conclusion, the grouping of bungalows that comprise the original Orchid Tree Inn courtyard motel appears eligible for City of Palm Springs designation as a Class 2 Historic Site. Craftsman Bungalow, South Cahuilla Road. Bungalows and Craftsman homes were popular after the turn-the-century and were designed as affordable and comfortable housing which fit in with the natural surroundings. The defining elements of the style were a horizontal orientation; wood detailing, including dark stained heavy beams and timbers, exposed rafter, and wide roof overhangs; wide porches; and massive brick, block or stone foundations, porch supports, walls, and chimneys. Interior built-in features such as bookcases, desks and cabinets were popular. The emphasis was on simplicity of design, a break from the ornamental cluttered style of the earlier Victorian period. The Craftsman bungalow that once had its own address as 248 South Cahuilla Road (later changed to 262 South Caluilla Road) is located on the west side of the Orchid Tree Inn property. Constricted sometime around 1915, it was the home for over 45 years of Genevieve Reilly Manley, a Christian Science practitioner and widow. The property was eventually acquired and incorporated as part of the Orchid Tree Inn property. Background research consisting of a review of primary and secondary sources does not suggest that Manley was a prominent citizen within the local Palm Springs community, nor was she a notable individual at the State or national levels. Hence, the building is not associated with any historic personages or important events under federal, state, or local jurisdiction criteria. As stated earlier, the property is reflective of the Craftsman bungalow idiom. It is also an early representative of the housing stock within the City of Palm Springs. However, over the years significant modifications have been made to the dwelling thereby diminishing its overall integrity of design, materials, workmanship, setting, and feeling. Hence, the building does not appear eligible for National Register, California Register, or local register designation. And since the original architect or builder is unknown, the house cannot be associated with any notable architect or builder for the purposes of satisfying federal, State, or local criteria. Multi-story Apartment Structure, South Cahuilla Road. This linear, multi-family residence located immediately north of the Craftsman bungalow along South Cahuilla Road was constricted in 1948. Originally erected as apartments consisting of three one-story units and a rear two-story unit, the building was called the Kawea Apartments. Initially owned and operated by Edwin Thompson, the dwelling was later acquired from Allen and Olga Worcester in 1960, and incorporated into the Orchid Tree Inn property. Since its acquisition, the interior spaces 261 Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 r ) Page 30 L III. Environmental Setting have been modified to now contain five units each rented out as motel rooms. Additionally, portions of the exterior, particularly along its primary (south) elevation, have been altered in recent years. Because of compromised integrity and lack of sufficient historical associations and architectural significance the building does not appear eligible for listing in the National Register or California Register, nor does is it of local interest or a potential candidate for local designation. One-story Duplex, South Cahuilla Road. No permits exist for this dwelling, however, in reviewing Sanborn maps and tax assessor records, as well as assessing its architectural style, workmanship, and materials, it appears that this one-story Spanish Colonial Revival duplex was erected sometime around 1927. Though it is illustrated on the 1929 Sanborn map, the residence first appears in the city directory in 1937-38. Mae H. Abbott is listed in the directory as the property owner, but is indicated as a non-resident (she lived in Claremont). According to directory research, Abbott owned the duplex up through at least 1950, when in 1952 Sarkis Shcrvanian (also spelled Shirvanian) bought the property and used it as rental property. The building was acquired from Mrs. Virkin Shirvanian in 1965 and incorporated into the Orchid Tree Inn property at that time. In conducting the research for this survey assessment no information was uncovered to indicate that either of these individuals or the tenants that occupied the duplex over the years were of notable prominence within the Palm Springs community to merit them historic personages. Therefore, the one-story, multi-family dwelling does not appear eligible for federal, State, or local listing under criteria associated with persons significant in our past. Under architectural merit, the property does not possess sufficient architectural importance to satisfy the National Register and California Register criteria. However, the small duplex does reflect enough of the typical elements of the Spanish Colonial Revival style to warrant consideration of local designation as a Class 3 Historic Site. The structure is also representative of the early housing stock of Palm Springs. One-story Motel Complex, South Cahuilla Road. The one-story motel complex located at the northwest end of the Orchid Tree Inn property along South Cahuilla Road is comprised of two buildings historically consisting of five accommodations wrapped around an open courtyard. According to city directory research (no original permits exist) it appears that the motel was constructed sometime around 1941. The architect and builder are unknown. Noted as the "Desert House Apartments"in the directories, the two buildings are reflective of the Spanish Colonial Revival style in their design and use of materials. The structures are arranged in a broken "L" shape with each unit's entry facing out onto a large landscaped courtyard with a rectangular shaped swimming pool (a later addition) centrally located within it. The building along the southern lot line, which comprises the longer portion of the "L" shape originally contained three units. While the building that defines the shorter wing of the "L" along the eastern lot line initially contained two units with a long expansive veranda running along the west (primary) elevation. Since its acquisition, the complex has been altered extensively. There is now a total of seven units in the complex. Modifications include the remodeling and 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation Apnl 2005 O'D C!7' Page 31 . - �_,_,,JO III. Enviroranental Setting consolidation of interior- spaces, window and door replacements, and the build-out of the porch area that highlighted the entire west elevation of the east wing building. Historically, the original owner, J. Marvin and Kay Ostrander lived on the premises; however, by 1944 they are noted in the directory as having.a permanent address in Hollywood. The apartments were rented out on a daily, weekly, and monthly basis to local residents and winter snowbirds from the East or the Midwest. By 1993, the Desert House hm Apartments was sold, acquired by Karen and Robert Weithom, and incorporated into the ever-expanding Orchid Tree Inn property. In applying federal, State, and local criteria the motel complex appears ineligible for National Register, California Register, and City of Palm Springs designation due to compromised integrity, lack of distinctive architectural merit and associated historical importance. Further, no evidence was found to indicate that the original owner of the building or the building's numerous transient tenants are considered historic personages under National Register, California Register, or City of Palm Springs criteria. Two-story Modern Apartment Complex, South Belardo Road. The Albert Frey designed two-story apartment building originally called the "Premiere Apartments" appears ineligible for National Register listing due to its compromised integrity necessary for this level of designation and relocation from its original location. However, the building retains sufficient integrity as defined by the California Code of Regulations, Title 14, Chapter 11.5, Section 4852(c) for California Register listing and for local City of Palm Springs designation as a Class 1 Historic Site due to its association with a highly recognized and prominent local architect of Modern architecture, Albert Frey. The building expresses key signature aspects or features of Frey's craft, including its Modern design and the large, round windows at either end of the second floor wings. It also reflects an experimental period in his architectural career whereby he adapted his design and use of materials for functional purposes. By utilizing extensive overhangs and materials such as metal to reflect the heat of the sun, the building did not originally require air conditioning. However, in recent years small air conditioners have been installed in each apartment unit. Nonetheless, those character-defining design features and ideas are still physically and visually evident on the building. One-story Apartment Unit, South Belardo Road. This one-story, rectangular shaped apartment building is located at the northern boundary of the Orchid Tree hin property, along South Belardo Road. The four-unit, wood-framed stricture sits perpendicular to the street with its primary elevation facing south. According to city directory research it appears that the motel was constructed sometime in the late 1930s. Since there are no original permits, the architect and builder are unknown. The 1937-38 city directory lists the building with an address of 231 Belardo Road and Louise and Elizabeth Fanning as occupying the residence. Louise Fanning is noted as the property owner. In the 1941 directory Kenneth Fanning and Louise Fanning (Mrs.) are listed individually at the same address/residence. At this time, the building is called the Elidore Apartments (derived possibly from the combination of Louise Fanning's daughter's names, Elizabeth and Dorothy). Mrs. Louise Fanning is listed the city directories up through the 26r Belardo Road Historic Resources Assessment Report PCR services Corporation April 2005 Page 32 " ' I1I. Environmental Setting 1950s. It appears that the property stayed within the family until 1970, when it was sold by the siblings, Kenneth, Dorothy, and Margaret (Potter) Fanning. At that time it was acquired as part of the Orchid Tree Inn properly. In applying the National Register, California Register, and City of Palm Springs significance criteria, it appears that the building is not associated with any important historical events or personages. Further, due to its lack of distinctive architectural merit, association with a notable architect or builder, or embodiment of a particular property type the apartment building appears ineligible for federal, State, or local designation. 261 Belardo Road Historic Resources Assessment Report' PCR Services Corporation April 2005 Page 33 IV. BIBLIOGRAPHY PUBLICATIONS Belasco, Warren James. Americans on the Road:From Autocamp to Motel, 1910-1945. Baltimore, Maryland: John Hopkins University Press, 1997. Blumenson, John. Identifying American Architecture. New York,New York: W.W. Norton & Company, 1989. Bogert, Frank. M. Palm Springs: First Hundred Years. Palm Springs, California: Palm Springs Heritage Associates, 1987. Bright,Marjorie Belle. Nellie's Boardinghouse:A Duel Biography of Nellie Coffman and Palm Springs. Palm Springs, California: ETC Publications, c1981. Carley, Rachel. The Visual Dictionary ofAmerican Domestic Architecture. New York,New York: Henry Holt and Company, 1994. i Churchwell,Mary Jo. Palm Springs: The Landscape, The History, The Lore, Palm Springs, California: Ironwood Editions, c2001. Cygelman,Adele. Palm Springs Modern:Houses in the California Desert. New York, New York: Rizzoli, 1999. Delaney, Jack. Palm Springs A La Carte. Palm Springs, California: ETC Publications, 1978. Golub, Jelmifer. Albert Frey Houses 1+2. New York,New York: Princeton Architectural Press, c1999. Gunther, Jane Davies. Riverside County, California, Place Names: Their Origins and Their Stories. Riverside, California: Rubidoux Printing Company, 1984. Hess, Alan and Andrew Danish. Palm Springs Weekend: The Architecture and Design of a Mideentury Oasis. San Francisco, California: Chronicle Books, 2001. Jakle, John, Keith A. Sculle, Jefferson S. Rogers. The Motel in America. Baltimore, Maryland: John Hopkins University Press, 2002. 261)8clardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 34 k )�' IV. Bibliography Liebs, Chester H.Main Street to Miracle Mile:American Roadside Architecture. Baltimore, Maryland: John Hopkins University Press, 1995. Lloyd, Elwood. Enchanted Sands. Los Angeles, California: A. H. Steake, cl939. Margolies, John. Home Away From Home:Motels in America. Little Brown& Company, Bulfinch Press, 1995. McAlester, Virginia & Lee. A Field Guide to American Houses,New York, New York: Alfred A. Knopf, 1990. McWilliams, Carey. Southern California:An Island on the Land. Salt Lake City, Utah: Peregrine Smith Books, 1946, Revised 1988. Newmark, Harris, Sixty Years in Southern California, 1853-1913. New York,New York: Knickerbocker Press, 1916. Office of Historic Preservation. California Historic Resources Inventory, Survey Workbook (excerpts). Sacramento, California: State of California, 1986. Parker, Patricia L. National Register Bulletin: Guidelines for Local Surveys-A Basis for Preservation Planning. Washington D.C.: U.S. Government Printing Office, 1985. Richards,Elizabeth W. A Look into Palm Springs'Past. Palm Springs, California: Santa Fe Federal Savings and Loan Association, 1960. Rosa, Joseph. Albert Frey, Architect. New York,New York: Rizzoli, 1990. Sanborn Fire Insurance Company. Maps: Palm Springs, California, 1929, 1929-1962. Scott, Ferris H. Palm Springs Area Yearbook, Santa Ana, California: Duke Printing Service, 1952. Starr,Kevin.Inventing the Dream: California Through the Progressive Era. New York, New York: Oxford University Press, 1985. United States Department of the Interior.National Register Bulletin:How to Apply the National Register Criteria for Evaluation. Washington, DC: National Park Service, Interagency Resources Division, 1997. 261 Belardo Road Historic Resources Assessment Report PCR Services Corporat3on April 2005 Page 35 1. . lv) IV. Bibliography Whitten, Marcus. American Architecture Since 1780. Cambridge,Massachusetts: The MIT Press, 1992. Witzel, Michael Karl. The American Motel. Osceola, Wisconsin: MBI Publishing Company, 2000. PUIBLIC RECORDS AND OTHER SOURCES City of Cathedral City. General Plan, Archaeological and Historic Resources Element. City of Palm Desert. Comprehensive General Plan, Archaeological & Cultural Resources Element. March 2004. City of Palm Springs,Planning Department. Building Permits. City of Palm Springs Planning Department. City ofPabn Springs Historic Resources Survey. Architectural Resources Group, June 2004. City of Palm Springs Public Library, City of Palm Springs Library Center. City of Palm Springs City Directories. City of Rancho Mirage Community Development Department. General Plan, Archaeological and Historic Resources Element. County of Riverside, Tax Assessor Records. Morruzi, Peter. Palm Springs postcard collection. Palm Springs Historical Society. www.departures.com. 'Talm Springs Revisited." www.palmspiingsusa.com. "The Desert Story." www.psview.com. "City History." 261 Relardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 Page 36 V. APPENDIX Historical Photographs Current Photographs DPR 523 Forms Sanborn Fire Insurance Maps, 1929 and 1962 paste-up 261 Relardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 .47 Page 37 )— �� V. Appendix Historical Photographs 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 {. _ Of �� V. Appendix a( w j 4 .:jt e ,'�x'�ts• aM .z+'w�'�' tr ` ( ,�, µ i, M Apache Lodge (Orchid Tree Inn)—Courtyard Area, looking north (c.1941) p.'8 SN' .�atgy3e h 'v i � u � 1" t, t C Apache Lodge(Orchid Tree Inn)—Individual motel unit, looking northwest(c.1942) 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 n c. � Jld V. Appendix n- Orchid Tree Inn (postcard): Courtyard area, looking northwest(c 1952) L M,�10'8 Orchid Tree Inn (postcard): View of courtyard from Baristo Road, looking north (C.1960) 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 V. Appendix 9 I 1 U„ aF'scs'. 5gr>r7 / _ s Premiere Apartments—courtyard area and west elevation (original location), looking northeast _ I [ K r , � { n . I 1 . ram r Frey's Premiere Apartments—Balconies and ground floor deck areas(original location), looking south 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 i V. Appendix __ �. �yICI 1 3 ' v r i t X�tl iNIrUY 11 LI m, -1 t'T kllk if 7 ,r {�A✓ wow Gue� e�rsr soot I fill tl l 4, ii F •� .� ` � e v _ f t , � r�xxixc a1 .« ! i j r __ t? � •: ..Y TAXMt�YO a l- Frey's "Premiere Apartments-Original Plan, 1957 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 V. Appendix Current Photographs 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 V. Appendix 4i,i 41 Ss � a ... •$ sj. ,. .. . k., Orchid Tree Inn Property—Contest view from Baristo Road, looking southwest e •. I,� �.F 1F.�.,E F«i "s�7 Y ati y, d�Y Orchid Tree Inn Property—Main entrance, looking west 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 v J �a 2: ���✓kse tpr�' �t ���£=s ts,{.�w3 �xt °�9f"';s. "�"''y's�C:"�q sr "x` �', •+,"n I I ' / 'I j I •I ' / • I I II / s ',•: � .sue i=+e'�,-..h7 z��„gp.N-s - _ . (ql Es rv`F's t RZOI SON! i •I I I I I I I II I �� �- ¢T � soli. ��y !� • r' ♦� teh1a.•.N' '.�. :yk 1 J` a �L { ��t vq µme, f v3 S i'i rk �� � t •ate � �, 3' I � 1 V. Appendix i x w4 ,.�. b rr, '� 1 y n r } Multi-story Apartment Complex—Primary (south) elevation, looking northeast i e 'err f itt? .6 efp f�@ X' > yja f . Duplex—Front(west elevation), looking south 261 Relardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 .!) V. Appendix � 1 oit dui ?+ .a -,2"`3r ,fr- „""r,3n7k wtiagtoJgy a Sy .;ti,e R ti t}l � S i is Rs Frey designed 'Premiere Apartment"building—Interior court area, looking north 1 _ a Frey designed "Premiere Apartment"building—South end of interior court area, looking northeast 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 ii yj k^ �W.y yirhx�i Y sa, x ask WV 41 �"`� i3�s.�..--. d+$ � " ^Gs 3rc �n 7M� }/' •may �'..B• crxl f;''�I '-'"r'.' a RV- x A4 2 + e V. Appendix DPR 523 Forms i 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation Apn12005 State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 1 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 261 South Belardo Road P2. Location: ❑Not for Publication "r❑' Unrestricted a.County Riverside and(132b and P2c or P2d.Attach a Location Map as necessary.) b. USGS 7.5'Quad Date T ; R 114 of 1/4 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d. UTM: (Give more than one for large and/linear resources) mEl mN e.Other Locational Data(Enter Parcel#,legal description,directions to resource,elevation, etc.,as appropriate) See Location Map (page 5 of 17) Parcel No. 513-152-014 P3. Description(Desorberesouce and its majorelennerib,Include design,materials,coxkion,abations,size,selling,and baixiaries) The Orchid Tree Inn property covers most of the block bounded by Belardo Road to the east, Baristo Road to the south, Cahullla Road to the west, and Arenas Road to the north. The subject property consists of four parcels(APNs 513-152-014, 513-152-019, 513-152-018, 513-152-020)of primarily flat terrain that together comprise the entire Orchid Tree Inn site, which is sited with a primary entrance along the west side of South Belardo Road. The property contains seven primary improvements with a number of structures associated with these improvements. The subject property is located within an area that is both commercial and residential in use. The main strip of downtown Palm Springs is one block east of the subject property, which runs along Palm Canyon Drive and Indian Canyon Drive. P3b. Resource Attributes: (List attributes and codes) HP5-Hotel/Motel P4. Resources Present ❑Building ❑Structure ❑Object ❑Site ❑X District ❑Element of District ❑Other(Isolates,etc.) P5a.Photograph or Drawing(Photograph required for buildings,structures,and objects) P5b. Deso#m of Photo:(Vieww,date,amlession#) View of Orchid Tree Inn along Belardo Road(Viev toward southwest). Photo No: 1-183, 4/1/2005 P6. Date Constructed/Age and Sources: 4 ❑Prehistoric Z Historic ❑Both Tax Assessor Records;Building Permits P7. Owner and Address Private P8. Recorded by:(Nane,alliation,and addEss) Jan Ostashay,Director of Historic Resources, PCR Services Corp, One Venture, Ste.150, Irvine, CA 92618 P9. Date Recorded: 411812005 P10, Survey Type: (Describe) Intensive-level Attachments ❑NONE Z Continuation Sheet `❑C District Record ❑Rock Art Record ❑Other:(List) Location Map Z Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cile survey report and other sources,or enter"none") Historic Resources Assessment Report:261 South Belardo Road,(April 2005),PCR Services Corp. �rtj OPR 523A (1195)KsloryMaker4 r fornia—The Resources Agency Primary#NT OF PARKS AND RECREATION HRI# CT RECORD Trinomial Page 2 of 17 NRHP Status Code 6Z Resource Name or#:(Assigned by recorder) Orchid Tree Inn ,iistoric Name: Orchid Tree Inn D2.Common Name: 261 South Belardo Road D3. Detailed Description(Discuss overall coherence of the district, its setting,visual characteristics,and minor features. List all elements of district.): The Orchid Tree Inn property covers most of the block bounded by Belardo Road to the east,Baristo Road to the south, Cahuilla Road to the west, and Arenas Road to the north. The subject property consists of four parcels (APNs 513-152-014, 513-152-019, 513-152-018, and 513-152-020) of primary flat terrain that together comprise the site. With its main entrance along the west side of South Belardo Road, the Orchid Tree Inn property is a primarily fenced compound, consisting of seven sizeable improvements: a U-shaped bungalow court inn; a two-story mid-century apartment building; a one-story Craftsman inspired bungalow and associated structures; a combination one- and two-story apartment complex; a small Spanish style duplex and associated contemporary structures; a one-story, L-shaped motel complex; and a rectangular shape,four-unit apartment building. The site also includes a number of swimming pools, walkways, parking lots, and landscape elements. Orchid Tree Inn Buildings:(see Primary Record forms) Courtyard Motel (1934)-Map ID#D Craftsman Bungalow(c.1915)-Map ID#A Multi-story Apartment(1948)-Map ID#D One-story Duplex(c.1927)-Map ID#B One-story Motel Complex(c.1941)-Map ID#E Two-story Modern Apartment(1957-58)-Map ID#F One-story Apartment Unit(c.1938)-Map ID#G D4. Boundary Description(Describe limits of district and attach map showing boundary and district elements.): The district is bounded on the west by the property line along Cahuilla Road, to the east by the property line along Belardo Road,and I the south by the property along Baristo Road. The northern boundary runds D5. Boundary Justification: The district boundaries are drawn to include those improvements that comprise the current Orchid Tree Inn property. D6. Significance: Theme Tourism/Residential Development Area Downtown Palm Springs Period of Significance 1913-1960 Applicable Criteria N/A Discuss districts importance in terms of its historical context as defined by theme,period of significance,and geographic scope.Also address the integrity of the district as a whole.) The property that currently comprises the Orchid Tree Inn includes a number of buildings from varying eras and that were once individual properties onto themselves. One building was relocated from across the street to this property in the early 1970s. Hence, as an entire entity(historic district) the property does not appear eligible for federal, state, or local designation due to its amalgamation and disassociation of property types, dates of construction, integrity, and underlying historical connection. However, in assessing individual historical significance building by building a number of properties appear to rise to a level of either historical or architectural importance or both at the local jurisdication level. (see Continuation Sheet x of x) D7. References (Give full citations including the names and addresses of any informants,where possible.): Riverside County Assessor's Office; City of Palm Springs building permits(see Continuation Sheet 17 of 17). r Dom. evaluator: Jan Ostashay, Director of Historic Resources Date: 411812005 Affiliation and Address: /1 DPR 523D (1196)HisloryMaker 4 San Buenaventura Research Associates F te oC California—The Resources Agency Primary# PARTMENT OF PARKS AND RECREATION HRIONTINUATION SHEET Trinomial Page 3 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn Recorded by: Jan Ostashay, Director of Historic Resources Date 4/18/2005 []Continuation ❑ Update D6. Significance Situated at the southwest corner of Belardo Road and Baristo Road, the Orchid Tree Inn has been welcoming guests since the mid-1930s. Over the years, the inn has expanded to include most of the property surrounding the initial bungalow court motel. Today, a variety of housing types comprise the Orchid Tree Inn property, including a Craftsman bungalow;a Modern style apartment building;a combination one-and two-story apartment complex,a small Spanish style duplex;a one-story, L-shaped motel complex;a rectangular shaped,four-unit apartment;and the original"U"shaped courtyard motel. Prior to the construction of the Spanish Colonial Revival faun court, the block in which the property is located was primarily undeveloped. The 1929 Sanborn Fire Insurance map illustrates the area with defined parcel lots, a one-story dwelling along what was originally called Palm Avenue(now referred to as Balardo Road), a single-family residence and a small duplex along Orange Avenue(now called Cahullla Road), and a few houses of varying size along Park (now Arenas Road). Lime Street, which would later become Baristo Road, contained no improvements along this block and only two residences a few blocks west. At the tirne,most of the hotels, motels, and resorts, including the Winter Garden Hotel,Desert Inn, Oasis Hotel, EI Mirador Hotel, and others were north of the Orchid Tree Inn site. The oldest structure on the Orchid Tree Inn property is a Craftsman influenced bungalow, which is dated from around 1915. Situated along the east side of Cahuilla Road within the Orchid Tree Inn grounds, this dwelling once had its own address as 248 South Cahuilla Road(later changed to 262 South Cahuilla Road). For over 45 years it was owned and occupied by Genevieve Reilly, a Christian Science practitioner. It was later acquired and incorporated as part of the Orchid Tree Inn property,and converted to transient lodging as part of the motel. Since its acquisition, the bungalow has been extensively altered on the exterior and interior. Much of the exterior features, including the stucco siding and river rock cladding are recent additions. Located a few lots to the north, still within the Orchid Tree Inn property, is a small one-story Spanish Colonial Revival duplex. No buildin permits exist for this stucco clad building;however, in reviewing Sanborn maps and tax assessor records, as well as assessing its architectural style, workmanship, and materials it appears this small residence was erected around 1927. In reviewing city directory information, the property was owned for over twenty years by Mae Abbott, a non-resident of Palm Springs who lived in Claremont and used this multi-family dwelling on a seasonal basis. The other unit in this duplex appears to have been utilized as a rental with a variety white-collar type workers occupying it over the years. With an address of 244 South Cahuilla Road(later changed to 244-248 South Cahuilla Road), the property was sold in 1965 and acquired as part of the ever-expanding Orchid Tree Inn. Over the years, as more seasonal visitors came to Palm Springs the need for adequate short-term lodging facilities grew. The Orchid Tree Inn, constructed in 1934 by local builder Herbert Foster, was built in response to that lodging demand. Erected at the northwest corner of Baristo and Belardo roads(originally Lime and Palm Avenue)the small motel called the "Sakarah"was constructed as a 10-un bungalow court motel apartment. As was typical at the time, the complex was designed in the Spanish Colonial Revival style and featur a large landscaped court area in the center. The original entry approach into the complex was off Baristo Road. In the latter part of 194 the motel not only changed ownership, but its unusual name. Under the management of John "Harry"and Martha Irvin, the motel was renamed the 'Apache Lodge." As to not cause confusion, the name Sakarah was also fisted alongside the Apache Lodge in the local c directories for a number of years. By 1948, the small motel changed names, and probably ownership though not documented, again. Retaining its 226 West Baristo Road address, the complex was now called the Bel-Ards, Villas. For approximately two years the bungalow court motel operated under this name;however,by 1952, it was sold and renamed yet again. It was at this time that the property acquired its current name the "Orchid Tree Inn,"as well as a swimming pool with diving board and additional landscape features such a orchid trees. Over the next ten years the property would undergo exterior modifications that would include replacement of original wood-framed windows with aluminum sliders, the removal of Spanish Colonial Revival inspired wrought iron window treatments, modifications to the central portal at the north end of the complex(originally arched), and the re-landscaping of the courtyard area. In th recent past, additional alterations to the complex have included the re-location of the main entrance of the complex from Baristo Road to Belardo Road, the re-configuration of some of the individual units,the re-stuccoing of exterior surfaces,tile roof repair, and further re-landscaping of the courtyard area and the installation of a newer swimming pool. Even with these modifications, however, the proper still retains and reflects its original design intent as a charming bungalow court motel and conveys a particular period of time in Palm Springs'history. Built along South Belardo Road is the fourth oldest structure on the Orchid Tree Inn grounds. Located along the northeast boundary of the property, adjacent to motel's parking lot, this one-story,four-unit apartment building was built around 1938. Designed in a vernacula modern style, it was owned and occupied initially by Mrs. Louise Fanning. Referred to as the "Elidore Apartments"with an individual address of 231 South Belardo Road, the units that comprise the complex were occupied over the years by family members, including Elizabeth, Kenneth,Dorothy, and Margaret Fanning(Potter). It appears that the name of the building was derived by combining the first part of the names Elizabeth and Dorothy,however, this hypothesis has not been confirmed. The fourplex was acquired from the Fannin family in 1970, and incorporated into the overall Orchid Tree Inn property. DPR523L(1195)Histon Moker4 s State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page LI of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn Recorded by: Jan Ostashay, Director of Historic Resources Date 4/18/2005 ❑Continuation ❑Update D6. Signfffcance WMthepoadanl oftescrty Vnaeasi ,rrmandnmrnotels,hotel�,andthehkewereboMcrosfitdedinthePalmSprxjsaeaAraMdy sma►(at&staymotelonv�x was WitaFaVfteastsiJeofCakda Road,attttenottnmestendoWdsnowttteGY O Tee Innpopedy. libpwr& existfcrhsrndda3al7 but*duo'aymsealritroatesthatth'sfn�cr xwasbuNa,ound1941. ldedinttteduecfatbsasthe'1ksartHaw Aoa6nenls„th spt pe iyhxkdes twv bw dre di�rgs ad oxatyaddesgnd rt tt e Spat sFt Cann a Rev va style. Owned and goeratedbyJ.lvtavin and lcayastraixkr,wtui�alyC�danste,tttesrtxal apannentswereretneda,ra,aaaiy,weeldy,a,dmmndytxasistobcaltasr/enGsa,d.reamx�va�ners. TheOs6anobfsca&x.edtoownftnVdurd#teearly1950�atwi timftysdddandrelurnedtoHc4*c7d Ah)ostfatyyeaslafErfh nncW aparttned"wsoU.-gahardacgmedaspatoffhe0rdidTiieelrtnpoperly. &noe&rdz=asjoantoFft Od Tree Im,,#te'L'dgDGdGWPbxhas undergm=e>krovmcdfr stobextet"and,iil nr BuYin1948asfhe'KaweaApatrToiN,"tl bL*frtgatik*ogsisbdofalapMostayaoatrr dat#terea-(eastertrdja)dfiueesrrtalartr&pasknecI nafrtea WxentowardsCahudaRaad(west). Re&kdwcfvanaadarrrnchnvsmint3so�gffeku4ntapatnx ompLxwasuutialyownedaxl goeratedbyEdMTlxrrp_son kwasbteraalLi franWa�fa #71960andrkgratediafotrieOrdwdTteelnnpgcerty. Then)ostreogdaoUlhonbfheOrdtidTreeInnpopettyistyreMo-stayAbertFreycpsgredq3arttr btHM&totedabVBelarcbRoaclbeMeert#te txn muttbthesotMand#tecn---stayfcu*xtofher) urrr,do*adpoerdtotttepaia bt Ork,,vk*AoeafeclacrossftSs odfranft0Mw Tree Inn atthenuffrastco wofBebnIn RoadandBarksto Road(159 WestBanUo Roacq,dwshage nxff4andyresU&7cq was rebcatednsectionstote Cdchid Tree Inn sth1972fopemtk3olerr . TheNbdernst* esctthotelapatrnentwisbudth1957asGie'RanAbte/{�"7lteagroex cngnatykdjoL-danunberofgLe-droom,,aierxbsedgaageMostayrrratager'sapa shL&,boardcourtswvinrryppocl,andoavredcaoaLcft hasedbxj4etmbc brrar&as"das#teseasa-dNv Ftan ft irrnnate,d tammVWngabwcouttooMxps b ffre ntDoL-n style apatirretrt unts wY7h the Freydesgned buiorr g,lbe valid araydshnires that cwpwbeOrchd Tree lnnphysu*n7ankstsanrder strVh&bty,serneofWhchisnoibbbto#t bca'mnrnunny. Today,0e Inn cortirxestogoerateas a tesoitmdel ovdT j ttte dram and tratqudti yofah'Palm Spiixjs. DPR 523L(i 195)WsloryMaker 4 =�� State of California"The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# LOCATION MAP Trinomial Page 5 of 17 *Resource Name or # (Assigned by recorder) Orchid Tree Inn *Map Name: Orchid Tree Inn Property Site Map *Scale: 4 in=330 ft *Date of map: April 2005 ON ----------------i —--- ————————— I Parking Lot ---------------- -- ----------- ----- ------ _30- ---------- A ............... LEGEND no Orchid Tree Inn Property Boundary 177=7 Parcel Lines L Building FoolpfinI A Awning/Canoples I A Craftsman Bungalow B One-story Duplex C Courtyard Motel Pool D Muftj•storyApartment E One-story Motor Complex F Two-story Modern Apartment Complex G One-story Apartment Complex Barislo Road DPR 523.1 (1195) *Required informati?n State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial NRHP Status Code 5S3 Other Listings Review Code Reviewer Date Page 6 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: Orchid Tree Inn-226 West Baristo Road P2. Location: ❑Not for Publication N Unrestricted a. County Riverside and(132b and Plc or P2d.Attach a Location Map as necessary.) b.USGS 7.5'Quad Date T ; R 1/4 of 114 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d.UTM: (Give more than one for large and/linear resources) mE1 mN e. Other Locational Data(Enter Parcel#, legal description,directions to resource,elevation,etc., as appropriate) Map ID#C Parcel No. 513-152-014 P3.Description(Desabe resource and its mejorelei nerts.Include design,rnatetials,ea idtbn,all fatia is,size,selling,and botnrlaries) Evoking an earlier era, this is a one-story motel in the form of a Spanish Colonial Revival tourist court. U-shaped in plan, the court consists(originally)of ten individual L-shaped dwellings arrayed around a central landscaped courtyard. Red clay tiles cover the multi-gabled roofs and stucco sheathes the exteriors of each building. The entries, which are either wood doors or glass sliders, along the front of each unit vary in location, but all are protected by extended porch roofs within small recessed verandas. Fenestration includes large fixed paned glass windows, double hung sash, and casements. Gable peaks are punctuated by canal (circular drainage holes). The landscaped courtyard area includes concrete walkways, manicured shrubs and hedges, towering pain trees, a rectangular shaped swimming pool, and orchid trees. In reviewing historic photographs and city directory information, the courtyard was original grass with a circular shaped fountain in the center. A swimming pool replaced much of the grassy area and fountain in the early 1950s. The Orchid Tree Inn is somewhat intact and still reflects its original design intent, that of a courtyard motel. P31b. Resource Attributes: (List attributes and codes) HP5-Hotel/Motel P4. Resources Present ©Building ❑Structure ❑Object ❑Site ❑District 0 Element of District ❑Other(Isolates,etc.) P5a.Photograph or Drawing(Photograph required for buildings,structures,and objects) P5b.Descfiplim of Photo:(View,dale,aocessi)n#) Motel Courtyard(View toward northeast).Photo No:1-32,41112005 ' t P6.Date Constructed/Age and Sources: ,, ❑ ❑*,. _ Prehistoric �Historic Both t County Assessor Records;Building Permits P7.Owner and Address Private P6. Recorded by:(Narne,affiatiat,and adJuss) Jan Ostashay, PCR Services Corporation, One Venture, Ste. 150, Irvine, CA 92618 t�,rj ^ ' FX4 utY - Ji P9.Date Recorded: 4/18/2005 P10. Survey Type: (Describe) Intensive-level Attachments ❑NONE ❑Continuation Sheet ❑District Record ❑Rock Art Record ❑Other:(List) ❑Location Map Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cite survey report and other sources,or enter"none") Historic Resources Assessment Report:261 South Belardo Road, (April 2005),PCR Services Corp. DPR 623A (1195)MatoryMakerA V-�_' State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION BUILDING, STRUCTURE, AND OBJECT RECORD HRI# Page 7 of 17 NRHP Status Code 5S3 Resource Name or#:(Assigned by recorder) Orchid Tree Inn B1. Historic Name: The Sakarah B2. Common Name: Orchid Tree Inn B3. Original Use: Motel B4. Present Use: Motel 135.Architectural Style: Spanish Colonial Revival B6. Construction History:(Construction date, alterations, and date of alterations) Built c. 1934;Original address 226 West Batiste Road 137. Moved? N No ❑Yes ❑Unknown Date : Original Location: 68. Related Features: 139a. Architect: Unknown b.Builder: Herbert Foster B10. Significance: Theme: Tourism Area: Downtown Palm Springs Period of Significance: c.1934 Property Type: Bungalow Courtyard Applicable Criteria: N/A (Discuss importance in terms of historical or architectural context as defined by theme,period and geographic scope.Also address integrity.) The U-shaped grouping of one-story bungalows originally known to as the "Sakarah"and now called the Orchid Tree Inn appears locally significant under the City of Palm Springs'significance criteria as a relatively intact early example of a disappearing building type that is important to the history of the City of Palm Springs. Because of the modifications made to the exterior(and interior)of the buildings over the years, the property does not retain a sufficient level of integrity to be eligible for listing in the National Register or California Register. However,it does appear eligible for local listing under the City's Historic Preservation Ordinance criteria because it embodies the distinctive characteristics of a significant building type related to the local tourist industry. (see Continuation Sheet 8 of 17) B11.Additional Resource Attributes:(List attributes and codes) HP5-Hotel/Motel 1312. References: (Sketch Map with north arrow required.) See Continuation Sheet 17 of 17. is t t f' B13. Remarks: 261 S Belard0 Rd A i3 t% B14. Evaluator: Jan Ostashay } Date of Evaluation: 411812005 SDI Isdta I (This space reserved for official comments.) T7 h'➢. , ' � "r7f ij 1M CL 4 r- n 1.14 , , . FC( te of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 3 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn Recorded by: Jan Ostashay Date 4/18/2005 0 Continuation ❑Update P3. Description I aAevertheowowhasLr&rgoneanumbercf-%j(tantnvdif r;sawftyears,indufngftremovd ffhectpv 'skx daddwn%—AvvM ob�dwrneyp&on al dfft rinds,the reaboar erttefrnanyefft wuo0an)ed wicb ms i>M atrrwxunfiar)edskbrs crfaed paxd,fhe repbxzrrentcfsoldwooderdryoborswMtxdbwarewuodob=cratatytums&krs,axlf dLcmMacVarrenodcfpordrrodfirtberposts�redtrick pbrs,a)dcdierolecc li eteddidcebrrerrts. a1osgrtilkance The Orchid Tree Irtnsabdexarlabofatamdmfutpigoertyafrmefroaotdoburistacowrrrrdatmthat 7ppoa,fai?#relate1920saxl1930% axt�Nxue cbtelgarxrrtpaa9bbdthe cyowdl t cfauAarr�ie tanixd n thereglcrt and eh�Mxre. In�Axrn CadTara�a,the ewaYtirn arcarps p drmiheoaKE#cfmsuLnWbrgabwca WrchhadfrstemagedasahoLuViypanfhe191os The Ordwd7reelrmpigrdye( braton,setting,cbsgnmaterials,feeftartassocrrtGCvt. ffaopeastobearecffheea dexarpbsddspupoVfypeardperbdl )omtobeexbinthe G�/Ofki t-,;In9s UndartlieGVsatt mdsgnkffwfheg1dwl Teo Inn aboaopearsbsatisfytwoadbo—daileria. Dwbisage,des n,ac7kduids*,,ardfffdmg)e mrrtyadaaTbxrekctsapabuia'pen'rrdtithemrmxuwsbcalhstay,eatyfourom Andi raghmanyo ff)enchrlt.r ur&ham been,modtCedthe curyabx-4gctesenLsasgVcardaddrskKjusl)aGberwt Wns,-ca7pa%rtsmaytadcindmldo 4ti Asagutpngriewwsaeiun#ed dbncaty aidaesHIetakbytaranadphysrdde� NamneOnchd Tree lnnsd uoiarffsbcaladeran lncsndsa,thegmpmcfbrvabws tlda rpuse ff)e orprd0rdid Tme Inn c=fydrdmotdqTei eW krCiydParm-cOrigsdqk�asa Gass 2Ffrda &e. DPR 523L(1/95)HlsloryMaker 4 / '� State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 9 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 262 South Cahuilla Road P2. Location: ❑Not for Publication Z Unrestricted a. County Riverside and (132b and P2c or P2d.Attach a Location Map as necessary.) b. IUSGS 7.5'Quad Date T ; R 1/4 of 114 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d. IJTM:(Give more than one for large and/linear resources) mEl MN e. Other Locational Data (Enter Parcel#,legal description,directions to resource,elevation,etc.,as appropriate) Map ID#A Parcel No. 513-152-018 P3. Description(Desalt resource and its maja-elements.Include design,rnateti4,condition,allations,sue,sE,ft and boundaries) Setback from the Cahuilla Road, this one-story,single-family bungalow is of wood-frame construction and is clad in non-original stucco. A complex gable roof with overhanging eaves and exposed rafter tails caps the dwelling. An open porch area sheltered by a shed roof is supported by square wood posts. Within the porch area is a centrally located entry door that is flanked by two wood-framed,multi-pane casements windows. A recently added river rock skirt wraps around most of the exterior base of the house.A massive river rock chimney(original)of note is located along the building's south elevation. An enclosed porch screen sitting area is located at the northwest end of the bungalow, though originally it extended along the entire north elevation. A wood-slated attic vent punctuates the front(west)gable end. An enclosed porch screen area was also located at the rear of the building;however, at some unspecified date it was permanently enclosed as part of the house. At the rear of the Craftsman bungalow is a small vernacular dwelling that has been severely altered over the years. Crowned by a low-pitched gable roof, the minute single-family cottage is square in plan, sheathed in stucco, and punctuated by a single tripartite window along its front (west)elevation. Both buildings have been converted into the motel units as part of the Orchid Tree Inn property. P3b. Resource Attributes: (List attributes and codes) HP2-Single Family Property HP5-Hotel/Motel P4. Resources Present ❑Building ❑Structure ❑Object ❑Site ❑District Q Element of District ❑Other(Isolates,etc.) P5a.Photograph or Drawing(Photograph required for buildings,structures,and objects) P5b. DesaiIknofPhoto:(View,dab,aocession#) r Craftsman Bungalow(View toward southeast). Photo No: 1-12, 41112005 P6. Date Constructed/Age and Sources: ❑Prehistoric 2]Historic ❑Both County Assessor Records;Building Permits P7.Owner and Address + - Private i P8.Recorded by:(Narne,a71@tbn,andaddress) Jan Ostashay,Director of Historic Resources, PCR Services Corporation, One Venture,Ste. 150, Irvine, CA 92618 P9.Date Recorded: 411812005 i r4 P10. Survey Type: (Describe) iffil ' ,, i ,.a' m4, t` s /ntensive-level 10 k�4] �, , ✓ , u„"f"'+ < Zi,�.�r�,' Nrr " , r' Je/ s" ,� . Attachments N NONE ❑Continuation Sheet ❑District Record ❑Rock Art Record ❑Other;(List) , ❑Location Map ❑Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cite survey report and other sources,or enter"none") Historic Resources Assessment Report:261 South Belardo Road,(April 2005),PCR Services Corp. OPR 523A (1/95)HisloryMaker4 Slate of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 10 of 17 Resource Name or M(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 254 South Cahuilla Road P2. Location: ❑Not for Publication. E Unrestricted a. County Riverside and(P2b and Plc or P2d.Attach a Location Map as necessary.) b.USGS 7.5'Quad Date T ; R 1/4 of 1/4 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d. UTM: (Give more than one for large and/linear resources) mEl mN e.Other Locational Data (Enter Parcel#, legal description,directions to resource, elevation,etc.,as appropriate) Map ID#D Parcel No. 513-152-018 P3.Description(Desebe reso roe and its m*dernea ds.Include design,mataials,condtion,aYeakors,size,selling,and boundaries) Positioned perpendicular to Cahuilla Road, this multi-story apartment complex is this situated between the Craftsman residence to the south and the small duplex to the north. Its primary(front)elevation faces south and is defined by four bays containing metal-framed fenestration and plain panel entry doors into each of the units. Originally designed in a vernacular International style, the building now appears to exhibit Spanish Colonial elements in its architectural treatment. Smooth stucco covers the residence, which originally consisted of three one-story units and a single two-story unit at the rear. Since its acquisition as,part of the Orchid Tree the complex has been modified to include an additional unit and non-compatible architectural detailing has been added to its exterior surfaces. The back(north elevation) of the building contains service door entries, utility closets, and a number of metal framed windows. 133b. Resource Attributes: (List attributes and codes) HP3-Multiple Family Property HP5-Hotel/Motel P4. Resources Present Z Building ❑Structure ❑Object ❑Site ❑District r❑. Element of District ❑Other(Isolates,etc.) 135a. Photograph or Drawing(Photograph required for buildings,structures,and objects) P51b. DescriptimotPhota(View,dale,accession#) 1948 Apartment Complex(View toward northeast) Photo No:1-14,41112005 ° P6.Date Constructed/Age and Sources: �M �r'?=rti°�.°�>'2,;�, . _ . A ;� ❑Prehistoric ©Historic ❑Both County Assessor Records;Building Permits P7.Owner and Address Private j�rsiFi ,fit #- r, P8. Recorded by:(Name,aftiation,andaddress) r i Jan Ostashay,Director of Historic Resources, PCR Services Corporation, One Venture,Ste. 150, Irvine, CA 92262 -"^•-., <'%� ' " P9.Date Recorded: 411812005 P10.Survey Type: (Describe) Intensive-level � .1l[Ivif� N11 .Attachments []NONE ❑Continuation Sheet ❑District Record ❑ ❑Rock Art Record ❑Other.(List) Location Map ❑Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cite survey report and other sources,or enter"none") Historic Resources Assessment Report:261 South Belardo Road,(April 2005),PCR Services Corp. nPR 523A (1195)HisloryMaker4 Stale of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial _ NRHP Status Code 6L Other Listings Review Code Reviewer Date — Page 11 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 244-248 South Cahuilla Road P2. Location: ❑Not for Publication 0 Unrestricted a. County Riverside and(P2b and P2c or P2d.Attach a Location Map as necessary.) b. USGS 7.5'Quad Date T ; R 114 of 1/4 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d. UTM: (Give more than one for large and/linear resources) mEl MN e. Other Locational Data (Enter Parcel#, legal description, directions to resource, elevation, etc.,as appropriate) Map ID#B Parcel No. 513-152-018 P3. Description(Desai)e resource and Is majordenenG.Include design,mates,oorujtion,ateations,see,selling,and boundaries) Also situated along Cahuilla Road, is this small Spanish Colonial Revival duplex. Symmetrical in design and"H"shaped in plan, his one-story multi-family residence is capped with a flat roof and is sheathed in stucco. Roof elements include a red tile roof parapet with a shed roof center section and no overhanging eaves. The entrances into the two units are recessed within the central portion of the front(west)of the building. Large metal framed windows flank the entrance porch area. Stucco sheathed chimneys are attached to the exterior sides(north and south elevations)of the both units. Alterations to the building include the replacement of wood-framed windows with aluminum sliders or older metal framed fenestration. Both entry doors are have been replaced and small air conditioning units have been installed within the wall surfaces of both units as well. The back side(east elevation) of the duplex has been extensively modified, though it contains two service door openings. P3b. Resource Attributes: (List attributes and codes) HP3-Multiple Family Property HP5-Hotel/Motel P4. Resources Present ©Building ❑Structure ❑Object ❑Site ❑District Q Element of District ❑Other(Isolates,etc.) 135a.Photograph or Drawing(Photograph required for buildings,structures,and objects) P5b. DescriptionofPhDin:(View,dab,ac ession4) Duplex(View toward south). Photo No: 1-142, 41112005 P6. Date Constructed/Age and Sources: ❑Prehistoric ©Historic ❑Both County Assessor Records;Building Permits P7.Owner and Address - Private 4 d F !1 P8. Recorded by:(Name,alliatiog and address) Jan Ostashay,Director of Historic Resources, C i 14, ;fv„ PCR Services Corporation, :fxf > 4 One Venture,Ste. 150, Irvine, CA 92262 ad1 r+� P9. Date Recorded: 411812005 P10. Survey Type: (Describe) Intensive-level l k; / Attachments ❑NONE ❑Continuation Sheet ❑District Record ❑Rock Art Record ❑Other:(List) ❑Location Map Z Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record 1311.Report Citation:(Cite survey report and other sources,or enter"none") Hlstonc Resources Assessment Report:261 South Belardo Road, (April 2005), PCR Services Corp. DPR 523A (1/95)HisloryMaker 4 , J State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION BUILIDING, STRUCTURE, AND OBJECT RECORD HRI# Page 12 of 17 NRHP Status Code 6L Resource Name or#:(Assigned by recorder) Orchid Tree Inn B1. Historic Name: 244-248 South Cahuilla Road B2. Common Name: 261 South Belardo Road B3. Original Use: Duplex B4. Present Use: Motel 135.Architectural Style: Spanish Colonial Revival 136. Construction History:(Construction date, alterations, and date of alterations) c.1927 B7. Moved? Z No ❑Yes [:]Unknown Date : Original Location: 68. Related Features: B9a. Architect: Unknown b. Builder: Uokown B10. Significance:Theme: Residential Development Area: Downtown Palm Springs Period of Significance: 1927 Property Type: Duplex Applicable Criteria: N/A (Discuss importance in terms of historical or architectural context as defined by theme,period and geographic scope.Also address integrity.) No permits exist for this dwelling,however,in reviewing Sanborn maps and tax assessor records, as well as assessing its architectural style, workmanship, and materials,it appears that this one-story Spanish Colonial Revival duplex was erected sometime around 1927. Though it is illustrated on the 1929 Sanborn map, the residence first appears in the city directory in 1937-38. Mae H. Abbott is listed in the directory as the property owner, but is indicated as a non-resident(she lived in Claremont) According to directory research,Abbott owned the duplex up through at least 1950, when in 1952 Sarkis Shervanian (also spelled Shirvanian)bought the property and used it as rental property. The building was acquired from Mrs. Virkin Shirvanian in 1965 and incorporated into the Orchid Tree Inn property at that time. In conducting the research for this survey assessment no information was uncovered to indicate that either of these individuals or the tenants that occupied the duplex over the years were of notable prominence within the Palm Springs community to merit them historic personages. Therefore, the one-story, multi-family dwelling does not appear eligible for federal, State, or local listing under criteria associated with persons significant in our past. Under architectural merit, the property does not possess sufficient architectural importance to satisfy the National Register and California Register criteria. However, the small duplex does reflect enough of the typical elements of the Spanish Colonial Revival style to warrant consideration of local designation as a Class 3 Historic Site. The structure is also representative of the early housing stock of Palm Springs. B11.Additional Resource Attributes:(List attributes and codes) HP3-Multiple Family Property HP5-Hotel/Motel B12. References: (Sketch Map with north arrow required.) (see Continuation Sheet 17 of 17) r i B13. Remarks: 261 S Belardo Rd a i B14. Evaluator: Jan Ostashay, Director of Historic Resources t Date of Evaluation: 411812005 W B a r i s It o d (This space reserved for official comments.) r,11 ' OL State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial NRHP Status Code 6Z I Other Listings Review Code Reviewer Date Page 13 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 220 South Cahuilla Road P2. Location: ❑Not for Publication ❑Unrestricted a. County Riverside and (P2b and Plc or P2d.Attach a Location Map as necessary.) b. LISGS 7.5' Quad Date T ; R 1/4 of 114 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d. LITM: (Give more than one for large and/linear resources) mEl mN e. Other Locational Data (Enter Parcel#,legal description,directions to resource, elevation,etc., as appropriate) Map ID#E Parcel No. 513-152-020 P3. Description(Describe resoum and its majordernenk Include design,materials,eaxjfial,alterations,see setting,and boundaries) This one-story, wood-framed motel complex is situated at the northwest corner of the Orchid Tree Inn property. Configured in a "L"shape plan around an open court area with swimming pool, the low-rise motel is comprised of two detached rectangular shaped buildings. Clad in stucco and punctuated by a variety of window types including metal-framed casements, fixed-pane,and aluminum sliders the complex has been extensively modified since it was acquired as part of the Orchid Tree Inn property. Since the occurrence of these alterations(dates unknown), the primary elevations of both buildings (north and west)no longer reflect their original design intent or architectural styling. The buildings currently exhibit a mediocre variant of the Spanish Colonial Revival style in their altered state. P31b. Resource Attributes: (List attributes and codes) HP5-Hotel/Motel P4.Resources Present 0 Building ❑Structure ❑Object ❑Site ❑District 0 Element of District ❑Other(Isolates,etc.) 135a. Photograph or Drawing(Photograph required for buildings,structures,and objects) P51n. Description of Photo:(View,date,amession4) One-story Motel Complex(View toward . .r southeast).Photo No: 1-149,41112005 fr P6. Date Constructed/Age and Sources: ❑Prehistoric El Historic ❑ Both 4'7 County Assessor Records;Building Permits s, P7.Owner and Address Private s � P6. Recorded by:(Name,affiliation,and address) Jan Ostashay,Director of Historic Resources, PCR Services Corporation, One Venture,Ste. 150, Palm Springs,CA 92262 P9.Date Recorded: 411812005 P10. Survey Type: (Describe) Intensive-level Attachments I]NONE ❑Continuation Sheet ❑District Record ❑Rock Art Record ❑Other:(List) ❑Location Map ❑Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cite survey report and other sources,or enter"none") Historic Resources Assessment Report;261 South Belardo Road, (April 2005),PCR Services Corp. ePR 623A (1/86)HisloryMeker4 Slate of California—The Resources Agency Primary# — DEPARTMENT OF PARKS AND RECREATION HRI# PRIMARY RECORD Trinomial - NRHP Status Code 5S3 Other Listings Review Code Reviewer Date Page 14 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 292 South Belardo Road P2. Location: [_]Not for Publication Z Unrestricted a.County Riverside and(P2b and P2c or P2d.Attach a Location Map as necessary.) b.IISGS 7.5'Quad Date T ; R 1/4 of 1/4 of Sec E c.Address: 261 South Belardo City Palm Springs Zip 92262 d.LITM:(Give more than one for large and/linear resources) mEI MN e. Other Locational Data(Enter Parcel#, legal description,directions to resource,elevation,etc.,as appropriate) Map ID#F Parcel No. 513-152-019 P3. Description(Desabe msource and b m*reterrww(a Ind ide desgn,mabrds,mndtbR apaabis,sue,-%thg,and Inudaries) This two-story mid century modern motel apartment building was original located across the street at the northeast corner of Baristo and Belardo roads. Called the "Premiere Apartments"it was designed to take advantage of the mountain views to the west and the and landscape, the building was located to the Orchid Tree Inn property in 1972. Upon its relocation, the building retained its original orientation and use. However, some of the unusual, Frey inspired architectural features such as the low curved fiberglass panels initially enclosing each of the ground floor unit's private decks were removed and never reinstalled. The multi-family dwelling utilized concrete block, corrugated and rigidized metal, and plywood wood in its design and construction. The exterior is sheathed in corrugated metal, the recessed exterior walls in grooved plywood. Vertical dividers separate each of the balconies and outdoor porch areas. Many of the architectural elements incorporated into the building's design were derived from the architect's(Albert Frey)own residence called"Frey House 1,"including the large round windows at either end of the second floor wings. The back(east)of the apartment complex, which faces onto Batiste Road,includes covered walkways, a staircase, entrances into the individual units, and minimal fenestration. P3b. Resource Attributes: (List attributes and codes) HP3-Multiple Family Property HP5-Hotel/Motel P4. Resources Present 0 Building ❑Structure ❑Object ❑Site ❑District ❑X Element of District ❑Other(Isolates,etc.) 135a.Photograph or Drawing(Photograph required for buildings,structures,and objects) P51o. Dew.iiplion d Photo:(View,date,accession ff) Two-Story Modern Apartment Complex by Albert I Frey(View toward north).Photo No:1-59, P6. Date Constructed/Age and Sources: ❑Prehistoric N Historic ❑Both ,r County Assessor Records Building Permits; Original Plans P7.Owner and Address Private hl.'a P8. Recorded by:Tlar ,alflialion,andaddess) .; Jan Ostashay,Director of Historic Resources, OCR Services Corporation, One Venture,Ste. 160, Irvine, CA 92262 x P9. Date Recorded: 411812005 P10.Survey Type: (Describe) v Intensive-level 5.- L' .... ... ... -,. ..�.. .. ..-..._ .dl ..r.,d.... 1 . .,.s 7'11'ir' Attachments ❑NONE ❑Continuation Sheet ❑District Record ❑Rock Art Record j ❑Other:(List) ❑Location Map Building,Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cite survey report and other sources,or enter"none") Historic Resources Assessment Report:261 South Belardo Road, (April 2005),PCR Services Corp. pp DPR523A (1/95)HlsWa Maker4 4-. L ofCalifornia—The Resources Agency Primary # ARTMENT OF PARKS AND RECREATIONILDING, STRUCTURE, AND OBJECT RECORD HRI# Page 15 of 17 NRHP Status Code 5S3 Resource Name or M(Assigned by recorder) Orchid Tree Inn B1. Historic Name: The Premiere Apartments 132. Common Name: Orchid Tree Inn B3. Original Use: , Motel Apartments B4. Present Use: Motel B5.Architectural Style: Mid-Century Modern B6.Construction History:(Construction date,alterations,and date of alterations) Built 1957-58 B7. Moved? ❑No E Yes []Unknown Date : 1972 Original Location: 292 S. Belardo Road B8. Related Features: 59a. Architect: Albert Frey b. Builder: Unknown BID.Significance: Theme: Residential Architecture Area: Downtown Palm Springs Period of Significance: 1958 Property Type: Apartment Applicable Criteria: N/A (Discuss importance in terms of historical or architectural context as defined by theme,period and geographic scope.Also address integrity.) This two-story mid century modern motel apartment building was original located across the street at the northeast corner of Baristo and Belardo roads. Called the "Premiere Apartments"it was designed to take advantage of the mountain views to the west and the and landscape,the building was located to the Orchid Tree Inn property in 1972. Upon its relocation, the building retained its original orientation and use. However, some of the unusual, Frey inspired architectural features such as the low curved fiberglass panels initially enclosing each of the ground floor unit's private decks were removed and never reinstalled. The multi-family dwelling utilized concrete block, corrugated and rigidized metal, and plywood wood in its design and construction. The exterior is sheathed in corrugated metal, the recessed exterior walls in grooved plywood. Vertical dividers separate each of the balconies and outdoor porch areas. Many of the architectural elements incorporated into the building's design were derived from the architect's(Albert Frey) own residence called"Frey House 1,"including the large round windows at either end of the second floor wings. The back(east) of the apartment complex, which faces onto Baristo Road, includes covered walkways, an open staircase, entrances into the individual units, and minimal fenestration. The Albert Frey designed building originally called the "Premiere Apartments"appears ineligible for National Register listing due to its compromised integrity necessary for this level of designation and relocation from its original location. However, the building retains sufficient integrity for California Register listing and for local City of Palm Springs designation as a Class 1 Historic Site due to its association with a highly recognized and prominent local architect of Modern architecture,Albert Frey. The building expresses key signature aspects or features of Frey's craft, including its Modern design and the large, round windows at either end of the second floor wings. It also reflects an experimental period in his architectural career whereby he adapted his design and use of materials for functional purposes. 311.Additional Resource Attributes: (List attributes and codes) HP3-Multiple Family Property HP5-Hotel/Motel B12. References: (Sketch Map with north arrow required.) (see Continuation Sheet 17 of 17) t �i t1 I i B13. Remarks: 261 S Belardo Rd a i! I i( B14. Evaluator: Jan Ostashay, Director of Historic Resources Date of Evaluation: 411812005 I15t;tt .d I -- (This space reserved for official comments.) v„n $ flu 0 ,ap (; ID C State of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION PRIMARY RECORD Trinomial NRHP Status Code 6Z Other Listings Review Code Reviewer Date Page 16 of 17 Resource Name or#:(Assigned by recorder) Orchid Tree Inn P1. Other Identifier: 231 South Belardo Road P2. Location: ❑Not for Publication 0 Unrestricted a. County Riverside and (P2b and P2c or P2d.Attach a Location Map as necessary.) b. IJSGS 7.5' Quad Date T ; R 1/4 of 114 of Sec E c.Address: 262 South Belardo City Palm Springs Zip 92262 d. UTM: (Give more than one for large and/linear resources) mEl mN e.Other Locational Data(Enter Parcel#,legal description, directions to resource, elevation,etc.,as appropriate) Map ID#G Parcel No. 513-152-019 P3. Description(Desaiewsxnce and its major elements.Irdde design,r ,00ndiion,@Iterations,s¢e,settig,andbouidaric-s) This one-story, four-unit apartment is located at the far northeast corner of the Orchid Tree Inn property. Of wood-frame construction, this multi-family residence is covered by a flat roof with an extended shed roof canopy over the open concrete floor porch area along its primary(south)elevation. Sheathed in stucco, the modern style dwelling reflects very little architectural detailing or styling. Four bays, each of which is punctuated by double-hung,metal-framed windows adjacent a panel and glaze entry door further define the front of the complex. P3b. Resource Attributes: (List attributes and codes) HP3-Multiple Family Property HP5-Hotel/Motel P4. Resources Present 0, Building ❑Structure ❑Object ❑Site ❑District ❑,t Element of District ❑Other(Isolates, etc.) P5a.Photograph or Drawing(Photograph required for buildings,structures,and objects) P5b. DresaipfimofPhdo:(Uiow,dab,aooessionff) .. ` One-story Apartment Unit(View toward north). Photo No: 1-26,41112005 P6. Date Constructed/Age and Sources: ❑Prehistoric 0 Historic ❑Both $: w ;; _ County Assessor Records:Building Permits;other ?A P7. Owner and Address („ Private P8. Recorded by:(Narne,affiliation,and address) 1 ' 9 Jan Ostashay,Director of Historic Resources, PCR Services Corporation, rP One Venture, Ste. 150, Irvine, CA 92618 P9. Date Recorded: 411812005 P10. Survey Type: (Describe) Intensive-level Attachments NONE ❑Continuation Sheet ❑District Record ❑Rock Art Record ❑Other:(List) ❑Location Map ❑Building.Structure,and Object Record ❑Linear Feature Record ❑Artifact Record ❑Sketch Map ❑Archaeological Record ❑Milling Station Record ❑Photograph Record P11.Report Citation:(Cite survey report and other sources,or enter"none") Historic Resources Assessment Report:261 South Belardo Road,(April 2005),PCR Services Corp. DPR 523A ('W95)HisloryMaker 4 Stale of California—The Resources Agency Primary# DEPARTMENT OF PARKS AND RECREATION HRI# CONTINUATION SHEET Trinomial Page 17 of 17 Resource Name or M(Assigned by recorder) Orchid Tree Inn Recorded by: Jan Ostashay, Director of Historic Resources Date 4/18/2005 Z Continuation ❑Update D7.References Belasco, Warren James. Americans on the Road.,From Autocamp to Motel, 1910-1945. Baltimore, Maryland:John Hopkins University Press, 1997. Bogert, Frank.M. Palm Springs:First Hundred Years. Palm Springs, California:Palm Springs Heritage Associates, 1987. Churchwell, Mary Jo. Palm Springs: The Landscape, The History, The Lore. Palm Springs, California:Ironwood Editions, c2001. City of Palm Springs, Planning Department. Building Permits. City of Palm Springs Planning Department. City of Palm Springs Historic Resources Survey. Architectural Resources Group, 0612004. County of Riverside, Tax Assessor Records. Cygelman,Adele, Palm Springs Modern:Houses in the California Desert. New York, New York:Rizzoli, 1999. Delaney, Jack. Palm Springs A La Carte. Palm Springs, California:ETC Publications, 1978. Golub, Jennifer. Albert Frey Houses 1+2. New York, New York:Princeton Architectural Press, 0999. Gunther Jane Davies. Riverside County, California, Place Names: Their Origins and Their Stories. Riverside, California:Rubidoux Printing Company, 1984. Hess,Alan and Andrew Danish. Palm Springs Weekend: The Architecture and Design of a Midcentury Oasis. San Francisco, California:Chronicle Books, 2001. Jakle,John,Keith A. Sculle,Jefferson S. Rogers. The Motel in America. Baltimore, Maryland:John Hopkins University Press, 2002. Liebs, ChesterH. Main Street to Miracle Mile:American Roadside Architecture. Baltimore, Maryland.John Hopkins University Press, 1995. Margolies, John. Home Away From Home:Motels in America. Little Brown & Company, Bulfinch Press, 1995. McWilliams, Carey. Southern California:An Island on the Land. Salt Lake City, Utah:Peregrine Smith Books, 1946, Revised 1988. Morruzi, Peter. Palm Springs postcard collection. Palm Springs Historical Society. Rosa, Joseph. Albert Frey,Architect. New York,New York:Rizzoli, 1990. Sanborn Fire Insurance Company, Maps:Palm Springs, California, 1929, 1929-1962. Scott, Ferris H. Palm Springs Area Yearbook. Santa Ana, California:Duke Printing Service, 1952. Whiffen, Marcus. American Architecture Since 1780. Cambridge, Massachusetts: The MIT Press, 1992. Witzel, Michael Karl. The American Motel. Osceola, Wisconsin:MBI Publishing Company, 2000. www.departures.com. "Palm Springs Revisited." www.palmspringsusa.com. "The Desert Story." www.psview.com. "City History." DPR 523L(1/95)HistaryMaker 4 T State of California—The Resources Agency Sur. No, ✓ �j���� " D EPA RTM ENT OF PARKS AND RECREATION NABS_ HAER^ NR . SHL Loc_ UTM: A B HISTORIC RESOURCES INVENTORY c D 7A 7A IDENTIFICATION 1. Common name: Orchid Tree Hotel 2. Historic name: Orchid Tree Hotel 3. Street or rural address: 261 South . Belardo Road Cites Palm Springs zip 92262 - County Riverside 4. Parcel number: 513-152-014-2 5. Present Owner. Edna M. and ShermanL .iihriste'nsen Address:P • O . BOX 6386 i City Glendale Zip 91205 Ownership is: Public Private X 6. Present Use: Hotel Original use: Hotel DESCRIPTION 7a. Architectural style: Mediterranean/Spanish Revival 7b. Briefly describe the present physical description of the site or structure and describe any major alterations from its original condition: This bungalow hotel is characteristic of Mediterranean style . Its stucco bungalows have red tile gabled roofs . ~ B. Construction date: 1934 Estimated X Factual �li^'a's• (30� 9. Architect 1_1 A k„_„vin 10. Builder unknown__ 11. Approx. property size (in feet) Frontage Depth or approx. acreage 12. Dafe(s) of enclosed phdtograph(s) March 15.,_ 1982 15-118-22-22 13, Condition: Excellent X Good _Fair_ Deteriorated No longer in existence 14, Alterations: unaltered '5. Surroundings: (Check more than one if necessary) Open land _Scattered buildings_Densely built-up x Residential_Industrial _Commercial x Other: 16. Threats to site: None known.X—Private development_ Zoning Vandalism Public Works project Other: 17. Is the structure: On its original site? X Moved? Unknown? 18. Related features: SIGNIFICANCE 19. Briefly state historical and/or architectural importance (include dates,events,and persons associated with the site.) Built in 1934 , this was one of the early bungalow hotels in downtown Palm Springs . ) Orchid trees and formerly orchid paint gave the establishmdnt its name of "Orchid Tree " . Locational sketch map (draw and label site and surrounding streets,roads, and prominent landmarks): 20. Main theme of the historic resource: (If more than one is NORTH checked, number in order of importance.) Architecture 1 Arts& Leisure 2 Economic/Industrial_Exploration/Settlement Government Military .4REN45 R06P Religion Social/Education 21. Sources (List books,documents, surveys, personal interviews p and their dates). G� County records 22. Data form preparedAu g u s t 29 , 1983 By Houg and Henderson a Organization 1v . Co . Historical Comm. r q. Address: P . O. Box 3507 1z9 City lversl e- 9259 l�P J �1 Phone: W lL V 2DD� 13r�R1215TD RDHD 3n r ' nip, 1—1WU6s 'State df&alifoe A fDFPAFi (MEN 0 F.,�Ft A R K-S1,A gi� �U'eT 411 I ail E" tt R411.;I 4' Page 1 of I Resource Name or#: (Assigned by recorder) Orchid Tree Hotel P1. Other Identifier: P2. Location: [_]Not for Publication MUnrestricted a.County Riverside and (P21b and P2c or P2d.Attach a Location Map as necessary.) b. USGS7.5' quad Palm Springs Date 1996 T _; R 1/4 of 114 of See B.M. c. Address 261 South Belardo Road City Palm Springs Zip 92262 cl. UTM: (Give more than one for large and/or linear resources) Zone 11 mE/ mN e. Other Locational Data: (e.g.,parcel#,directions to resource,elevation,etc.,as appropriate) Parcel No. 513152014,513152019 P3a. Description:(Describe resource and its major elements. Include design,materials,condition,alterations,size,setting,and boundaries) The group of bungalows and a larger two-story structure at 261 South Belardo form a complex known as the Orchid Tree Hotel, one of the earliest bungalow hotels in downtown Palm Springs. Originally constructed in 1934,later units were added over time. The most significant addition is a two-story structure designed by architect Albert Frey in 1957. The hotel is comprised of individual Spanish-style bungalow units that surround two landscaped courtyards with pools and wind around a series of shaded pathways. These modest units are generally L-shaped in plan with a small cut-away veranda and a gabled roof covered with arched red clay tiles; exterior walls are finished in stucco; canales pierce gable walls,a feature typical of Spanish design;windows are single-lite steel casements shaded by a small green and orange awning; each unit is accessed via a wood door or glass sliders. In contrast to the Spanish style bungalows,the two-story Frey addition is Modern in design; however, Frey's juxtaposition of themes remains successful and the newer building blends well with the old. The structure is rectangular and boxy yet wraps around a corner in a smooth curve. First and second story rooms have private patios or balconies;corrugated metal panels serve as partitions between rooms on the second floor,creating a sense of privacy. The tagade is sheathed in corrugated metal;the sides of the building are covered by metal panels with a punched woven pattern. The most distinctive feature,characteristic of Frey's work, are a pair of round windows that pierce the second story of each end of the building; the windows are shaded by round shoot metal awnings cut at an angle. The Orchid Tree Hotel is set amid mature and lush landscaping. b. Resource Attributes: HP5-Hotel/Motel 4. Resources Present: M Building []Structure [I Object [J Site ❑District E]Element of District D Other(isolates,etc.) P5b. of P5a. Photo or Drawing(Photo required for buildings,structures,and objects.) (Vie Description w,date,accessio Photo: n#) View North August2003 P6. Date Constructed/Age and Sources: 0 Historic ❑Prehistoric ❑Both 1934 P7. Owner and Address: Karen K Prince-Weithorn 261 South Belardo Rd Palm Springs,CA 92262 P8. Recorded by: Petrin/Tinsloyfflatson Architectural Resources Group Pier 9, The Embarcadero San Francisco, CA 94111 P9. Date Recorded: August 2003 P1 0. Survey Type(Describe) Reconnaissance Survey P1 1. Report Citation: (Cite survey report and other sources,or enter"none.") Architectural Resources Group, City of Palm Springs Historic Resources Survey,2003. ichmenis: INone ❑Continuation Sheet ❑District Record ❑Rock Art Record ❑Other(List) _J Location Map ❑Building, Structure, and Object Record ❑Linear Feature Record E]Artifact Record El Sketch Map L]Archaeological Record ❑Milling Station Record [I Photograph Record DIOR 523A(1195) V. Appendix Sanborn Fire Insurance Maps, 1929 and 1962 paste-up 261 Belardo Road Historic Resources Assessment Report PCR Services Corporation April 2005 nn• . x aA ~� A uv/?RN[ I[ofl IMf PALM SPRINGS OxS,s„Tc< Gl. �i THE OESERJ/N.v (� � 6 PIG 16'I 158 PARK f z a Z 0 IB I , IB ------------ &.T.o NO al N SANBORN MAP 1929 w, TAXOII na an; Itl+! .fX[. [. TAHWIT u ..LAhY` ELL (� —1 1 LOT• DI I A I 1 ! . N ISM f 1 , f -.- r ' JSrki Y „ I J. lee i J eP. 't. 0 j J J'P �y � '� R nR K n A q n •. Jr l R a 1 �.,� ..i... (a)W. JJ.mg A'n J,4,Qot IwA•G AnCu"e rshx., . N�l EL V' D • ^� I J s R � � , '�1 J C a b i� M I F.a J E1pm _ i •��� ..•; .D � --•A--- ..y r Ar•tr MR. i I_�s yr �I'~ R♦ M J r cower lrin.. / r ! D J ' am _ '..a---• r�4lrZ_.I I IIr .l. 1 II auei bL1J'1 y ,Ir—m ' Yr lk:.. W- GARPro �b ..-.. 7Dv.,4..,.- [. UIIIaTo Pb ••7�':Gr�'• SANBORN MAP 1962, PASTE-UP NOTICE OF PUBLIC HEARING CITY COUNCIL CITY OF PALM SPRINGS CASE NO. 5.1085 CONDITIONAL USE PERMIT/ TENTATIVE TRACT MAP 34019 PALI - HOUSE (FORMALLY THE ORCHID TREE INN) 261 SOUTH BELARDO ROAD NOTICE IS HEREBY GIVEN that the City Council of the City of Palm Springs, California, will hold a public hearing at its meeting of July 19, 2006. The City Council meeting begins at 6:00 p.m. in the Council Chamber at City Hall, 3200 East Tahquitz Canyon Way, Palm Springs. The purpose of this hearing is to consider an application by Pali-Palm Springs to sub-divide one lot for the development of 34 residential condominium units and two commercial condominium units comprised of a nine-room hotel and bar located at 261 South Belardo Road, Zone R3, Section '15. ENVIRONMENTAL DETERMINATION: The project has been declared categorically exempt from environmental assessment per Section 15332 (In-Fill Development) of the California Environmental Quality Act, (CEQA). REVIEW OF PROJECT INFORMATION: The proposed application, site plan, and related documents are available for public review at City Hall between the hours of 8:00 a.m. and 5:00 p.m. Monday through Friday. 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 letter (for mail or hand delivery) to: James Thompson, City Clerk 3200 E. Tahquitz Canyon Way Palm Springs, CA 92262 Any challenge of the proposed project 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 Diane A. Bullock, Department of Planning Services, at (760) 323-8245. Si necesita ayuda con esta carta, porfavor Ilame a la Ciudad de Palm Springs y puede hablar con Nadine Fieger telefono (760) 323-8245. �J'mes Thompson, City Clerll N "°�= Department of Planning Services W+E ( qM Vicinity Map S ARENAS RD 0 0 � K z O O o } � z g U W � O] J BARISTO RD a Legend Project Area uj W 400'Buffer O 0 SANTA ROSA DR CITY OF PALM SPRINGS CASE NO: 5.1085, CUP DESCRIPTION: To sub-divide one lot for the development of TTM 34019 34 residential condo units, one commercial condo comprised of a nine-room hotel, and one commercial condo unit comprised of a APPLICANT: Pali-Palm Springs bar for accessory use to the hotel located at 261 South Belardo Road, Zone R3, Section 15. APN: 513-152-010, 513-152-014, 513-152-018, 513-152-019. 7,rCE- 'f, PROOF OF PUBLICATION This is space for County Clcrk's Filing Stamp (2015.5.C.C.P) 2566 J'JL E 35 0 L E"I , STATE Of CALIFORNIA No. 2249 County of Riverside NOTICE OF PUBLIC HEARING CITY COUNCIL I CITY OF PALM SPRINGS CASE NO, 5.1005 CONDITIONAL USE PERMIT /TENTATIVE TRACT MAP 34019 I . HOUSE (FORMALLY THE ORCHID TREE INN) 261 SOUTH eELARDO ROAD I am a citizen of the United States and a resident of NOTICE IS HEREBY GIVEN Thar the City Council the County aforesaid;I am over the age of eighteen of the City or Palm Springs,C51ifomis,will hold a public heannr at Its meeting of July 19,2006,The years,and not a party to or interested in the City Council meeting ba_Ins at 6.00 p.m, in the Council Chamber at City all,8200 Eatt Tahqultz above-enritled matter.I am the principal clerk of a Canyon way, Palm Springs. printer of the,DESERT SUN PUBLISHING The purpose of this hearng Is to consltl6r an ap- COMPANY a newspaper of general circulation, otrnion by PalrPalm Spnng� to sub-divide one r"f for the development of 34 iesidontial condo- printed and published in the city of Palm Spring9, mmlum units and two commercial condominium County of Riverside,and which newspaper has been uni4 coinppnScd of a nine-room hotel and bar lo- cated at 251 South Selardo Road,Zone R3 Sec- adjudged a newspaper of general circulation by the for 15, Superior Court of the County of Riverside,Slate of he date of March 2 ,1988,Case O ^^ •%� California under t 4 - Number 191736;that the notice,of which the I }1i1 r an �r 1nIV�_ naxed is a printed copy(Tel in type not smaller �- ', than non pariel,has been published in each regular and entire issue of said newspaper and not in any II ' r _ supplement thereof on the following dates,to wit: iJL -�=:.' ' duly Sa' 2006 ` I l All in the year 2006 - --- - I certify(or declare)under penalty of perjury that the ENVIRONMENTAL DETERMINATION:The pro- , joct has been declared categerlcall exam t from 1 environmental assesemonT per Sec Ion 15 32 (In- foregoing is true and correct. FIII Development) of the California Environmental 1 Qualgy Act (CEQA). i Dated at Palm Springs,California this----11°i,—day REVIEW OF PROJECT INFORMATION:The pro- posed application site plan, and reiaied docu, _ �,2b06 mints are ,;vallable. for ppublic review at CITY Hall of--------duly between the hours of 600 a.m, and 5t00 p.m. Monday.through Fridayy. Please contact the Ottico 1 of the Cltyy Clerk ;it p60) 323-820a if you would I ( like to Ichedule an appointment to review these - docurncnta. 1 COMMENT ON THIS APPLICATION: Rrepponae _ -----• •�---d to thr notice may be made verbally at the PubgC— Hi,aring and/or In writing before the hearing Writ- Sign re C tan comments may be made To the CIry Council 1 by lellor(for mail or hand delivery) To! James Thompson City Clerk 1 3200 E. Tahqultz Canyan Way Palm Springs, CA 'J2262 r Any challenge of the proposed project in court m'ry be limited To raising only those wsues raised at the public hearing drscnbed in this notice or In written correspondence delivered to the City Qb Clerk at, or Prior, to the public nearing. (Govom- ��(A mart Code section 65009(b)(2)), \ An opportunity will be given at said hearing Tor all interested persons to be hoard.questions ropard- Ing this case may be directed 10 Diane A Bullock ❑cpartment of Planning Servlcoa aT (760f 323-13245. Si necesita ayuda con eae4 carts,porfavor(lame a la Cludad de Palm Sprmps y puede h iblar con Nadine FlegCr teielono (/b0)y23-2245. James Thompson, iCry�c�k Puhlishod: 7/8/2006 - `pA�MSA City of Palm Springs _ 2 u N ry . Office of the City Cleric * °Omnonnreo^9 � 3200 E. Tahquitz Canyon Way • Palm Springs, California 92262 ,� Tel: (760)323-8204 • Pax: (760)322-8332 • Web-wwwa palm-springs ca us a4/F°RN AFFIDAVIT OF MAILING I, the undersigned City Clerk of the City of Palm Springs, California, do hereby certify that a copy of the Notice of Public Hearing to consider an application by Pali-Palm Springs to sub-divide one lot for the development of 34 residential condominium units and two commercial condominium units comprised of a nine- room hotel and bar, located at 261 South Belardo Road, was mailed to each and every person set forth on the attached list on July 7, 2006, in a sealed envelope, with postage prepaid, and depositing same in the U.S. Mail at Palm Springs, California. (62 notices mailed) I declare under penalty of perjury that the foregoing is true and correct. Dated at Palm Springs, California, this 10th day of July, 2006. ES TH0MPS0N /dity Clerk_ /kdh HAUSER&C-CLMHearing NoticesWridavit-Pali-House Post Office Box 2743 ° Palm Springs, California 92263-2743 NEIGHBORHOOD COALITION REPS Notice of Public Hearing MS APRIL HILDNER MR TIM HOHMEIER Case 5.1085 CUP/TTM 34019 (TAHQUITZ RIVERS ESTATES) (DEEPWELL ESTATES) CC Meeting 07.19.06 241 EAST MESQUITE AVENUE 1387 CALLE DE MARIA PALM SPRINGS CA 92264 PALM SPRINGS CA 92264 MS ROXANN FLOSS MR JOHN HANSEN MS MALLIKA ALBERT (BEL DESIERTO NEIGHBORHOOD ) (WARM SANDS NEIGHBORHOOD) (CHINO CANYON ORGANIZATION) 930 CHIA ROAD PO BOX 252 2241 NORTH LEONARD ROAD PALM SPRINGS CA 92262 PALM SPRINGS CA 92263 PALM SPRINGS CA 92262 MS DIANE AFILSTROM MR BOB MAHLOWITZ MS PAULA AUBURN (MOVIE COLONY NEIGHBORHOOD) (SUNMOR NEIGHBORHOOD GROUP) (SUNRISE/VISTA CHINO AREA) 475 VALMONTE SUR 246 NORTH SYBIL ROAD 1369 CAMPEON CIRCLE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 MR BOB DICKINSON MR BILL SCOTT MR SEIMA MOLOI VISTA LAS PALMAS HOMEOWNERS (OLD LAS PALMAS NEIGHBORHOOD) (DESERT HIGHLAND GATEWAY EST) 755 WEST CRESCENT DRIVE 540 VIA LOLA 359 WEST SUNVIEW AVENUE PALM SPRINGS CA 92262 PALM SPRINGS CA 92262 PALM SPRINGS CA 92262-2459 MR PETE MORUZZI MS LAURI AYLAIAN PALM SPRINGS MODERN COMMITTEE HISTORIC TENNIS CLUB ORG MODCOM AND PO BOX 4738 377 WEST BARISTO ROAD HISTORIC SITE REP I I I PALM SPRINGS CA 92263-4738 PALM SPRINGS CA 92262 CITY OF PALM SPRINGS CASE 5.1085 CUP/TTM 34019 VERIFICATION NOTICE 1 I 1 PLANNING SERVICES DEPARTMENT MRS.JOANNE BRUGGEMANS ATTN SECRETARY 506 W. SANTA CATALINA ROAD PO BOX 2743 PALM SPRINGS, CA 92262 PALM SPRINGS, CA 92263-2743 MS MARGARET PARK AGUA CALIENTE BAND OF CAHUILLA AGUA CALIENTE BAND OF CAHUILLA INDIANS I I I I I I INDIANS 777 E.TAHQUITZ CANYON WAY,#3 PALM SPRINGS CA 92262 MR ABI BROSH MS. BARBARA FLAMMANG PALI-PALM SPRINGS, LLC KILLEFER FLAMMANG ARCHITECTS SPONSORS I I 1 1416 2""STREET 1625 OLYMPIC BOULEVARD SANTA MONICA, CA 90401 SANTA MONICA, CA 90404 MS. DEBRA SCHROEDER LAND IMAGES MR MATT FISHER WARNER ENGINEERING 501 NORTH LARCHMONT BLVD. PALISADES DEVELOPMENT 73-185 HIGHWAY 111, SUITE A LOS ANGELES, CA 90004 1416 2NO STREET PALM DESERT, CA 92260 SANTA MONICA, CA 9041 513 141 Ol l 513 141 015 513 141 016 Wahoo-cal Llc Casa Cody B &B Con Inn Lie Casa Cody B &B Country Inn 4109 NE 19th Ave#B 175 S Cahuilla Rd 175 S Cahuilla Rd Portland, OR 97211 Palm Springs,CA 92262 Palm Springs,CA 92262 513 141 028 513 142 001 513 142 003 Palm Springs]Modern Homes V Mounta wort Palm ! Chase Hotel Of Palm Springs Llc 74140 El Pasco#4 118 Sorrento Valley Rd#C 200 W Arenas Rd Palm Desert, CA 92260 �Sr n Diego,CA 92121 Palm Springs,CA 92262 513 143 005 513 143 006 513 143 017 Charles Mcdonald&Virginia Mcdonal Edwin Krikorian&Patricia Krikorian City Of Palm Springs 826 Via Alhambra#N 149 Stockbridge Ave 3200 E Taliquitz Canyon Way Laguna Woods, CA 92637 Atherton,CA 94027 Palm Springs, CA 92262 513 143 019 513 151 002 513 151 006 Plaza Mere o Lle AM Larry&Sharon Kramer Scott Cherkasky 1555 S film Canyon Dr 1909 El Camino Real 2636 5th St Pal Springs,CA 92264 Redwood City,CA 94063 Santa Monica,CA 90405 513 151 007 513 151 009 513 151 010 Virginia Berardim Baristo Group Llc Danny CreWr 237 S Cahuilla Rd 300 S Palm Canyon Dr 1428 T111fircitos Dr I Palm Springs,CA 92262 Palm Springs,CA 92262 Mi tas,CA 95035 513 151 013 513 151 014 513 151 015 ►°. Leo&Mary Egan William&Sharon Simon Coleman Dennis ermont&Devermont Margo 820 W Via Olivera 251 S Lucerne Blvd 195 chic St Palm Springs,CA 92262 Los Angeles, CA 90004 rthridge,CA 91326 513 151 016 doll 513 151 017 513 151 018 Steven P 'hack&Jeanette Manese Louis Miller&Matthew Miller Baristo Group Llc 307 Arenas Rd 1155 Tiffany Cir N 300 S Palm Canyon Dr P n Springs,CA 92262 Palm Springs,CA 92262 Palm Springs,CA 92262 513 151 019 513 151 020 513 152 002 Baristo Group Llc Rossi Marin&G Ursescu 300 S Palm Canyon Dr 3215 E Ocean Blvd 239 W Arenas Rd Palm Springs,CA 92262 Long Beach,CA 90803 Palm Springs,CA 92262 513 152 006 513 152011 513 152 020 Northgate Community Church Belardo Court Associates Douglas Marmoff&Donna Mannoff PO Box 1898 600 Queen Anne Ave N 200 S Cahuilla Rd Cathedral Cly,CA 92235 Seattle,WA 98109 Palm Springs, CA 92262 513 153 001 513 153 015 513 153 016 Curt Taucher&Jacqueline Taucher Corn Redevelopment Agency City Palm Redevelopment Agency City Of Palm S 5335 E Broadway PO Box 1786 PO Box 1786 Long Beach,CA 90803 Pahn Springs,CA 92263 Pahn Springs, CA 92263 513 153 017 513 153 024 513 153 029 City Of Palm Springs First Church Of Christ Scientist Redevelopment Agency City Of Palm S PO Box 2743 605 S Riverside Dr PO Box 2743 Palm Springs,CA 92263 Palm Springs,CA 92264 Palm Springs,CA 92263 513 153 034 513 154 016 513 154 017 Larry Karmer Vineyard Prop Talala Properties Lle City Of Palm Springs S K Vine Prop 266 S Palm Canyon Dr 3200 E Tahquitz Canyon Way 1909 El Camino Real Palm Springs, CA 92262 Palm Springs,CA 92262 Redwood City,CA 94063 513 154 018 513 154 030 513 154 035 Jay&Don Frank Florencio M T Delgado Service Richard Montgomery Jr 2679 15th Ave 801 ahquitz Canyon Way#STE Service Patricia Del San Francisco,CA 94127 PP1 Springs,CA 92262 222 S Palm Canyon Dr Palm Springs,CA 92262 513 154 040 513 201 00 M 513 201 002 296 Palm Canyon Llc VO -,a;irview Stephen&Nelda Chagin 201 Wilshire Blvd#A28 Ave E#3 303 W Baristo Rd Santa Monica,CA 90401 A 98102 Palm Springs,CA 92262 513 201 003 513 201 004 513 201 005 G C Brewer E Michael Vetterli Charles He and 116 S Larchmont Blvd 318 Pablo Dr PO Bo 60069 Los Angeles, CA 90004 Palm Springs,CA 92262 San ancisco, CA 94146 513 202 00 513 202 002 513 202 005 ;;S iITWomansC1uU � Eric Mel�uin pi Casa Real Estate Limited Pamership ox626 1 990Varamount Blvd#250 5750 Wilshire Blvd#610 m Springs,CA 92263 Downey, CA 90240 Los Angeles,CA 90036 513 202 009 513 202 010 513 203 013 Duet Real Estate Duet Real Estate Ltd Partnership Lp Marek 339 Belardo Rd 5750 Wilshire Blvd#500 72-240 Highway 1111 Waring Plz Palm Springs,CA 92262 Los Angeles,CA 90036 Palm Desert,CA 92260 513 203 Olfy Calla Li mn Of Palm Spgs Lle 4025 aughlin Creek Rd Rgro,NV 89509 r City of Palm Springs Planning of July12Commission Minutes _ O l i _ iJ l,! =,lili ' �..._. ., u,� '3 D 3. Case 5.1085 CUP/. TTM 34019 - An application by Pali-Palm Springs to sub-divide one lot for the development of 34 residential condominium units and two commercial condominium units comprised of a nine-room hotel and bar, and architectural review for adaptive re-use, construction and renovations to existing buildings, located 261 South Belardo Road, Zone R3, Section 15. (Continued from June 28, 2006 Planning Commission meeting.) Associate Planner, Diane Bullock, gave background information as outlined in the staff report dated July 12, 2006. She indicated that on Tuesday, July 11, 2006, the Historic Site Preservation Board took action to impose a 120 day stay for the demolition. of the bungalow. Chair Marantz requested clarification on the setbacks on Cahuilla. Chair Marantz opened the Public Hearing. IVlatt Fisher, Palisades Development Group, applicant, indicated they have received an approval from the Historic Site Preservation Board and requested consideration of Engineering Items, #71, deletion of sidewalk; #74 and #76, the under-grounding of utility lines. Allison Massett, one of the architects, requested modification of Condition #35, relating to the loading space. Tom Lockett, landscape architect, gave further details relating to the landscaping. Bob Helbling, Palm Springs, spoke in favor of this project; enjoyed working with the applicant whom has made numerous changes. Frank Tyson, Palm Springs, indicated the neighborhood is in favor of no sidewalks and undergrounding the utilities lines. There being no further comments, the Public Hearing was closed. Nike Chair Hochanadel requested clarification on the Historic Site Preservation Board meeting of July 11, 2006. Director of Public Works, David Barakian, gave additional information on the overhead utility lines on Cahuilla The Commission discussed the sidewalk and gutter drainage. M/S/C (HutchesonNice Chair Hochanadel, 4-0, 3 absent/Cohen, Roath, and Shoenberger) To recommend approval to City Council, subject to Conditions of Approval; with the elimination of Condition of Approval #71 and #74. A modification to Condition # 35 as follows: "The existing on site bay parking spaces and drive aisle may serve as the project loading zone subject to change if there is any adverse impact to adjacent public ROW" City of Palm Springs Planning Commission Minutes of June 28, 2006 _ _ tl .l-�.1 pm L� i .1L1 4. Case 5.1085 CUP /. TTM 34019 - An application by Pali-Palm Springs to sub-divide one lot for the development of 34 residential condominium units and two commercial condominium units comprised of a nine-room hotel and bar located 261 South Belardo Road, Zone R3, Section 15. Commissioner Shoenberger and Vice Chair Hochanadel re-entered the Council Chamber at 3:52 p.m. Associate Planner, Diane Bullock, gave background information as outlined in the staff report dated June 28, 2006. She indicated that the Historic Site Preservation Board has requested a continuance, specifically for the Craftsman bungalow, to come before them again for the meeting on July 11, 2006. The Commission concurred that since this project was recommended for a continuance they were not prepared to vote and were in agreement of a continuance to the July 12 meeting. Chair Marantz opened the Public Hearing. Matt Fisher, applicant, Palisade Development Group, gave further details on the proposed project, using the model exhibit, relating to parking, access on Belardo, and building height. Tarrah Beebe, architect, gave additional information relating to the restoration of bungalows and the Frey building. Tom Lockett, representing Land Images, gave additional detailed information relating to the landscaping. Elizabeth Peterson, gave details pertaining to the Conditional Use Permit request; she emphasized that the kitchen and bar will not be a destination restaurant. Bob Helbing, Palm Springs, spoke in favor of the project and indicated the proposed project would be a benefit to the City. There being no further comments, Chair Marantz, continued the Public Hearing to the meeting of July 12, 2006. Commissioner Roath requested clarification relating to a demolition permit. M/S/C (RingleinNice Chair Hochanadel, 7-0) To continue to Planning Commission meeting of July 12, 2006. HSPB Meeting Minutes Page 1 of 6 Tuesday, June 13, 2006 CITY OF PALM SPRINGS HISTORIC SITE PRESERVATION BOARD MEETING Minutes of Regular Meeting -Tuesday, July 11, 2006 at 8:15 a.m. Large Conference Room, City Hall, 3200 East Tahquitz Canyon Way Palm Springs, California 92262 FY 2005-2006 Present Present Excused Absences ROLL CALL This Meeting Year-to-Date To-Date James Hayton, Chair X 1 0 Sidney Williams, Vice Chair X 1 0 William "Bill" Scott X 1 0 John Williams X 1 0 Jim Isermann 0 0 1 Jade Nelson 0 0 1 Harold "Bud" Riley X 1 0 STAFF PRESENT: Craig Ewing, Director of Planning Loretta Moffett, Administrative Assistant Ken Lyon, Associate Planner Chairman Hayton called the meeting to order at 8:15 a.m. Tuesday, July 11, 2006 REPORT OF POSTING OF REVISED AGENDA: The Revised Agenda was available and posted in accordance with state and local procedures for public access at the City Hall exterior bulletin board and the Department of Planning Services counter by 4:00 p.m., Friday, July 07, 2006. NOTE: Audio Cassettes and DVDs of HSPB Meetings are available for review. Cassettes will be kept for six months only. DVDs of the meetings will be kept indefinitely. Minutes format is more action related than verbatim except where special interest or special meetings are involved. APPROVAL OF MINUTES: PUBLIC COMMENTS: (3 minutes) PUBLIC HEARING: N O N E A. CHAIRMAN'S REPORT: Outgoing Chairman Hayton "thanked" everyone for all the help during his term as Chairman, felt honored to serve. B. UNFINISHED BUSINESS: (1) Orchid Tree Presentation (Application, Staff Report, and Historic Assessment sent with Board packet last month) Case 5.1085 CUP TTM 34019 an application by Pali-Palm Springs LLC. to sub-divide one lot for, development of 34 residential condo units, one commercial condo unit comprised of a nine- room hotel, and one commercial condo unit comprised of a bar for accessory use to hotel, The proposal includes some demolition and renovation to a Class 3 Historic Site, formally known as The Orchid Tree Inn, Cultural Study completed, 261 South Belardo Road, listed in the 2004 ` HSPB Meeting Minutes Page 2 of 6 Tuesday, June 13, 2006 Historic Survey. (originally brought before HSPB June 14, 2005) Subcommittee: Bill Scott, James Hayton ACTION: Continued from June 13, 2006 meeting to seek additional information on 1915 Craftsman Bungalow. Staff explained that this is a continuation from the June meeting. Last month the Board's decision to continue to see if more information could be obtained relative to the 1915 Craftsman Bungalow and Section A & B of the site plan. Matt Fisher, developer, stated they have done everything the Board asked them to do at the June meeting and asked his historic advisor to explain those details. Jan Ostashay described what had been done in the past month and since the historic assessment had been done in April/May 2005. The Palm Springs Historical Society were unable to find additional photos; went to UCLA for aerial photos, found one from 1936 which shows the church, bungalow court, duplex, and Craftsman Bungalow - photo is very vague - photo and enlargement were passed around. Did some exploratory work to find out what was under the stucco of the bungalow. In most places probes went right through the wall, but did find one area that was siding under the stucco. Extensive renovations have been done to the building- re-stuccoed, all windows changed-out, patched, re- stuccoed again — very extensive. Both patio areas were added later. Same stucco siding added through-out entire project at some time. Original siding on the bungalow may be about 20%. The duplex porch was added, all windows replaced, every window opening has been modified - there are no original windows or doors. After this additional investigation this property is not in as good a condition as originally thought. Did a cursory survey around the neighborhood using the historic photo. Did not find any Craftsman bungalows, but did find Spanish homes in good condition. Board member John Williams commented that he and Jade Nelson focused on the bungalow for additional research in trying to determine if the bungalow can be saved, moved, incorporated into the project. Summary of information was given to Board members. An article was published in the Desert Sun. Talked with Jerri at the Historical Society - found some photos - read from an email that accompanied the photos. Appears that the front and south side of the bungalow have not been altered. Chairman Hayton asked that some type of memorial display, shadowbox models, chimney, or part of— be included in this project. Matt Fisher stated that the bungalow is not part of the plan to include in this project based upon the findings of the historic assessment. This was part of the June 2005 presentation to this Board. If this was an issue a year ago, they would not have purchased the property. Developer is a preservationist, they are preserving sites that CEQA analysis says should be preserved, but this particular item is 100% detrimental to this project. A photo documentation could be a possibility - perhaps within the hotel. Jan Ostashay explained several ways of creative "memorializing" (photos, interaction tv, narrative booklets, etc) the project that could be features to guests staying in the hotel. New photo mention by Mr. Williams shows the roof, but needs to see the elevation to be meaningful. Could try to enhance the photo and let her know. The Board allowed a person from the audience to speak a second time relative to this project. HSPB Meeting Minutes Page 3 of 6 Tuesday, June 13, 2006 Frank Tysen is willing to seriously explore moving the bungalow the one-half block to Casa Cody if it can be done sensibly. Will need specific measurements. Bob Hogling spoke in behalf of trying to save the bungalow, but understands this project cannot incorporate it into immediate project. Matt Fisher, developer, stated that they are 100% on board with the move of the building, but the cost will be up to the person who moves the building. Board member Scott moved to allow the developer to proceed with the plans as shown at the June 13, 20015 meeting with the contingency that in the next two months they make every effort to work with Mr. Tysen or any other potential buyer the ability to move the building to another site, and if that is not possible to allow the Craftsman bungalow to be demolished. Staff explained that this is effectively no action, and the Board needs to be clear on what action they can take at this time. The only action this Board can take today is to impose a 180 day demolition moratorium or to initiate a classification to Class 1 or Class 2 historic designation. That is all the action available to you. A decision to allow the project to proceed is really "no action." There may be a third option - it the Board id not willing to recommend a six month stay of demolition or initiate protective classification status, the Board could forward a Minute Motion to the Planning Commission asking that they impose additional conditions on their entitlement review along the lines of some of the issues identified in Mr. Scott's motion in making efforts to relocate or archive the building. The Commission could then take up that recommendation from HSPB and impose it on their entitlement. Board member John Williams asked if the Board asks for a 180 day stay of demolition, can it be voted at the next meeting? Also asked Mr. Fisher if the Board could count on the developer not to destroy the bungalow until the September meeting if the Board passes on this motion. Time is needed to look at relocating and the costs. Matt Fisher stated that they will agree to this and may not be starting on this project until September of after anyway. He committed not to demolish the bungalow until after the Board meets September 12, 2006. Staff read the code relative to the stay of demolition. PUBIC COMMENTS CLOSED additional documents andi materials. Researched the UCLA and Huntington Libraries and the Whittier and UCLA photographic collections. Open to other suggestions to where information might be, but exhausted all information vailajle. , � ,— Matt'Fisfier explained they are receptive to relocation, the reality is another matter. Not sure what the process is to relocate',a building and it could take over a year to facilitate. 6�